Tuscany Village AZ 03-014
PARTIES:
ADA COIJNTY RECORDER J. DAVID NAVARRO
BOISE IDAHO 10124/03 01:40 PM
DEPIJTY Bonnie Oberbillig
RECORDED-REQUEST OF
Meridian City
AMOUNT .00
46
1111111111111111111111111111111111111
103181093
'~-
DEVELOPMENT AGREEMENT
I.
2.
City of Meridian
TuscanyDevelopment Corporation, OwnerlDeveloper
THIS 9.fVELOPMENT AGREEMENT (this "Agreement"), is made and
entered into this~ day of f~ft",~ , 2003, by and between CITY OF
MERIDIAN, a municipal corporation of the State ofIdaho, hereafter called "CITY', and
TUSCANY DEVELOPMENT, INC., whose address is PO Box 344, Meridian, Idaho
83680, hereinafter called "OWNERIDEVELOPER".
I.
1.3
1.4
1.5
RECITALS:
l.l
WHEREAS, "OWNERIDEVELOPER" is the sole owner, in law
and/or equity, of certain tract of land in the County of Ada, State of
Idaho, described in Exhibit A for each owner, which is attached
hereto and by this reference incorporated herein as if set forth in
full, herein after referred to as the "Property"; and
1.2
WHEREAS, I.C. § 67-651 lA, Idaho Code, provides that cities
may, by ordinance, require or permit as a condition of re-zoning
that the "OwnerlDeveloper" make a written commitment
concerning the use or development of the subject "Property"; and
WHEREAS, "City" has exercised its statutory authority by the
enactment of Ordinance 11-15-12 and 11-16-4 A, which authorizes
development agreements upon the annexation and/or re-zoning of
land; and
WHEREAS, "OwnerlDeveloper" have submitted an application
for annexation and zoning of the "Property's" described in Exhibit
A, and has requested a designation of (R -8) Medium Density
Residential District, (Municipal Code of the City of Meridian); and
WHEREAS, "OwnerlDeveloper" made representations at the
public hearings both before the Meridian Planning & Zoning
Commission and before the Meridian City Council, as to how the
subject "Property" will be developed and what improvements will
be made; and
DEVELOPMENT AGREEMENT (AZ-03-0] 4)
PAGE] OF 27
1.7
1.8
1.9
1.10
1.6
WHEREAS, record of the proceedings for the requested
annexation and zoning designation of the subject "Property" held
before the Planning & Zoning Commission, and subsequently
before the City Council, include responses of government
subdivisions providing services within the City of Meridian
planning jurisdiction, and received further testimony and comment;
and
WHEREAS, City Council, the 2 3'!! day of
J€1lkh.../'er ,2003, has approved certain Findings
of Fact and Conclusions of Law and Decision and Order, set forth
in Exhibit B, which are attached hereto and by this reference
incorporated herein as if set forth in full, hereinafter referred to as
(the "Findings"); and
WHEREAS, the Findings require the "OwnerlDeveloper" to enter
into a development agreement before the City Council takes final
action on annexation and zoning designation; and
"OWNER! DEVELOPER" deem it to be in its best interest to be
able to enter into this Agreement and acknowledges that this
Agreement was entered into voluntarily and at its urging and
requests; and
WHEREAS, "City" requires the "OwnerlDeveloper" to enter into
a development agreement for the purpose of ensuring that the
"Property" is developed and the subsequent use of the "Property" is
in accordance with the terms and conditions of this development
agreement, herein being established as a result of evidence
received by the "City" in the proceedings for annexation and
zoning designation from government subdivisions providing
services within the planning jurisdiction and from affected property
owners and to ensure annexation and zoning designation is in
accordance with the amended Comprehensive Plan of the City of
Meridian adopted August 6,2003, Resolution No. 02-382, and the
Zoning and Development Ordinances codified in Meridian City
Code Title II and Title 12.
NOW, THEREFORE, in consideration of the covenants and conditions
set forth herein, the parties agree as follows:
DEVELOPMENT AGREEMENT (AZ-O3-014)
PAGE 2 OF 27
2. INCORPORATION OF RECITALS: That the above recitals are
contractual and binding and are incorporated herein as if set forth in full.
3. DEFINITIONS: For all purposes of this Agreement the following words,
terms, and phrases herein contained in this section shall be defined and interpreted as
herein provided for, unless the clear context of the presentation of the same requires
otherwise:
3.2
3.3
4.
3.1
"CITY": means and refers to the City of Meridian, a party to this
Agreement, which is a municipal Corporation and govemment
subdivision of the state ofIdaho, organized and existing by virtue
oflaw of the State ofIdaho, whose address is 33 East Idaho
Avenue, Meridian, Idaho 83642.
"OWNERIDEVELOPER": means and refers to Tuscany
Development, Inc., whose address is PO Box 344, Meridian, Idaho
83680, the parties developing said "Property" and shall include any
subsequent owner(s)/developer(s) of the "Property".
"PROPERTY": means and refers to that certain parcel(s) of
"Property" located in the County of Ada, City of Meridian as
described in Exhibit A describing the parcels to be annexed and
zoned R-8, attached hereto and by this reference incorporated
herein as if set forth at length.
USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses
allowed under "City's" Zoning Ordinance codified at Meridian City
Code Section 11-7-2 (D) which are herein specified as follows:
4.2
Construction and development of a 136 lot residential
subdivision with 10 other lots on 33.26 acres, in a proposed R-8
zone.
No change in the uses specified in this Agreement shall be allowed
without modification of this Agreement.
DEVELOPMENT AGREEMENT (AZ-03-0I4)
PAGE 3 OF 27
S. DEVELOPMENT IN CONDITIONAL USE: "OwnerlDeveloper" has
submitted to "City" an application for conditional use permit, and shall be required to
obtain the "City's" approval thereof, in accordance to the City's Zoning & Development
Ordinance criteria, therein, provided, prior to, and as a condition of, the commencement
of construction of any buildings or improvements on the "Property" that require a
conditional use permit.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
6.A
"OwnerlDeveloper" shall develop the "Property" in accordance with the
following special conditions:
A.
Adopt the Special Recommendations of the Planning and Zoning Commission
as follows:
I.
On Page 2 of staff report allow applicant a 12' setback for the living area and
20' setback for the garage.
On Page 6 of the staff report, delete Items I and 2 from annexation and
zoning conditions of approval.
2.
B.
Adopt the Recommendations of the Meridian Planning & Zoning Department
as follows:
ANEXA TION AND ZONING CONDTIONS OF APPROVAL
I.
Remove any existing domestic wells and/or septic systems within this project from
their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
2.
A Development Agreement shall be required; the following shall be addressed in
the Development Agreement: pathway standards and fencing requirements for the
pathway and micropaths.
3.
Retain alignment with a notice that applicant and neighbors will hold hearing to
discuss and present possible options.
C.
Adopt the Recommendations of the ACHD as follows:
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 4 OF 27
Site Specific Conditions of Approval:
I.
This section of Victory Road is not listed as a proposed project in the District's
currently adopted Five Year Work Program, but is in the currently adopted 20-
year Capital Improvements Program. However, the applicant may receive
reimbursement for dedicated right-of-way from available collected impact fees,
only if the roadway is listed in the current CIP at the time of plan/plat approval.
The ACHD Board of Commissioners authorizes the expenditure of available
collected impact fees for the purchase of right-of-way dedicated by the applicant,
with the applicant constructing a sidewalk as described below. However, if funds
cannot be secured, the applicant shall do one of the following:
i.
Dedicate by donation (or through a development offset agreement
whereby the applicant is reimbursed from impact fees to be collected
solely from the applicant's specific development project) an additional
IO-feet of right-of-way along Victory Road (3S-feet total from
centerline), and construct a minimum 5-foot wide concrete sidewalk
along Victory Road in its ultimate location (minimum 28-feet from
centerline). Coordinate the location and elevation of the sidewalk with
District staff. The applicant should provide the District with an
easement for any portion of the sidewalk that is not located within the
right-of-way. The applicant should also be required to obtain a license
agreement for any landscaping located in the Victory Road right-of-
way.
ii. Do not dedicate additional right-of-way, but construct a minimum 5-
foot wide concrete sidewalk along Victory Road in its ultimate
location. The sidewalk should be located no closer than 28-feet from
the centerline of the right-of-way. Provide the District with an
easement for any portion of the sidewalk that is not located within the
right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum 5-
foot wide concrete sidewalk along Victory Road, located at the back
edge of the existing right-of-way (if feasible). Accomplish all
necessary adjustments to properly accommodate existing drainage and
utilities.
2.
This section of Locust Grove Road is not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 5 OF 27
of-way abutting the site. Right-of-way dedication is not required with this
application. If the applicant chooses to dedicate the right-of-way, ACHD will not
provide compensation. The applicant shall do one of the following:
i. Dedicate by donation an additional I O-feet of right-of-way along Locust
Grove Road (3S-feet total from centerline), and construct a minimum 5-
foot wide concrete sidewalk along Locust Grove Road in its ultimate
location (minimum 28-feet from centerline). Coordinate the location and
elevation of the sidewalk with District staff. The applicant should provide
the District with an easement for any portion of the sidewalk that is not
located within the right-of-way. The applicant should also be required to
obtain a license agreement for any landscaping located in the Locust
Grove Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum S-foot
wide concrete sidewalk along Locust Grove Road in its ultimate location.
