HomeMy WebLinkAboutSheridan Place Subdivision AZMERIDIAN PLANNING & ZONING MEETING
APPLICANT CMD, Inc.
1, 2004
REVISED AZ 03-029
ITEM NO. 12
REQUEST Public Hearing -- Request for annexation and zoning of 26.48 acres from RUT to R-8(PD)
zones for proposed Sheridan Place Subdivision — north of East McMillan Road and east of North
Locust Grove Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of Posfing
COMMENTS
See attached staff Comments
No Comment
No Comment
See attached Comments
No Comment
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Contacted: ) �Q�� Date: '' Phone:
Emailed: Staff Initials:,
Materials presented of public meetings shall become property of the City of Meridian.
MAYOR
Tammy de Weerd
CTCY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
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STAFF REPORT: Transmittal Date: March 26, 2003
P&Z Hearing Date: April 1, 2004
To: Mayor, City Council and Planning & Zoning Commission RE V E IVE l
From: Steve Siddoway, Associate Planner MAR 2 512004
Bruce Freckleton, Senior Engineering Tech
City Of Meridian
Re: Sheridan Place Subdivision—Revised City Clerk Office
Annexation and Zoning of 26.48 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by CMD, Inc. (File No. AZ -03-029).
Preliminary Plat Approval of Fifty (50) Building Lots and Fifteen (15) Other
Lots on 15.34 Acres in a Proposed R-8 Zone, by Doug Campbell. (File No.
PP -03-035).
• Conditional Use Permit Approval for a Planned Development of Single -
Family Homes, on 15.34 acres in a proposed R-8 Zone, with reduced setbacks,
lot frontages, house sizes, and increased block length by Doug Campbell.
(File No. CUP -03-060).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS UPDATE
This report is based on the revised applications for Sheridan Place Subdivision. The project was
originally scheduled for hearing on December 18, 2003, but was pulled from the agenda upon
request of the applicant. The project was then revised, resubmitted, and scheduled for a new
hearing on April 1, 2004. The primary difference between the revised plans and the original
submittal is the addition of 4 lots along the southeast portion of the project, which are accessed
from Edinburgh Place Subdivision.
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The parcel that the four new lots are on is currently under the same ownership as the balance of
the project, but is considered an `illegal lot split" by Ada County. The parcel was split from the
existing residential parcel immediately south that fronts on McMillan Road. The illegal lot split
issue is currently in litigation between the owner and Ada County. The issue has had a hearing,
but is currently awaiting a ruling from the judge.
The larger parcel that creates the southwest portion of the project has a pending code violation
issue with Ada County regarding storage of junk vehicles. According to the code enforcement
officer, a letter was sent to the owner regarding the violation on January 12, 2004, but to date the
owner has not responded. Enforcement actions are currently on hold, pending the outcome of
the subject annexation request. The assumption is that if the project is approved an annexed by
the City, any existing violations will be removed by the applicant upon subdivision and
development of the property.
APPLICATIONS SUMMARY
The applicants, CMD Inc. and Doug Campbell, have applied for Annexation and Zoning (AZ),
Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval of
fifty (50) single-family residential building lots and fifteen (15) other lots. The plat and CUP
comprise approximately 15 acres; the annexation is for just over 26 acres. The annexation is
larger because it also contains the existing Idaho Power substation at the corner of Locust Grove
and McMillan Roads as an annexation path contiguous with Havasu Creek Subdivision.
The net density of the proposed plat is 4.34 d.u./acre (gross density is 3/26 d.u./acre), which is in
accord with both the proposed zoning district (R-8) and the Comprehensive Plan (Medium
Density Residential). The CUP/PD application requests reduced setbacks, reduced lot frontages,
reduced lot sizes, reduced minimum house square footage, and block lengths in excess of 1000
feet. These proposed modifications are detailed below. This is a single phase development.
The proposed PD amenities include a tot lot and gazebo/barbeque area in the central 0.32 acre
common lot. These amenities are depicted on the submitted landscape plan, and are described in
the applicant's letter accompanying the CUP/PD application. The project contains 5.28% open
space.
The applicant has asked for the following modification and/or reductions as part of the proposed
Planned Development:
R-8 Zone:
Lot Size- City Requirements
6,500 sq.ft.
(Minimum)
Proposed Lot Sizes
7,000 sq. ft.