The sidewalk should be located no closer than 28-feet from the centerline
of the right-of-way. Provide the District with an easement for any portion
of the sidewalk that is not located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum S-foot
wide concrete sidewalk along Locust Grove Road, located at the back
edge of the existing right-of-way (if feasible). Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
3.
Construct a separate westbound left-turn lane on Victory Road at Ascaino
Avenue. The applicant may choose to install the auxiliary turn lane either when
the phase abutting the subject auxiliary lane is being built, or when the warrant is
met. If the later option is chosen, the necessary right-of-way needed to construct
the subject auxiliary lane shall be dedicated with the abutting final plat phase and
constructed when the warrant is met. The necessity for auxiliary lane construction
(warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the
final design of the turn lane and taper with District staff.
4.
Construct Ascaino Avenue to intersect Victory Road approximately 800-feet west
of Locust Grove Road and in alignment with the existing driveway on the north
side of Victory Road, as proposed. The street shall be constructed with a 36-foot
street section within 50-feet of right-of-way with curb, gutter and concrete
sidewalks. Ascaino Avenue shall be constructed with 2I-foot street sections on
either side of the proposed center median.
DEVELOPMENT AGREEMENT (AZ-03-0 14)
PAGE 6 OF 27
9.
12.
s.
Construct Cecina Street to intersect Locust Grove Road approximately I,I7S-feet
south of Victory Road and in alignment with the existing driveway on the south
side of Locust Grove Road, as proposed. The street shall be constructed with a 36-
foot street section within 50-feet of right-of-way with curb, gutter and concrete
sidewalks. Cecina Street shall be constructed with 2 I-foot street sections on either
side of the proposed center median.
6.
Unless otherwise approved by District staff, the applicant shall construct all ofthe
internal roadways; Italy Street, Siena Street, Cecina Street, Arezzo Avenue, Murlo
Avenue, Sarteano Avenue and Pienza Street as 36-foot street sections with curb,
gutter, and 4-foot wide detached concrete sidewalks (separated from the curb a
minimum ofS-feet), within 50-feet ofright-of-way as proposed. The applicant
shall provide the District with an easement for the portions of the sidewalks that
are not located within the right-of-way.
7.
Construct Italy Street to the west property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". Coordinate the sign plan for the stub street with District staff.
8.
Construct Arezzo Avenue to the south property line, as proposed. Install a sign at
the terminus of the roadwaystating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". Coordinate the sign plan for the stub street with District staff.
Construct a stub street to Parcel # S 1130 120700 to the west. Said stub street shall
either be in alignment with Pienza Street or offset from Pienza Street a minimum
of l2S-feet (measured centerline to centerline). Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE",
Coordinate the sign plan for the stub street with District staff.
10.
Any landscape islands/medians within the public right-of-way dedicated by this
plat shall be owned and maintained by a homeowners association. Notes of this
shall be required on the final plat.
II.
Other than the access points specifically approved with this application, direct lot
or parcel access to Victory Road and Locust Grove Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plates).
Comply with all Standard Conditions of Approval.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 7 OF 27
D.
Adopt the RecolÌl1l1.endations of the Meridian Fire Department as follows:
1. One and two family dwellings will require a fire-flow of I ,000 gallons per minute available
for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart. 1997 UFC Appendix III-A
2. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
S. AIl radii shall be 28' inside and 48' outside radius for all internal roads.
6. The roadways shall be built to Ada County Highway Standards with a minimum street
width of 36'. UFC 902.2.1
7. The phasing plan may require that any roadway greater than.lSO' in length that is not
provided with an outlet shall be required to have a turn around.
8. During the phased development of the project, two points of access will have to be
provided to all points of the project serving more than thirty homes.
E.
Adopt the Nampa & Meridian Irrigation District Recommendations as follows:
1.
The District requires a Land Use Change Application to be filed for review
prior to final platting. All laterals and waste ways must be protected. The
District's Ten Mile Drain courses along the eastern boundary with a recorded
easement of one hundred feet, fifty each side. This easement must be
protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable. All
municipal surface drainage must be retained on site. If any surface drainage
leaves the site, the District must review drainage plans. The developer must
comply with Idaho Code 31-3805.
F. Adopt the Recommendations of the Central District Health Department as
follows:
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 8 OF 27
I. This proposal can be approved for central sewage & central water after
written approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted
to and approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to
the subsurface to prevent impact to groundwater and surface water quality.
S. The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for storrnwater disposal
and design a stormwater management system that prevents groundwater and
surface water degradation.
G. Adopt the action of the City Council taken at their September 9, 2DO3 meeting as
follows:
1.
The developer shall provide a sewer stub from Tuscany Lakes Subdivision to
the property owned by Ms. Sue Howard, 7885 South Locust Grove Road,
Meridian, Idaho.
PRELIMINARY PLAT:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Proposed front yard setbacks on Page 2 should be 12' for living areas and 20'
for garages.
2. Page 8, paragraph 4, the third sentence shall read: "Fencing adjacent to the
proposed park shall be non-sight obscuring above four feet in height." The remainder of
the sentence shall remain unchanged.
3. Page 8, paragraph 5, modify the note on the plat restricting fencing adjacenUo
pathways to include the words, " and adjoining Ten Mile Creek to no greater than four
feet."
4. Page 9, add a paragraph 10 stating: "A permanent pedestrian easement in favor
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 9 OF 27
of the City of Meridian shall be recorded on the property adjacent to Ten Mile Creek.
Such easement shall be a minimum of 20 feet in width and shall be constructed with a
ten-foot hard surface pathway prior to the issuance of the first certificate of occupancy for
any building within the subdivision. The City of Meridian shall be responsible for the
maintenance of the pathway within the easement. The homeowners association shall be
responsible for landscaping maintenance within the easement. The instrument number of
the recorded easement shall be noted on the Final Plat of the subdivision.
B.
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
I.
Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. Applicant will be responsible for constructing the water
mains to and through this proposed development. Subdivision designer to coordinate
main sizing and routing with the Public Works Department.
2.
Sanitary Sewer service to this site shall be via main line extensions from the
existing Trunk line installed adjacent to the property as part of the Tuscany Lakes
project. Applicant will be responsible for constructing the water mains to and
through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. The applicant has
proposed an alternate route for the Ten Mile Trunk through the proposed project
instead offollowing the City of Meridian's Master Plan, and previously approved
routing that was approved with Tuscany Lakes, which follows the master plan
route down Victory Road and Locust Grove Road. (See R.I. here in below
pursuant to action of the City Council taken at their September 9,2003 meeting
on the sanitary sewer service main line extension.)
3.
The applicant has indicated that the pressurized irrigation system within this
development is to be owned and maintained by the Nampa & Meridian Irrigation
district. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. Applicant shall be required to utilize
any existing surface or well water for the primary source. If a surface or well
source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to
signature on the final plat by the Meridian City Engineer.
4.
A detailed fencing plan shall be submitted upon application of the final plat. A
solid fence shall be required around the perimeter of the subdivision unless the
DEVELOPMENT AGREEMENT (AZ-O3-014)
PAGE 10 OF 27
City agrees in writing that such a fence is not required. Fencing adjacent to the
proposed park shall be 4' in height (to increase the visibility of the park) and
depicted in the fencing plan. A note restricting the fencing adjacent to the park
shall be added to the Final Plat.
s.
Submit a detailed landscaping depicting the playground equipment to be added to
the proposed neighborhood park and a detailed plan for the proposed storm drain
ponds.
6.
Add or revise the following preliminary plat notes:
-Add a note to the face of the plat that restricts fencing adjacent to the pathways
within the subdivision to being no greater than four feet in height if solid sight-
obscuring material is used for fence construction.
7.
Ten (10) copies of the revised plat was submitted to the City Clerk's Office for
this plat.
8.
Add a stub street to provide access to the Locust Grove Grange property per the
recommendation of ACHD.
9.
The applicant has not indicated whether the project is to be phased. If this project is
to be phased, revise the plat to indicate phase lines.
10.
Submit all updated groundwaterlsoils monitoring data to the Public Works
Department for review. The original study report was prepared by the subdivision
engineer, instead of a soils scientist as required by the City of Meridian. The
applicant has indicated that Associated Earth Sciences has indicated that shallow
groundwater may be a factor, particularly in the northwest comer of the
development. Any drainage areas (detention/retention basins) must be designed to
ensure that water is retained only during IOO-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed
3:1. The project engineer should pay close attention to the results offield studies
determining the groundwater, soil type & and characteristics during the design and
construction phases. The engineer shall be required to certifY that the street
centerline elevations are set a minimum of 3-feet above the highest established
normal groundwater elevation. This is to ensure that the bottom elevation of the
crawl spaces of homes is at least I-foot above groundwater.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE II OF 27
C.
Adopt the Recommendations of ACHD as follows:
A. Site Specific Conditions of Approval
1.
This section of Victory Road is not listed as a proposed project in the District's
currently adopted Five Year Work Program, but is in the currently adopted 20-year
Capital Improvements Program. However, the applicant may ~eceive reimbursement
for dedicated right-of-way from available collected impact fees, only if the roadway
is listed in the current CIP at the time of plan/plat approval. The ACHD Board of
Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a
sidewalk as described below. However, if funds cannot be secured, the applicant shall
do one of the following:
i. Dedicate by donation (or through a development offset agreement
whereby the applicant is reimbursed from impact fees to be
collected solely from the applicant's specific development project)
an additionallO-feet of right-of-way along Victory Road (3S-feet
total from centerline), and construct a minimum S-foot wide
concrete sidewalk along Victory Road in its ultimate location
(minimum 28-feet from centerline). Coordinate the location and
elevation of the sidewalk with District staff. The applicant should
provide the District with an easement for any portion of the
sidewalk that is not located within the right-of-way. The applicant
should also be required to obtain a license agreement for any
landscaping located in the Victory Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a
minimum S-foot wide concrete sidewalk along Victory Road in its
ultimate location. The sidewalk should be located no closer than 28-
feet from the centerline of the right-of-way. Provide the District
with an easement for any portion of the sidewalk that is not located
within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a
minimum S-foot wide concrete sidewalk along Victory Road,
located at the back edge of the existing right-of.way (iffeasible).
Accomplish all necessary adjustments to properly accommodate
existing drainage and utilities.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 12 OF 27
2.
This section of Locust Grove Road is not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-
of-way abutting the site. Right-of-way dedication is not required with this
application. If the applicant chooses to dedicate the right-of-way, ACHD will not
provide compensation. The applicant shall do one of the following:
i. Dedicate by donation an additional I O-feet of right-of-way along Locust
Grove Road (3S-feet total from centerline), and construct a minimum 5-
foot wide concrete sidewalk along Locust Grove Road in its ultimate
location (minimum 28-feet from centerline). Coordinate the location and
elevation of the sidewalk with District staff. The applicant should provide
the District with an easement for any portion of the sidewalk that is not
located within the right-of-way. The applicant should also be required to
obtain a license agreement for any landscaping located in the Locust
Grove Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum S-foot
wide concrete sidewalk along Locust Grove Road in its ultimate location.
The sidewalk should be located no closer than 28-feet from the centerline
of the right-of-way. Provide the District with an easement for any portion
of the sidewalk that is not located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum S-foot
wide concrete sidewalk along Locust Grove Road, located at the back
edge ofthe existing right-of-way (iffeasible). Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
3.
Construct a separate westbound left-turn lane on Victory Road at Ascaino
Avenue. The applicant may choose to install the auxiliary turn lane either when
the phase abutting the subject auxiliary lane is being built, or when the warrant is
met. If the later option is chosen, the necessary right-of-way needed to construct
the subject auxiliary lane shall be dedicated with the abutting final plat phase and
constructed when the warrant is met. The necessity for auxiliary lane construction
(warrants) will be evaluated as each phase (final plat) is submitted. Coordinate the
final design of the turn lane and taper with District staff.
4.
Construct Ascaino Avenue to intersect Victory Road approximately 80D-feet west
of Locust Grove Road and in alignment with the existing driveway on the north
side of Victory Road, as proposed. The street shall be constructed with a 36-foot
street section within 50-feet of right-of-way with curb, gutter and concrete
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 13 OF 27
s.
6.
7.
8.
9.
sidewalks. Ascaino Avenue shall be constructed with 2I-foot street sections on
either side of the proposed center median.
Construct Cecina Street to intersect Locust Grove Road approximately I,I7S-feet
south of Victory Road and in alignment with the existing driveway on the south
side of Locust Grove Road, as proposed. The street shall be constructed with a 36-
foot street section within 50-feet of right-of-way with curb, gutter and concrete
sidewalks. Cecina Street shall be constructed with 2I-foot street sections on either
side of the proposed center median.
Unless otherwise approved by District staff, the applicant shall construct all of the
internal roadways; Italy Street, Siena Street, Cecina Street, Arezzo Avenue, Murlo
Avenue, Sarteano Avenue and Pienza Street as 36-foot street sections with curb,
gutter, and 4-foot wide detached concrete sidewalks (separated from the curb a
minimum of S-feet), within 50-feet of right-of-way as proposed. The applicant
shall provide the District with an easement for the portions of the sidewalks that
are not located within the right-of-way.
Construct Italy Street to the west property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". Coordinate the sign plan for the stub street with District staff.
Construct Arezzo Avenue to the south property line, as proposed. Install a sign at
the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". Coordinate the sign plan for the stub street with District staff.
Construct a stub street to Parcel # SI130I20700 to the west. Said stub street shall
either be in alignment with Pienza Street or offset from Pienza Street a minimum
of l2S-feet (measured centerline to centerline). Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub street with District staff.
10.
Any landscape islands/medians within the public right-of-way dedicated by this
plat shall be owned and maintained by a homeowners association. Notes of this
shall be requirèd on the final plat.
11.
Other than the access points specifically approved with this application, direct lot
or parcel access to Victory Road and Locust Grove Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plates).
DEVELOPMENT AGREEMENT (AZ-03-D 14)
PAGE 140F27
12.
Comply with all Standard Conditions of Approval.
D.
Adopt the Meridian Fire Department Recommendations as follows:
I.
One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart. 1997 UFC Appendix ill-A
2.
Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
3.
Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4.
Final approval of the fife hydrant locations shall be by the Meridian Fire Department.
s.
All radii shall be 28' inside and 48' outside radius for all intemal roads.
6.
The roadways shall be built to Ada County Highway Standards with a minimum street
width of36'. UFC 902.2.1
7.
The phasing p']~n may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a turn around.
During the phased development of the project, two points of access will have to be
provided to all points of the project serving more than thirty homes.
8.
E.
Adopt the Recommendation ofNarnpa & Meridian Irrigation District as follows:
I.
The District requires a Land Use Change Application to be filed for review
prior to final platting. All laterals and waste ways must be protected. The
District's Ten Mile Drain courses along the eastern boundary with a
recorded easement of one hundred feet, fifty each side. This easement
must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is
unacceptable. All municipal surface drainage must be retained on site. If
any surface drainage leaves the site, the District must review drainage
plans. The developer must comply with Idaho Code 31-3805.
F.
Adopt the Recommendations of the Central District Health Department as
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 15 OF 27
follows:
G.
H.
I.
This proposal can be approved for central sewage & central water after
written approval from appropriate entities is submitted.
2.
The Applicant's central sewage and central water plans must be submitted
to and approved by the Idaho Department of Health & Welfare, Division
of Environmental Quality.
3.
Run-off is not to create a mosquito breeding problem.
4.
Stormwater shall be pretreated through a grassy swale prior to discharge to
the subsurface to prevent impact to groundwater and surface water quality.
s.
The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Adopt the Meridian Parks and Recreation Departments Recommendations as follows:
1.
Build path to recommended pathway standards.
Adopt the action of the City Council taken at their September 9, 2003 meeting as
follows:
1.
For clarification: The applicant is allowed a revision to the Sewer Master
Plan alignment for the 27" sewer downstream of the Tuscany property. The
revision is a minor realignment to the overall Master Plan that maintains the
intent to provide major sewer "backbone" infrastructure from the northwest
to the southeast, as the City grows to the south. Future developments in the
area will connect to the trunk line accessible in Victory Road and Locust
Grove Road with smaller sewer mains. The applicant has constructed the 27"
sewer trunk within 1,200 feet of that intersection. The applicant shall be
allowed to extend the 27" sewer across a 33-acre parcel, and therefore the
extension does not have to be extended to the corner of Locust Grove and
Victory south of Locust Grove. Additionally, the applicant has agreed to cost
share the expense oftaking the sewer line from the edge of their property to
the corner of Locust Grove and Victory Road and shall enter into a private
cost sharing agreement with Quasar Development to build a 10" sewer line
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 16 OF 27
from the 27" sewer line located interior to Tuscany project to the intersection
of Locust Grove and Victory Road.
If Quasar Development does not desire to enter into a private cost sharing
agreement, then the applicant shall satisfy the standard full-frontage condition
policy túextend the 10" sewer line beneath the Ten Mile Drain at their east
property boundary at applicant's sole cost. Quasar or any other development
could subsequently connect to the sewer line within the right-of-way of
Victory Road.
2.
The City Council also acknowledges the applicants response letter dated
August 7, 2003, and which is on file in the City Clerk's office located at 33
E. Idaho Street.
CONDITIONAL USE PERMIT:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1.
Change proposed setbacks on page 2 of staff report to front 12 feet for living area and
20 feet for garage.
Change page 12, paragraph three to read: The reductions to footage and minimum lot
sizes, as well as the request to exceed block length maximums, are approved with one
change in that ù1e front setbacks for garages will be 20 feet.
2.
B.
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminary plat as a condition of
the Conditional Use Permit.
2.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
3.
The reductions to the frontage and minimum lot sizes; as well as the request to
exceed block length maximums are approved as submitted.
DEVELOPMENT AGREEMENT (AZ-O3-0I4)
PAGE170F27
c.
Adopt the Recommendations of the Meridian Fire Department as follows:
I. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for a duration of2 hours to service the entire project. Fire hydrants shall be placed an average of
400' apart. 1997 UFC Appendix ill-A
2. Operational fue hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4.
Final approval of the fue hydrant locations shall be by the Meridian Fire Department.
S.
All radii shall be 28' inside and 48' outside radius for all internal roads.