(Minimum)
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Lot Frontage -City Requirements Proposed Frontaee
65'minimum 60' minimum
Setbacks- City Requirements Proposed Setbacks
Front: 15' living area Front: 15' living area and
and side entry garages non -front entry garages
Rear: 15' Rear: 15'
Interior Side: 5'
House Size- City Requirements
1,301 sq. ft. minimum
Interior Side: 5' single story
and two story buildings
Proposed Size
1,200 sq. ft. minimum
Discussion: The proposed minimum lot size is actually larger than the City standard, so staff
recommends keeping the City's minimum intact. Staff has no objection to the requested frontage
reduction to 60 feet, and recommends approval of the reduced frontage. The requested setbacks
are already permitted outright by ordinance, so no reduction to setbacks is needed. However, the
applicant has requested that a portion of the sidewalk be placed in an easement at the front of the
property. In this instance, Staff recommends that the setback for garages be measured from the
edge of sidewalk rather than the lot line. The plat specifies that the requested reductions to the
minimum house size is for specific lots: Lots 10-12 & 14-19, Block 4 and Lots 2-8, Block
5; all other lots will be increased to a 1,500 s.f. minimum. The applicant also requests
permission to exceed the 1,000 -foot maximum block length; the longest block proposed is
approximately 1,150 feet.
The legal descriptions submitted with the application appear to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits at
the corner of Havasu Creek. The subject property is within the Urban Service Planning Area and
essential City services are or can be made available to the subject property. Staff recommends
approval of the project upon resolution of the issues contained in this report.
LOCATION
The property involved in the subdivision and conditional use permit is located on the north side
of McMillan Road, approximately 1/8 mile east of Locust Grove Road. The annexation also
includes the Idaho Power substation at the southeast comer of Locust Grove and McMillan
Roads.
SURROUNDING PROPERTIES
North: Vienna Woods Subdivision, zoned R4 (Ada County).
South: Vacant land—proposed Settlement Bridge Subdivision, zoned RUT (Ada County).
East: Edinburgh Place Subdivision, zoned R4 (Ada County).
West: Rural residential properties, zoned RUT (Ada County).
OWNER OF RECORD
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The property owners of record are James and Diane Fuhrman. James Fuhrman has provided
notarized consent for submission of these applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan and Future Land Use Map.
The proposed single family residential project is shown as Medium Density
Residential (3 to 8 d.u./acre). The proposed density -3.26 d.u./acre gross and
4.34 d.u./acre net are within the range designated by the Comprehensive Plan.
The Idaho Power substation site is designated as Public/Quasi Public on the
Future Land Use Map and would be considered a "public service facility" in the
zoning schedule of use control, which is permitted with design review (PDR) in
the R-8 zone per Ordinance 11-8-1. Additional applicable policies from the
Comprehensive Plan are detailed on page two (item 7) of the applicants' letter
regarding the annexation. Staff concurs with the applicants' analysis.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning –for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed single-family development would be allowed within
the requested R-8 zone, (if the accompanying Conditional Use Permit for a
Planned Development is also approved).
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
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railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that the land to the north and east has been developed in a manner
similar to the proposed subdivision, with single-family residential subdivisions.
Vienna Woods Subdivision #1 to the north has a gross density of 2.9 d.u./acre.
Edinburgh Place Subdivision #1 to the east has a gross density of 3.1 d.u./acre.
The proposed project has a gross density of approximately 3.3 d.u./acre. ACHD
has reviewed the adjacent street capacity and has approved the proposed
subdivision (with conditions).
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed use (single family residential) will change the
existing character of the area, which is currently rural residential. However, the
change is harmonious with the properties to the north and the intended character
envisioned by the Comprehensive Plan, as described above.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written)
to determine whether or not the proposed use will be disturbing or hazardous to
the existing or future neighboring uses. Staff does not anticipate that the proposed
residential uses will be hazardous or disturbing to future or existing neighbors, as
long as landscaping, fencing and other recommended conditions are exercised.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed may be served adequately by all
essential public facilities and services. Water and sanitary sewer service are
proposed to be extended from existing main lines adjacent to the proposed
development. Please review Parks, Police, Fire Department comments, contained
toward the end of this report, further information regarding public services.
The Public Works Department has determined that an additional water supply is
needed in this vicinity. To that end, the Public Works Department has acquired
rights to drill a test well south of Chinden Blvd. Drilling of this test well is
currently scheduled to be completed by June 1', however it should be pointed out
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that there are no guarantees that this well will prove out, or that water rights
protests won't be filed. The Public Works Department is concurrently working on
an alternative that would provide fire flow to the area via piping from a lower
pressure zone. Staff is confident that this issue can be resolved. However, we
must recommend that City approval of the final plat be withheld until such time
that the supply issue is resolved.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
If approved, the developer will finance the extension of sewer, water, utilities and
pressurized irrigation to serve the project. The primary public costs to serve the
future residents will be fire and police services, and the construction of a new
municipal well in the vicinity. Staff finds that there will not be excessive
additional requirements at public cost and that the annexation and zoning will not
be detrimental to the community's economic welfare.
I: Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area. At ten vehicle trips per single-family residence, the proposed
project is anticipated to generate 500 vehicle trips per day. Staff recognizes the
fact that traffic and noise will increase with the approval of this subdivision;
however staff does not feel that the amount generated will be detrimental to the
public welfare of the city.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
According to the ACHD report, "The applicant is proposing to construct the main
entrance, North Schubert Way, to intersect McMillan Road approximately 180 -
feet west of the east property line. This roadway location meets District policy
and should be approved with this application." Staff does not believe that the
subdivision will cause significant interference with traffic on the surrounding
public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
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Staff finds that at least six existing mature trees will be removed to accommodate
the proposed entry road. Any existing trees larger than 4" caliper that are removed
shall be mitigated for, per the Landscape Ordinance. If any trees are deemed to
be a hazard, diseased or dying by the City Arborist, Elroy Huff, prior to removal,
mitigation will not be required for those trees. Staff recommends the applicant
verify the status of the existing trees prior to submitting final plat and detailing
any required mitigation on the detailed landscape plan submitted with the final
plat.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of the
City. The project is consistent with the Comprehensive Plan.
ANEXATION AND ZONING COMMENTS
1. Existing Wells & Septic: Any existing domestic wells and/or septic systems within this
project will have to be removed 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. Substation: The Idaho Power substation, which is part of the annexation request,
currently has no sidewalks along Locust Grove or McMillan Road. ACHD's requirement
for sidewalks is not triggered by annexation, but by development of the property. Since
the property is already developed, sidewalks will not be built on the property, unless the
City requires them to be built as part of a Development Agreement with the annexation.
Road and sidewalk improvements by ACHD for this area are not part of the 5 -year work
program or the 20 -year work program. Therefore, if the City desires to have sidewalks at
this location within the next 20 years, the applicant should be required to construct them
as part of a development agreement for the project. See Comment #3.
Another pending application, Settlement Bridge Subdivision (findings for approval are
scheduled for the April 6 Council hearing) surrounds the Idaho Power site and would
connect sidewalks to the subject property both along McMillan Road and Locust Grove
Road. Requiring sidewalks on the substation property will continue the sidewalks to the
intersection.
Existing ditches along both frontages complicate the sidewalk placement and may have to
be piped or relocated to accommodate the sidewalk. Staff recommends that the applicant
coordinate with ACHD and the applicant of Settlement Bridge to prepare a layout of the
sidewalks prior to City Council taking action on the annexation request.
The substation site does have several existing trees and large shrubs, which help buffer
the site from surrounding properties. However, the front 30+ feet of the property along
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Locust Grove is currently just dirt. Current ordinance would require a 25 -foot street
buffer in this location to be fully landscaped with street trees and vegetation. Beyond the
dirt area, the existing site does have about 55 feet of trees and gravel, plus an additional
25 feet of very large shrubs that help screen the substation. The Commission and Council
should consider whether any additional landscaping should be required in the front area
of the property, where it is currently dirt. As an alternative, Staff would recommend
foregoing the landscaping upgrade to secure the sidewalks, if necessary.
Multi -Use Pathway: The Comprehensive Plan shows a multi -use pathway along the
North Slough Canal, which runs along the north side of the Idaho Power substation. The
adjacent development, Settlement Bridge, is constructing the multi -use pathway on their
property and stubbing it to the substation property. Staff recommends that the applicant
be required to continue the multi -use pathway to the corner of McMillan and Locust
Grove. Since the pathway is being constructed on the north side of the North Slough, the
pathway can be built in lieu of the sidewalk along McMillan, described in 92 above. The
same provision was made for Settlement Bridge. The applicant should coordinate with
the Parks Dept. regarding the location and design of the pathway prior to the hearing, if
possible.
4. Development Agreement: A Development Agreement (DA) shall be entered into
between the City of Meridian and the Applicant as part of the Annexation application.
The DA shall outline any special conditions placed upon the Preliminary Plat and
Conditional Use applications. It should also require sidewalks and a multi -use pathway
adjacent to the existing Idaho Power substation and reference a design to be submitted for
review and approval prior to Council action on the annexation.