6. The roadways shall be built to Ada County Highway Standards with a minimum street
width of36'. UFC 902.2.1
7. The phasing plan may require that any roadway greater than ISO' in length that is not
provided with an outlet shall be required to have a turn around.
8. During the phased development of the project, two points of access will have to be provided
to all points of the project serving more than thirty homes.
D.
Adopt the Recommendations of Central District Health Department as follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 18 OF 27
S. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water degradation.
7. COMPLIANCE PERIODI CONSENT TO REZONE: This Agreement
and the commitments contained herein shall be terminated, and the zoning designation
reversed, upon a default of the "OwnerslDeveloper" or "OwnerlDeveloper's" heirs,
successors, assigns, to comply with Section 6 entitled "Conditions Governing
Development" of subject "Property" of this agreement within two years of the date this
Agreement is effective, and after the "City" has complied with the notice and hearing
procedures as outlined in I.C. § 67-6509, or any subsequent amendments or
recodifications thereof.
8. CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
"OwnerlDeveloper" consent upon default to the de-annexation and/or a
reversal of the zoning designation of the "Property" subject to and conditioned upon the
following conditions precedent to-wit
8.1
That the "City" provide written notice of any failure to comply
with this Agreement to "OwnerlDeveIoper" and if the
"OwnerlDeveloper" fails to cure such failure within six (6) months
of such notice.
9. INSPECTION: "Owner/Developer" shall, immediately upon completion
of any portion or the entirety of said development of the "Property" as required by this
agreement or by City ordinance or policy, notify the City Engineer and request the City
Engineer's inspections and written approval of such completed improvements or portion
thereof in accordance with the terms and conditions of this Development Agreement and
all other ordinances of the "City" that apply to said Development.
ID.
DEFAULT:
10.1
In the event "OwnerlDeveloper", "OwnerlDeveloper's" heirs,
successors, assigns, or subsequent owners of the "Property" or any
other person acquiring an interest in the "Property", fail to
faithfully comply with all of the terms and conditions included in
this Agreement in connection with the "Property", this Agreement
DEVELOPMENT AGREEMENT (AZ-03-0I4)
PAGE 19 OF 27
10.2
may be modified or terminated by the "City" upon compliance with
the requirements of the Zoning Ordinance.
A waiver by "City" of any default by "OwnerlDeveloper" of any
one or more of the covenants or conditions hereof shall apply
solely to the breach and breaches waived and shall not bar any
other rights or remedies of "City" or apply to any subsequent
breach of any such or other covenants and conditions.
II. REQUIREMENT FOR RECORDATION: "City" shall record either a
memorandum of this Agreement or this Agreement, including all of the Exhibits, at
"OwnerlDeveloper's" cost, and submit proof of such recording to "OwnerlDeveloper",
prior to the third reading of the Meridian Zoning Ordinance in connection with the
annexation and zoning of the "Property" by the City Council. If for any reason after such
recordation, the City Council fails to adopt the ordinance in connection with the
annexation and zoning of the "Property" contemplated hereby, the "City" shall execute
and record an appropriate instrument of release of this Agreement.
12. ZONING: "City" shall, following recordation of the duly approved
Agreement, enact a valid and binding ordinance zoning the "Property" as specified
herein.
13. REMEDIES: This Agreement shall be enforceable in any court of
competent jurisdiction by either "City" or "OwnerlDeveloper", or by any successor or
successors in title or by the assigns of the parties hereto. Enforcement may be sought by
an appropriate action at law or in equity to secure the specific performance of the
covenants, agreements, conditions, and obligations contained herein.
13.1
In the event of a material breach of this Agreement, the parties
agree that "City" and "OwnerlDeveloper" shall have thirty (30)
days after delivery of notice of said breach to correct the same prior
to the non-breaching party's seeking of any remedy provided for
herein; provided, however, that in the case of any such default
which cannot with diligence be cured within such thirty (30) day
period, if the defaulting party shall commence to cure the same
within such thirty (30) day period and thereafter shall prosecute the
curing of same with diligence and continuity, then the time allowed
to cure such failure may be extended for such period as may be
necessary to complete the curing of the same with diligence and
continuity.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 20 OF 27
13.2
In the event the performance of any covenant to be performed
hereunder by either "OwnerlDeveloper" or "City" is delayed for
causes which are beyond the reasonable control of the party
responsible for such performance, which shall include, without
limitation, acts of civil disobedience, strikes or similar causes, the
time for such performance shall be extended by the amount oftime
of such delay.
14. SURETY OF PERFORMANCE: The "City" may also require surety
bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as
allowed under Meridian City Code §I2-S-3, to insure that installation of the
improvements, which the "Owner/Developer" agrees to provide, if required by the "City".
IS. CERTIFICATE OF OCCUPANCY: The "Owner/Developer" agree
that no Certificates of Occupancy will be issued until all improvements are completed,
unless the "City" and "Owner/Developer" have entered into an addendum agreement
stating when the improvements will be completed in a phased developed; and in any
event, no Certificates of Occupancy shall be issued in any phase in which the
improvements have not been installed, completed, and accepted by the "City".
16. ABIDE BY ALL CITY ORDINANCES: That "Owner/Developer"
agrees to abide by all ordinances of the City of Meridian and the "Property" shall be
subject to de-annexation if the owner or his assigns, heirs, or successors shall not meet
the conditions contained in the Findings of Fact and Conclusions of Law, this
Development Agreement, and the Ordinances of the City of Meridian.
17. NOTICES: Any notice desired by the parties and/or required by this
Agreement shall be deemed delivered if and when personally delivered or three (3) days
after deposit in the United States Mail, registered or certified mail, postage prepaid, return
receipt requested, addressed as follows:
CITY:
OWNERIDEVELOPER:
c/o City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
Tuscany Development, Inc.
PO Box 344
Meridian, Idaho 83680
with copy to:
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 21 OF 27
City Clerk
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
17.1
A party shall have the right to change its address by delivering to the
other party a written notification thereof in accordance with the
requirements of this section.
18. ATTORNEY FEES: Should any litigation be commenced between the
parties hereto concerning this Agreement, the prevailing party shall be entitled, in
addition to any other relief as may be granted, to court costs and reasonable attorney's
fees as determined by a Court of competent jurisdiction. This provision shall be deemed
to be a separate contract between the parties and shall survive any default, termination or
forfeiture of this Agreement.
19. TIME IS OF THE ESSENCE: The parties hereto acknowledge and
agree that time is strictly of the essence with respect to each and every term, condition
and provision hereof, and that the failure to timely perform any of the obligations
hereunder shall constitute a breach of and a default under this Agreement by the other
party so failing to perform.
20. BINDING UPON SUCCESSORS: This Agreement shall be binding
upon and inure to the benefit of the parties' respective heirs, successors, assigns and
personal representatives, including "City's" corporate authorities and their successors in
office. This Agreement shall be binding on the "OwnerlDeveloper" of the "Property",
each subsequent owner and any other person acquiring an interest in the "Property".
Nothing herein shall in any way prevent sale or alienation of the "Property", or portions
thereof, except that any sale or alienation shall be subject to the provisions hereof and any
successor owner or owners shall be both benefitted and bound by the conditions and
restrictions herein expressed. "City" agrees, upon written request of "OwnerlDeveloper",
to execute appropriate and recordable evidence of termination of this Agreement if
"City", in its sole and reasonable discretion, had determined that "OwnerlDeveloper" has
fully performed its obligations under this Agreement.
21. INVALID PROVISION: If any provision of this Agreement is held not
valid by a court of competent jurisdiction, such provision shall be deemed to be excised
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 22 OF 27
from this Agreement and the invalidity thereof shall not affect any of the other provisions
contained herein.
22. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and understandings between "OwnerlDeveloper" and
"City" relative to the subject matter hereof, and there are no promises, agreements,
conditions or understanding, either oral or written, express or implied, between
"OwnerlDeveloper" and "City", other than as are stated herein. Except as herein
otherwise provided, no subsequent alteration, amendment, change or addition to this
Agreement shall be binding upon the parties hereto unless reduced to writing and signed
by them or their successors in interest or their assigns, and pursuant, with respect to
"City", to a duly adopted ordinance or resolution of "City".
22.1
No condition governing the uses and/or conditions governing development
of the subject "Property" herein provided for can be modified or amended
without me approval of the City Council after the "City" has conducted
public hearing(s) in accordance with the notice provisions provided for a
zoning designation and/or amendment in force at the time of the proposed
amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be
effective on the date the Meridian City Council shall adopt the amendment to the
Meridian Zoning Ordinance in connection with the annexation and zoning of the
"Property" and execution of the Mayor and City Clerk.
DEVELOPMENT AGREEMENT (AZ-D3-D14)
PAGE 23 OF27
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this
agreement and Made it effective as hereinabove provided.
OWNERIDEVELOPER:
Attest:
BY~~
BY:
CITY OF MERIDIAN
JI~A
CITY CLERK
Attest:
STATE OF IDAHO)
:ss
County of Ada
On this _'\0 dayof~...... bf'~ , in the year
2003, before me, rY\o..-r< \ f' fL L -:\?:'oY'>.' 'L a Notary Public, personally appeared
GY'tS "'3")..,Y'\!>Ch-- and
known or identified to me to be the ~s.ì ð er-t- and
of TUSCANY DEVELOPMENT, INC., and the persons
who executed the instrument and acknowledged to me that they having executed the same on
behalf of said TUSCANY DEVELOPMENT, INC.
.."...........,
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Commission expires: 'if ¡30/0il
.
STATE OF IDAHO)
:ss
County of Ada
On this '2'2.I\A day of vc.ffib.eA ,intheyear2003,
before me, a Notary Public, personally appeared ~. W1.d William G. Berg,
know or identified to me to b11he~ and ç;lert~c1fvëiY, of the City of Meridian,
who executed the instrument orl1le pers'ðh?ffJíftXecuted the instrument of behalf of said
City, and acknowledged to me that such City executed the same.
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Z:\Work\M\MeridianlMeridian l~t!\JM\l'u!~anyVillage AZ-O3.() 14 PP'()3'()lS CUP-O3'()29\DevelopAgr,doc
(SEAL)
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 25 OF 27
EXHIBIT A
TUSCANY VILLAGE SUBDIVISION
A parcel ofland being a portion of the NE V. of the NE V. of Section 30,
Township 3 North, Range I East, Boise Meridian, Ada County, Idaho, more particularly
described as follows:
Commencing at the northeast comer of Section 30, T.3N., R1E., B.M., thence S
00°14'24" W 1322.86 feet to the southeast comer of the NE V. of the NE v., the Real
Point of Beginning of this description;
Thence S 89°43'12" W 1315.71 feet to the southwest comer of the NE V. of the
NE v.;
Thence N 00°03'18" E 1322.50 feet to the northwest comer of the NE V. of the
NE v.;
Thence N 89°42'20" E 733.09 feet along the north line of the NE V. of the NE V.
to a point;
Thence S 30°14'25" E 1157.00 feet to a point on the east line of the NE V. of the
NE v.;
Thence S 00°14'24" W 320.28 feet along said east line to the Real Point of
Beginning of this description.
Said parcel ofland contains 33.26 acres, more or less.
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 26 OF 27
EXHIBIT B
Findine:s of Fact and Conclusions of Law/Conditions of Approval
DEVELOPMENT AGREEMENT (AZ-03-014)
PAGE 27 OF 27
BEFORE THE MERIDIAN CITY COUNCIL
)
)
)
)
)
)
)
)
)
)
)
)
)
The above entitled annexation and zoning application having come on for public hearing
IN THE MATTER OF THE
APPLICATION FOR ANNEXATION
AND ZONING OF 33.26 ACRES
FOR PROPOSED TUSCANY
VILLAGE, LOCATED AT THE
SOUTHWEST INTERSECTION OF
VICTORY ROAD AND SOUTH
LOCUST GROVE ROAD,
MERIDIAN, IDAHO
TUSCANY DEVELOPMENT,
APPLICANT
CIC 09/09/03
Case No. AZ-O3-014
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION FOR
ANNEXATION AND ZONING
on September 9,2003, at the hour of7:00 p.m., and Anna Powell Planning Director for the
Planning and Zoning Department, Brad Watson of the Public Works Department, Kent Brown,
Matt Schultz, Cathy Jerrems, Sue Howard, Russ Liddell, and Brent Clayborne, appeared and
testified, and the City Council having duly considered the evidence and the record in this matter
therefore makes the following Findings of Fact and Conclusions of Law, and Decision and
Order:
FINDINGS OF FACT
1.
There has been compliance with all notice and hearing requirements set forth in
Idaho Code §§ 67-6509 and 67-6S11, and Meridian City Code §§ 11-lS-S and ll-I6-1.
2.
The City Council takes judicial notice of its zoning, subdivision and development
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICA nON
FOR ANNEXA nON AND ZONING TUSCANY VILLAGE - (AZ-03-0 14)
PAGE I OF 19
ordinances codified at Titles II and 12, Meridian City Code, and all current zoning maps thereof,
and the Amended Comprehensive Plan of the City of Meridian adopted August 6, 2002,
Resolution No. 02-382, and maps and the ordinance Establishing the Impact Area Boundary.
3.
The property which is the subject of the application for annexation and
zoning is described in the application, is approximately 33.26 acres in size and is located at the
southwest intersection of Victory Road and South Locust Grove Road, Meridian, Idaho, all
within the Area ofImpact of the City of Meridian and the Meridian Urban Service Planning Area
as defined in the Meridian Comprehensive Plan.
4.
The parcel ofland is contiguous to the existing city limits of the City of Meridian.
s.
The owner of record of the subject property is Tuscany Development Corporation.
The applicant is Tuscany Development Corporation.
6.
The property is presently zoned RUT (Ada County) and consists of vacant land.
7.
The Applicant requests the property be zoned as R-8 (Medium Density
Residential).
8.
The subject property is bordered to the north by rural residential property, to the
south by rural residential property, to the east by rural residential property, and to the west by the
Locust Grove Grange and agricultural property.
9.
The Applicant proposes to develop the subject property in the following manner:
as a 136 lot residential subdivision with 10 other lots on 33.26 acres in a proposed R-8 zone.
10.
The Applicant requests zoning of the subject real property as R-8, which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map which designates
the subject property as Medium Density Residential District.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 2 OF 19
II.
There are no significant or scenic features of major importance that affect the
consideration of this application.
12.
The City Council recognizes the concerns of Quasar Development, expressed in
their letter dated August 4,2003.
13.
Giving due consideration to the comments received from the
governmental subdivisions providing services in the City of Meridian planning jurisdiction,
public facilities and services required by the proposed development will not impose expense
upon the public if the following conditions of development are imposed:
A.
Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1.
On Page 2 of staff report allow applicant a 12' setback for the living area and 20'
setback for the garage.
On Page 6 of the staff report, delete Items I and 2 from annexation and zoning
conditions of approval.
2.
B.
Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
ANEXA TION AND ZONING CONDTIONS OF APPROVAL
1.
Remove any existing domestic wells and/or septic systems within this project from their
domestic service, per City Ordinance Section 5-7-517, when services are available from the
City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
2.
A Development Agreement shall be required; the following shall be addressed in the
Development Agreement: pathway standards and fencing requirements for the pathway and
micropaths.
3.
Retain alignment with a notice that applicant and neighbors will hold hearing to discuss and
present possible options.
C.
Adopt the Recommendations of the ACHD as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICA nON
FOR ANNEXA nON AND ZONING TUSCANY VILLAGE - (AZ-O3-0 14)
PAGE 3 OF 19
Site Specific Conditions of Approval:
1.
This section of Victory Road is not listed as a proposed project in the District's currently
adopted Five Year Work Program, but is in the currently adopted 20-year Capital
Improvements Program. However, the applicant may receive reimbursement for dedicated
right-of-way from available collected impact fees, only if the roadway is listed in the current
CIP at the time of plan/plat approval. The ACHD Board of Commissioners authorizes the
expenditure of available collected impact fees for the purchase of right-of-way dedicated by
the applicant, with the applicant constructing a sidewalk as described below. However, if
funds cannot be secured, the applicant shall do one of the following:
i.
Dedicate by donation (or through a development offset agreement whereby the
applicant is reimbursed from impact fees to be collected solely from the
applicant's specific development project) an additionallO-feet of right-of-way
along Victory Road (3S-feet total from centerline), and construct a minimum
S-foot wide concrete sidewalk along Victory Road in its ultimate location
(minimum 28-feet from centerline). Coordinate the location and elevation of
the sidewalk with District staff. The applicant should provide the District with
an easement for any portion of the sidewalk that is not located within the
right-of-way. The applicant should also be required to obtain a license
agreement for any landscaping located in the Victory Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum S-foot wide
concrete sidewalk along Victory Road in its ultimate location. The sidewalk
should be located no closer than 28-feet from the centerline ofthe right-of-
way. Provide the District with an easement for any portion of the sidewalk that
is not located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum S-foot wide
concrete sidewalk along Victory Road, located at the back edge of the existing
right-of-way (iffeasible). Accomplish all necessary adjustments to properly
accommodate existing drainage and utilities.
2.
This section of Locust Grove Road is not listed in the adopted Capital Improvements
Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the site.
Right-of-way dedication is not required with this application. If the applicant chooses to
dedicate the right-of-way, ACHD will not provide compensation. The applicant shall do
one of the following:
i. Dedicate by donation an additional I O-feet of right-of-way along Locust Grove
Road (3S-feet total from centerline), and construct a minimum S-foot wide
concrete sidewalk along Locust Grove Road in its ultimate location (minimum
28-feet from centerline). Coordinate the location and elevation of the sidewalk
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICA nON
FOR ANNEXA nON AND ZONING TUSCANY VILLAGE - (AZ-03-0 14)
PAGE 4 OF 19
6.
with District staff. The applicant should provide the District with an easement for
any portion of the sidewalk that is not located within the right-of-way. The
applicant should also be required to obtain a license agreement for any
landscaping located in the Locust Grove Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum S-foot wide
concrete sidewalk along Locust Grove Road in its ultimate location. The sidewalk
should be located no closer than 28-feet from the centerline of the right-of-way.
Provide the District with an easement for any portion of the sidewalk that is not
located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum S-foot wide
concrete sidewalk along Locust Grove Road, located at the back edge of the
existing right-of-way (if feasible). Accomplish all necessary adjustments to
properly accommodate existing drainage and utilities.