5. Outmcel: The proposed annexation creates an outparcel of the front half of the property
involved in the illegal split lawsuit, as described on page 2. The applicant has tried
unsuccessfully to get the current owner of the outparcel to join the subject annexation
request. Since the owner refuses to be part of the annexation request, the Commission
and Council should consider whether it is appropriate to require the current applicant to
submit a legal description for the outparcel (Parcel # S0529336475) that can be used by
the City to annex the parcel at a later date. Similar provisions have been made for such
parcels in the City of Nampa.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "hi determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
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As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan, provided the Commission and Council grant the requested planned
development. See Annexation and Zoning Analysis item "A" above.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development, with
the exception of domestic water supply. See Annexation and Zoning Analysis item "G"
above.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because
the developer is installing sewer, water, local street infrastructure, utilities and irrigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation
and Zoning Analysis items "G" and "H" above. The issue regarding water supply and a new
well site must be resolved prior to approval of the final plat for the project.
d. The public Financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The Meridian Police and Fire Departments will be able to serve the proposed
development, per their conditions at the end of this report. See Annexation and Zoning
Analysis items "G" and "H" above.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis; no hazardous natural features
have been identified on the site.
SPECIAL CONSIDERATIONS—PRELIMINARY PLAT
1. Street Buffer: The Comprehensive Plan designates McMillan Road as an entryway
corridor in front of the proposed subdivision. Therefore, per ordinance 12-13-10-4, a 35 -
foot buffer is required along McMillan Road. The plat shows a 25 -foot buffer on the
west side of the entry road and a 46 -foot buffer on the east side. The applicant should
revise the buffer on the west to be at least 35 feet wide. This will still allow the existing
structure to meet required side setbacks. See Site Specific comments #2 and #3.
2. Access Easement: The neighboring property owner to the west, Mr. Buckley has
submitted a copy of a Warranty Deed showing a dedicated 25 -foot wide easement along
the west side of the proposed Sheridan Place subdivision, adjacent to his property. Mr.
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Buckley indicated to staff that there are 25 -foot easements on both sides of the common
property line for the purpose of access to the back portion of the property. The applicant
should address this easement at the public hearing. Staff recommends that the applicant
either modify the plat to accommodate the easement or secure permission to vacate the
easement. This issue needs to be resolved before this plat goes on to City Council.
3. Existing Trees: The existing trees along McMillan are shown as `to be removed'; these
could be retained and the sidewalk could meander around the existing trees to preserve
them. See the third bullet under comment #3 below.
4. Domestic Water Supply: The Public Works Department has determined that an
additional water supply is needed in this vicinity. To that end, the Public Works
Department has acquired rights to drill a test well south of Chinden Blvd. Drilling of this
test well is currently scheduled to be completed by June 15`, however it should be pointed
out that there are no guarantees that this well will prove out, or that water rights protests
won't be lodged. The Public Works Department is concurrently working on an alternative
that would provide fire flow to the area via piping from a lower pressure zone. Staff is
confident that this issue can be resolved, however, we must recommend that City
approval of the final plat be withheld until such time that the supply issue is resolved.
See comment #5 below.
SITE SPECIFIC COMMENTS—PRELIMINARY PLAT
All conditions of the accompanying Conditional Use Permit application shall also be
considered conditions of the Preliminary Plat.
2. The plat shall be modified to accommodate a street buffer at least 35 feet wide.
3. The landscape plan shall be modified per the following:
• Street buffers along McMillan shall be at least 35 feet wide.
• The sidewalks throughout the project do not connect to the curb at intersections.
The sidewalks shall be modified to connect to the curb at all street intersections,
with standard handicap -accessible curb cuts per ADA.
• Retain the existing trees along McMillan and meander the sidewalk around the
existing trees to preserve them.
• The landscape plan depicts grass up to the edge of pavement along McMillan
Road. Unless curb and gutter are being constructed along McMillan, modify the
plan to show a 10 -foot gravel shoulder. The remainder shall be landscaped with
grass as shown.
• A stormwater seepage bed is proposed to be incorporated into the street buffer,
but no vegetative treatment is shown over it. The full buffer shall be vegetated in
accordance with the Landscape Ordinance.
• The three trees shown along McMillan east of Schubert are shown in the right-of-
way, not on private property. Either shift the trees onto the street buffer lot, or
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verify that the location will not interfere with the ultimate location of curb and
gutter and obtain a license agreement with ACHD.