3.
Construct a separate westbound left-turn lane on Victory Road at Ascaino Avenue. The
applicant may choose to install the auxiliary turn lane either when the phase abutting the
subject auxiliary lane is being built, or when the warrant is met. If the later option is
chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be
dedicated with the abutting fmal plat phase and constructed when the warrant is met. The
necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final
plat) is submitted. Coordinate the final design of the turn lane and taper with District
staff.
4.
Construct Ascaino A venue to intersect Victory Road approximately 80D-feet west of
Locust Grove Road and in alignment with the existing driveway on the north side of
Victory Road, as proposed. The street shall be constructed with a 36-foot street section
within 50-feet of right-of-way with curb, gutter and concrete sidewalks. Ascaino Avenue
shall be constructed with 2 I-foot street sections on either side of the proposed center
median.
S.
Construct CecinaStreet to intersect Locust Grove Road approximately I, I 7S-feet south
of Victory Road and in alignment with the existing driveway on the south side of Locust
Grove Road, as proposed. The street shall be constructed with a 36-foot street section
within SD-feet of right-of-way with curb, gutter and concrete sidewalks. Cecina Street
shall be constructed with 2 I-foot street sections on either side of the proposed center
median.
Unless otherwise approved by District staff, the applicant shall construct all of the
internal roadways; Italy Street, Siena Street, Cecina Street, Arezzo Avenue, Murlo
Avenue, Sarteano Avenue and Pienza Street as 36-foot street sections with curb, gutter,
and 4-foot wide detached concrete sidewalks (separated from the curb a minimum of 5-
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 5 OF 19
feet), within 50-feet of right-of-way as proposed. The applicant shall provide the District
with an easement for the portions of the sidewalks that are not located within the right-of-
way.
7.
Construct Italy Street to the west property line, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub street with District staff.
8.
Construct Arezzo A venue to the south property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street with District staff.
9.
Construct a stub street to Parcel # S I13D 120700 to the west. Said stub street shall either
be in alignment with Pienza Street or offset from Pienza Street a minimum of I 25-feet
(measured centerline to centerline). Install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street with District staff.
10.
Any landscape islandslmedians within the public right-of-way dedicated by this plat shall
be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
II.
Other than the access points specifically approved with this application, direct lot or
parcel access to Victory Road and Locust Grove Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plates).
12.
Comply with all Standard Conditions of Approval.
D.
Adopt the Recommendations of the Meridian Fire Department as follows:
I. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. 1997 UFC Appendix ill-A
2. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins. UFC 901.4.2 & 9D1.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
S. AIl radii shall be 28' inside and 48' outside radius for all internal roads.
FlNDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICA nON
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 6 OF 19
G.
6. The roadways shall be built to Ada County Highway Standards with a minimum street width of36',
UFC 902.2.1
7. The phasing plan may require that any roadway greater than ISO' in length that is not provided with
an outlet shall be required to have a turn around.
8. During the phased development of the project, two points of access will have to be provided to all
points of the project serving more than thirty homes.
E.
Adopt the Nampa & Meridian Irrigation District Recommendations as follows:
I.
The District requires a Land Use Change Application to be filed for review prior to
final platting. All laterals and waste ways must be protected. The District's Ten
Mile Drain courses along the eastern boundary with a recorded easement of one
hundred feet, fifty each side. This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any construction is
started, is unacceptable. All municipal surface drainage must be retained on site. If
any surface drainage leaves the site, the District must review drainage plans. The
developer must comply with Idaho Code 31-3805.
F.
Adopt the Recommendations of the Central District Health Department as follows:
I. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
3.
Run-off is not to create a mosquito breeding problem.
4. Storm water shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
S. The Engineers and architects involved with the design of the subject project shal]
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water degradation.
Adopt the action of the City Council taken at their September 9,2003 meeting as follows:
1.
The developer shall provide a sewer stub ITom Tuscany Lakes Subdivision to the
property owned by Ms. Sue Howard, 7885 South Locust Grove Road, Meridian,
FINDINGS OF FACT AND CONCLUSIONS OF LA W
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-O3-014)
PAGE 7 OF 19
Idhao.
14.
It is found that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan CO2) and the Generalized Land Use Map, which
designates the land to be "Medium Density Residential". The Comprehensive Plan also indicates
that the subject property should have a multi-use pathway running north-south through the
subdivision along the Ten Mile Creek. Page 54 of the Comprehensive Plan addresses the issue of
pathways and states that they should be in compliance with the Parks and Recreation Comprehensive
Plan (not yet adopted) and that the pathway should be located "off street". The applicant has
indicated that they will construct a 10' asphalt multi-use pathway along the Ten Mile Creek.
IS.
The area has been designated as a Medium Density Residential area in Meridian's
Comprehensive Plan and is located on Victory Road at the southwest intersection of Locust Grove
Road and Victory Road. The applicant has not indicated that they intend to rezone the subject
property in the future.
16.
It is found that the proposed single family residential subdivision would be allowed
within the requested R-8 zone, if accompanied with a Conditional Use Permit for a Planned
Development.
17.
It is found that the land to the southeast of the subject property has been developed as
residential subdivisions similar to the proposed subdivision. It is found that the requested zoning
designation ofR-8 is harmonious with the recently approved adjacent developments and it would be
appropriate to rezone the property as requested.
18.
It is found that the proposed use (single family residential) will be harmonious with
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 8 OF 19
the existing character of the area.
19.
It is not anticipated that the proposed residential uses will be hazardous or disturbing
to future or existing neighbors.
20.
It is found that the property to be annexed will or can be served adequately by all
essential public facilities and services. Applicant shall be required to extend water and sanitary
sewer mains to and through the proposed development, thereby making them available to the
adjacent properties. ACHD and Meridian's Fire Department have provided comments indicating
standard conditions of approval.
21.
It is found that the proposed subdivision will not result in excessive additional
requirements at public cost for public services and facilities. Infrastructure to service the proposed
planned development is in close proximity to the subject property and the subject property is
accessible off of an existing road network. Subsequently, the annexation and zoning will not be
detrimental to the community's economic welfare.
22.
The fact is recognized that traffic and noise will increase significantly upon build-out
of the proposed subdivision; however, it is not felt that the amount generated will be detrimental to
the public welfare of the city.
23.
It is found that the subdivision's vehicular approaches o:ffVictoryRoad will not cause
significant interference on the surrounding public streets. Review of ACHD comments will show
concerns of vehicular approaches and traffic generation.
24.
The proposed subdivision will not result in the loss or damage of a natural or
scenic feature of major importance. The site does not contain any natural or scenic features of
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-0I4)
PAGE 9 OF 19
major importance. Any existing trees larger than 4" caliper that are removed shall be mitigated
for, per the Landscape Ordinance.
25.
It is found that services are available to the site and that the inclusion of a pathway
that will become a part of Meridian's pathway system makes the annexation of this property in
the best interest of the City.
26.
It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 13, and all sub-parts, the
economic welfare of the City and its residents and tax and rate payers will be protected, a
condition of annexation and zoning designation.
25.
It is also found that the development considerations as referenced in Finding No.
13 are reasonable to require and must be taken into account, in order to assure the proposed
development is designed, constructed, operated and maintained in a manner which is harmonious
and appropriate in appearance with the existing, or intended character of the general vicinity, in
order to assure that the proposed use will not change the essential character of the affected
vicinity and will insure that the proposed uses will not be hazardous or disturbing to the existing,
or future neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smoke, fumes, glare and odors.
CONCLUSIONS OF LAW
1.
The City of Meridian has authority to annex real property upon written request for
annexation and the real property being contiguous or adjacent to city boundaries and that said
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 10 OF 19
property lies within the area of city impact as provided by Idaho Code Section 50-222. The
Meridian City Code § 11-16 provides the City may annex real property that is within the
Meridian Urban Service Planning Area as set forth in the City's Comprehensive Plan.
2.
The Council may take judicial notice of government ordinances, and policies, and
of actual conditions existing within the City and State.
3.
The City of Meridian has exercised its authority and responsibility as provided by
"Local Land Use Planning Act of 1975", codified at Chapter 65, Title 67, Idaho Code by the
adoption of the Amended Comprehensive Plan City of Meridian adopted August 6, 2002,
Resolution No. 02-382.
4.
The zoning of (R-8) Medium Density Residential is defined in the Zoning Ordinance
at § 11-7-2 D as follows:
(R-8) Medium Densitv Residential District: The purpose of the R-8 District is to permit
the establishment of single- and two-family attached dwellings at a density not exceeding
eight (8) dwelling units per acre. This District delineates those areas where such
development has oris likely to occur in accord with the Comprehensive Plan of the City and
is also designed to penn.it the conversion oflarge homes into two-family dwellings in well-
established neighborhoods of comparable land use. Connection to the Municipal water and
sewer systems ofthe City is required.
6.
Since the annexation and zoning of land is a legislative function, the City has
authority to place conditions upon the annexation ofland. See BUrt vs. The Citv ofIdaho Falls, 105
Idaho 65, 665 P2d 1075 (1983).
7.
The development of the annexed land, if annexed, shall meet and comply with the
Ordinances of the City of Meridian including, but not limited to: Section 12-2-4 which pertains to
development time schedules and requirements; Section 12-4-13, which pertains to the piping of
ditches; and Section 12-5-2 N, which pertains to pressurized irrigation systems, and Zoning and
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE II OF 19
Subdivision and Development Ordinance of the City of Meridian.
8.
PursuanttoSection 11-16-4 A of the Zoning and Development Ordinance the owner
and/or developer shall enter into a Development Agreement, if such is required by the City.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS
OF FACT AND CONCLUSIONS OF LAW, the City Council does hereby Order and this does
Order:
1.
The applicant's request for annexation and zoning of approximately 33.26 acres to
Medium Density Residential (R-8), is granted subject to the terms and conditions of this Order
hereinafter stated.
2.
The application is for annexation and zoning of33.26 acres. The legal description
shall be prepared by a Registered Land Surveyor, Licensed by the State ofIdaho, and shall conform
to all the provisions of the City of Meridian Resolution No. 158. The legal description for
annexation must place this parcel contiguous to the Corporate City Limits per Ordinance No. 686.
3.
Developer shall be required to meet the conditions set forth and in the event the
conditions herein are not met by the Developer that the property shall be subject to de-annexation,
with the City of Meridian, which provides for the following conditions of development, to-wit:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-0 14)
PAGE 12 OF 19
c.
I.
I. On Page 2 of staff report allow applicant a 12' setback for the living area and 20' setback
for the garage.
2. On Page 6 of the staff report, delete Items 1 and 2 ITom annexation and zoning
conditions of approval.
B.
Adopt the Recommendations of the Meridian Planning & Zoning Department as follows:
ANEXA TION AND ZONING CONDTIONS OF APPROVAL
I.
Remove any existing domestic wells and/or septic systems within this project from their
domestic service, per City Ordinance Section 5-7-517, when services are available from the
City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
2.
A Development Agreement shall be required; the following shall be addressed in the
Development Agreement: pathway standards and fencing requirements for the pathway and
micropaths.
3.
The applicant and neighbors have held discussions and have alsopresented possible options
on the sewer alignment issue.
Adopt the Recommendations of the ACHD as follows:
Site Specific Conditions of Approval:
This section of Victory Road is not listed as a proposed project in the District's currently
adopted Five Year Work Program, but is in the currently.adopted 20-year Capital
Improvements Program. However, the applicant may receive reimbursement for dedicated
right-of-way from available collected impact fees, only if the roadway is listed in the current
CIP at the time of plan/plat approval. The ACHD Board of Commissioners authorizes the
expenditure of available collected impact fees for the purchase of right-of-way dedicated by
the applicant, with the applicant constructing a sidewalk as described below. However, if
funds cannot be secured, the applicant shall do one of the following:
i.
Dedicate by donation (or through a development offset agreement whereby the
applicant is reimbursed from impact fees to be collected solely from the
applicant's specific development project) an additionallO-feet of right-of-way
along Victory Road (35-feet total from centerline), and construct a minimum
5-foot wide concrete sidewalk along Victory Road in its ultimate location
(minimum 28-feet from centerline). Coordinate the location and elevation of
the sidewalk with District staff. The applicant should provide the District with
an easement for any portion of the sidewalk that is not located within the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 13 OF 19
ii.
right-of-way. The applicant should also be required to obtain a license
agreement for any landscaping located in the Victory Road right-of-way.
Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Victory Road in its ultimate location. The sidewalk
should be located no closer than 28-feet from the centerline of the right-of-
way. Provide the District with an easement for any portion of the sidewalk that
is not located within the right-of-way.
iii.
Do not dedicate additional right-of-way, but construct a minimum S-foot
wide concrete sidewalk along Victory Road, located at the back edge of the
existing right-of-way (iffeasible). Accomplish all necessary adjustments to
properly accommodate existing drainage and utilities.
2.
This section of Locust Grove Road is not listed in the adopted Capital Improvements
Plan; therefore, impact fees Cannot be used to purchase the right-of-way abutting the site.
Right-of-way dedication is not required with this application. If the applicant chooses to
dedicate the right-of-way, ACHD will not provide compensation. The applicant shall do
one of the fOllowing:
i. Dedicate by donation an additionallO-feet of right-of-way along Locust Grove
Road (35-feet total ftom centerline), and construct a minimum 5-foot wide
concrete sidewalk along Locust Grove Road in its ultimate location (minimum
28-feet from centerline). Coordinate the location and elevation of the sidewalk
with District staff. The applicant should provide the District with an easement for
any portion of the sidewalk that is not located within the right-of-way. The
applicant should also be required to obtain a license agreement for any
landscaping located in the Locust Grove Road right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum S-foot wide
concrete sidewalk along Locust Grove Road in its ultimate location. The sidewalk
should be located no closer than 28-feet from the centerline of the right-of-way.
Provide the District with an easement for any portion of the sidewalk that is not
located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Locust Grove Road, located at the back edge of the
existing right-of-way (iffeasible). Accomplish all necessary adjustments to
properly accommodate existing drainage and utilities.
3.
Construct a separate westbound left-turn lane on Victory Road at Ascaino A venue. The
applicant may choose to install the auxiliary turn lane either when the phase abutting the
subject auxiliary lane is being built, or when the warrant is met. If the later option is
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-0 14)
PAGE 14 OF 19
7.
8.
9.
10.
chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be
dedicated with the abutting final plat phase and constructed when the warrant is met. The
necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final
plat) is submitted. Coordinate the final design of the turn lane and taper with District
staff.
4.
Construct Ascaino Avenue to intersect Victory Road approximately 800-feet west of
Locust Grove Road and in alignment with the existing driveway on the north side of
Victory Road, as proposed. The street shall be constructed with a 36-foot street section
within 50-feet of right-of-way with curb, gutter and concrete sidewalks. AscainoAvenue
shall be constructed with 21-foot street sections on either side of the proposed center
median.
s.
Construct Cecina Street to intersect Locust Grove Road approximately 1,1 75-feet south
of Victory Road and in alignment with the existing driveway on the south side of Locust
Grove Road, as proposed. The street shall be constructed with a 36-foot street section
within 50-feet of right-of-way with curb, gutter and concrete sidewalks. Cecina Street
shall be constructed with 2 I-foot street sections on either side of the proposed center
median.
6.
Unless otherwise approved by District staff, the applicant shall construct all of the
internal roadways; Italy Street, Siena Street, Cecina Street, Arezzo A venue, Murlo
Avenue, Sarteano Avenue and Pienza Street as 36-foot street sections with curb, gutter,
and 4-foot wide detached concrete sidewalks (separated from the curb a minimum of 5-
feet), within 50-feet of right-of-way as proposed. The applicant shall provide the District
with an easement for the portions of the sidewalks that are not located within the right-of-
way.
Construct Italy Street to the west property line, as proposed. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub street with District staff.
Construct Arezzo Avenue to the south property line, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street with District staff.
Construct a stub street to Parcel # SII30I20700 to the west. Said stub street shall either
be in alignment with Pienza Street or offset from Pienza Street a minimum of 12S-feet
(measured centerline to centerline). Install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street with District staff.
Any landscape islandslmedians within the public right-of-way dedicated by this plat shall
FINDINGS OF FACT AND CONCLUSIONS OF LA W
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 15 OF 19
5.
6.
7.
8.
E.
be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
II.
Other than the access points specifically approved with this application, direct lot or
parcel access to Victory Road and Locust Grove Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plates).
12.
Comply with all Standard Conditions of Approval.
D.
Adopt the Recommendations of the Meridian Fire Department as follows:
I.
One and two family dwellings will require a fire-flow of I ,ODO gallons per minute available
for a duration of2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart. 1997 UFC Appendix ill-A
2.
Operational fIfe hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
3.
Acceptance of the water supply for fire Protection will be by the Meridian
Water Department.
4.
Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
AIl radii shall be 28' inside and 48' outside radius for all internal roads.
The roadways shall be built to Ada County Highway Standards with a minimum street width of
36'. UFC 902.2.]
The phasing plan may require that any rOadway greater than 150' in length that is not provided with
an outlet shall be required to have a turn around.
During the phased development of the project, two points of access will have to be provided to all
points of the project serving more than thirty homes.
Adopt the Narnpa & Meridian Irrigation District Recommendations as follows:
I.
The District requires a Land Use Change Application to be filed for review prior to
final platting. AIl laterals and waste ways must be protected. The District's Ten
Mile Drain courses along the eastern boundary with a recorded easement of one
hundred feet, fifty each side. This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any construction is
started, is unacceptable. All municipal surface drainage must be retained on site. If
any surface drainage leaves the site, the District must review drainage plans. The
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION ANÐZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 16 OF 19
Adopt the action of the City Council taken at their September 9,2003 meeting as follows:
F.
G.
1.
4.
developer must comply with Idaho Code 31-3805.
Adopt the RecoI1ù:nendations of the Central District Health Department as follows:
1.
This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2.
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3.
Run-off is not to create a mosquito breeding problem.
4.
Storrnwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5.
The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for storm water disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
The developer shall provide a sewer stub from TuscanyLakes Subdivision to the
property owned by Ms. Sue Howard, 7885 South Locust Grove Road, Meridian,
Idaho.
The City Attorney shall prepare for consideration by the City Council the appropriate
ordinance for the annexation and zoning designation of the real property which is the subject of the
application to (R-8) Medium Density Residential District and Meridian City Code § 11-7-2.
.5.
Subsequent to the passage of the Ordinance provided for in section 4 of this Order the
engineering staff of the Public Works Department shall prepare the appropriate mapping changes of
the official boundaries and zoning map~ as provided in Meridian City Code § 11-21-1 in accordance
with the provisions of the annexation and zoning ordinance.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 17 OF 19
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the City
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
Please take notice that this is a final action of the governing body of the City of Meridian.
Pursuant to Idaho Code § 67-6521 an affected person is a person who has an interest in real property
which may be adversely affected by the issuance or denial of the annexation and zoning and who
may within twenty-eight (28) days after the date of this decision and order seek a judicial review as
provided by Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the
;'/ "2 rd!
?;'> - day of
~p~~
,
,2003.
ROLL CALL
COUNCILMAN KEITH BIRD
VOTED~
COUNCILWOMAN TAMMY deWEERD
VOTED ~¡J
COUNCIL WOMAN CHERIE Mc CANDLESS
VOTED ~'}--
COUNCILMAN WILLIAM L.M. NARY
VOTED-þ
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 18 OF 19
MAYOR ROBERT D.. CORRIE (TIE BREAKER)
DATED: 9"" 23~tJ3
VOTED-
MOTION:
APPROVED: X
DISAPPROVED:
Attest:
c;~ ~~<f¡de....¡..
ByJ~~ &r 9- Dated:
City Clerk
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING TUSCANY VILLAGE - (AZ-03-014)
PAGE 19 OF 19
Meridian City Council Meeting
September 23, 2003
Pg,30f44
N.
o.
P.
G.
Findings of Fact and Conclusions of Law for Approval: AZ 03-
014 Request for annexation and zoning of 33.25 acres from RUT
to R-B zones for proposed Tuscanv VillaQe by Tuscany
Development, Inc. - south of East Victory Road and west of South
Locust Grove Road:
H.
Findings of Fact and Conclusions of Law for Approval: PP 03-
015 Request for Preliminary Plat approval of 136 building lots and
10 other lots on 33.25 acres in a proposed R-B zone for proposed
Tuscanv VillaQe by Tuscany Development, Inc. - south of East
Victory Road and west of South Locust Grove Road:
I.
Findings of Fact and Conclusions of Law for Approval: CUP
03-029 Request for a Conditional Use Permit for a Planned Unit
Development with reduced lot widths and setbacks for the
proposed Tuscany VillaQe by Tuscany Development, Inc. - south
of East Victory Road and west of South Locust Grove Road:
K.
Findings of Fact and Conclusions of Law for Approval: VAR
03-012 Request for a Variance to block length requirements for a
block on the south side of Clearbrook Street for Clearbrook
Estates Subdivision by RK Development, LLC - west of North
Meridian Road and south of West Ustick Road:
L.
Findings of Fact and Conclusions of Law for Approval: CUP
03-024 Request for a Conditional Use Permit to construct a new
dental clinic in an L-O zone for SeeQmiller Dental by Dr. Dave
Seegmiller - south of East Gala Street and east of South
Millennium Way:
M.
Findings of Fact and Conclusions of Law for Approval: CUP
03-037 Request for a Conditional Use Permit to move into older
home used as office space, pave portion of adjacent lot, use as
dealership for used automobiles in a C-G zone for O.P.M.
Enterprises by O.P.M. Enterprises, Inc. - 1065 East Fairview
Avenue:
Development Agreement: AZ 03-004 Request for annexation
and zoning of 1.37 acres from R-1 to L-O zones for Montvue
Medical Clinic by Pinnacle Engineers, Inc. - 360 East Montvue
Drive:
Sewer and Water Main Easement for Cherry Crossing:
Sewer Easement for Tuscany Village:
Meridian City Council Meeting
September 23, 2003
Pg,4of44
Q.
Streetlight Agreement for Burney Glen No.1:
R.
Approve Contract for Stenographic Services - MD Willis, Inc.:
S.
Resolution No. Approving the
Memorandum of Understanding with Meridian Firefighters
Local 2311 regarding Wages:
T.
Resolution No. Approving Collective
Labor Agreement with Local #2311 International Association of
Firefighters:
De Weerd: Okay. Consent Agenda.
Bird: Madam President?
De Weerd: Mr. Bird.
Bird: I would move that we approve the Consent Agenda with Item J being moved to
the regular agenda item as five J and for item S, the resolution approving --
understanding the Meridian Firefighters regarding wages, be tabled until October 7th,
2003, and that the Council President sign and the Clerk attest to all proper papers.
Nary: Second.
De Weerd: Okay. It's been moved and seconded with changes to items J and S. Mr.
Clerk, roll call.
Roll Call: McCandless, yea; Nary, yea; de Weerd, yea; Bird, yea.
De Weerd: Thank you.
MOTION CARRIED: ALL AYES.
Item 4:
Department Reports
A.
Finance Department:
1.
Finance Report:
De Weerd: Okay. Item number four is Department Reports. We will start with item A
with the Finance Department. Stacy.
Kilchenmann: Madam President, members of the Council, I don't really have anything
in particuiar to point out with the financial statement this month, except for a coupie
pleasant items that bond rates are going up and we have purchased some bond rates
Meridian City Council
October 21, 2003
Page 2 of 68
H.
I.
J.
B.
Tabled from October 14, 2003: Resolution No.
Approving the Memorandum of Understanding with Meridian
Firefighters Local 2311 regarding Wages:
C.
Tabled from October 14, 2003: October 2003 Addendum to
Development Agreement Correcting the legal description for
AZ 00-026 Bear Creek Subdivision No.6 (fka I approved as
Kodiak Deveiopment):
D.
Findings of Fact and Conclusions of Law for Approval: VAC
03-005 Request to vacate 29 feet of right of way along the
alignment of Venabie Lane for Cedar Sprinqs No.3 by Howell
Murdoch Development, Corp. - west of North Meridian Road and
north of West Ustick Road:
E.
Findings of Fact and Conclusions of Law for Approval: CUP
03-038 Request for a Conditional Use Permit for a tri-plex in an R-
15 zone for Troy Palmer Tri-Plex by Troy Palmer - 1236 East 2 Y:,
Street:
F.
Findings of Fact and Conclusions of Law for Approval: CUP
03-040 Request for a Conditional Use Permit for a Planned
Development for shell and core for multi-floor medical office
building in an L-O zone for Meadow Lake Villaqe Medical Office
by Hummel Architects, PA - east of North Eagle Road and south
of East Franklin Road:
G.
Findings of Fact and Conclusions of Law for Approval: AZ 03-
017 Request for annexation and zoning of 6.00 acres from RUT to
R-4 zones for proposed Parkway Subdivision by Six Point
Development, LLC - 355 West Ustick Road:
Findings of Fact and Conclusions of Law for Approval: PP 03-
022 Request for Preliminary Plat approval of 14 building lots and 3
other lots on 6.00 acres in a proposed R-4 zone for proposed
Parkway Subdivision by Six Point Development, LLC - 355 West
Ustick Road:
Development Agreement: AZ 03-016 Request for annexation
and zoning of 80.51 acres from R-1 to C-G zones for proposed
Silverstone Business Campus by Sundance Investments -
southeast corner of East Overland Road and South Eagle Road:
Development Agreement: AZ 03-014 Request for annexation
and zoning of 33.25 acres from RUT to R-8 zones for proposed
Meridian City Council
October 21. 2003
Page 3 of 68
Tuscany VillaCie by Tuscany Development, Inc. - south of East
Victory Road and west of South Locust Grove Road:
K.
Development Agreement: AZ 03-013 Request for annexation
and zoning of 79.77 acres from RUT to R-B, C-G and L-O zones for
proposed Kelly Creek Subdivision by Kevin Howell Construction -
northwest corner of North Linder Road and West McMillan Road:
L.
Water Main Easement for the Sonoma Square Building in
Bonito Subdivision - Kimball Properties Limited:
M.
Acknowledgement of Judges and Clerks for November 4, 2003
General Election as submitted by Elections Coordinator lova
June Pack:
De Weerd: Item three is the Consent Agenda. Piease note on item B, the resolution
number is 03-415.
Bird: Madam President?
De Weerd: Mr. Bird.
Bird: I'd move that we approve the Consent Agenda, including resolution number 03-
415 and for the President of the Council to sign and the Clerk to -- Deputy Clerk to
attest all papers that need be.
Nary: Second.
De Weerd: Okay. It's been moved and seconded to adopt the agenda as stated. Or
Consent Agenda. Mrs. Deputy Clerk -- Sharon, will you call roll.
Roll Call: McCandiess, yea; Nary, yea; de Weerd, yea; Bird, yea.
MOTION CARRiED: ALL AYES.
Item 4:
Department Reports:
De Weerd: Okay. Item four does not show any department reports. Are there any?
Item 5:
(Items Moved from Consent Agenda)
De Weerd: Okay. We did not move any items from the Consent Agenda for item five.
Item 6:
Continued from October 14, 2003: Ordinance No.
Amending Ordinance 03-1033 Correcting the legal description for AZ