4. Sanitary sewer service to this subdivision shall be via an extension from an existing
mainline stub in the Vienna Woods Subdivision, which flows to an existing temporary
sewage lift station. The applicant will be responsible to construct the sewer and water
mains to and through this proposed development, thereby making them available to
adjacent properties. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service. Applicant will be
responsible for payment of applicable lift station upgrade costs, and latecomers fees to
reimburse those responsible for extending service into the area.
5. Municipal water to this site shall be via extensions from existing mains in N. Locust
Grove, N. Schubert Avenue, and E. Meadow Creek Drive. Applicant will be responsible
to construct the water mains to and through this proposed development, thereby making
them available to adjacent properties. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard forms of easements, for any mains that are required to provide service.
Applicant will be responsible for payment of applicable latecomers fees to reimburse
those responsible for extending service into the area. City approval of the final plat shall
be withheld until such time that the domestic water supply issue is resolved.
6. The applicant shall meet with the City Arborist prior to submittal of the final plat
application and detail all mitigation requirements on the final plat landscape plan.
7. The Applicant has indicated that the pressurized irrigation system within this
development is to be owned and operated by the Sheridan Place HOA. Underground
year-round pressurized irrigation must be provided to all lots within this development
(MCC 12-5-2.N). The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The 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 City Engineer. A draft copy of the pressurized irrigation system
O&M manual must be submitted prior to development plan approval.
8. Staff recommends incorporating the gravity irrigation pipe that is shown in Lot 9, Block
4, into Lot 8, Block 4, thereby eliminating the need for Lot 9, Block 4. Free access to any
control headgates located in the rear yard of Lot 8 would have to be guaranteed, and the
type of pipe may need to be upgraded to provide a higher level of protection from
accidental dig -in by the lot owner. The side yard easement on Lot 8 will need to be
widened to provide space for the operation and maintenance of this ditch facility. Staff
believes that this is a better alternative than creating a potential strip of weeds that goes
nowhere.
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9. A detailed fencing plan shall be submitted with the application for final plat. A 6 -foot
solid fence shall be required around the perimeter of the subdivision unless the City
agrees in writing that such a fence is not required. Applicant shall address intended
fencing design at the public hearings.
10. The applicant should consider changing the retention pond that is shown on the north end
of Block 3 to a sub -surface drainage facility since it appears that ground water levels
won't be a problem on this site.
11. Revise note number 5 to provide 14 -foot wide public utilities, drainage and irrigation
easements along the 50 -foot wide street section, and the standard 10 -foot width on the
77 -foot section. This extra width is necessary due to the sidewalk encroachment into the
lots by 4 -feet.
12. Where a sidewalk is located on an easement within a residential property, the setbacks
noted on the PD Site Plan, and those noted in the PD Application shall reflect that front
setbacks shall be measured from the back of sidewalk, not from the property line.
13: In accordance with MCC 12-13-10-8, Applicant shall provide 5 -foot detached sidewalks
adjacent to McMillan Road. Applicant shall also provide 4 -foot detached sidewalks
internally, as depicted on the preliminary plat and landscape plan with connection to the
curb at intersections, as noted above.
14. Submit ten copies of a revised plat and landscape plan in compliance with the conditions
of this report and the direction of the P&Z Commission at least 10 days prior to the next
hearing on this project.
GENERAL COMMENTS—PRELIMINARY PLAT
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Any pathways or micropaths within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat application.
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6. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13-
10-8.
7. 250 and 100 -watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), with written
approval or non -approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
9. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100 -year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field 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 1 -foot above.
10. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that are removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
13. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
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Planning & Zoning Commission/Mayor & City Council
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Page 14
14. Staff s failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for
compliance.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features. All residential lots are of adequate size and shape to
accommodate homes that would comply with the proposed bulk and dimensional
standards.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff finds that if the modifications required in this report are done,
the application will meet the requirements of the Planned Development and other Zoning
Ordinances. See items A and C under Annexation and Zoning Analysis.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
AZ03-029, PP43-035, QIP -03-060 Sheridan Plaza-Aevieed PP.COP
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proposed conditional use shall be able to provide adequately any such services;
See comments under Annexation & Zoning Analysis item G.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item I.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See comments under Annexation & Zoning Analysis item J.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS—CONDITIONAL USE PERMIT
1. Reduced Standards: The requested modifications from standard ordinance requirements
are detailed on page 2 of this report. The Commission and Council should consider the
appropriateness of the requested modifications. See Site Specific Condition #2.
2. Amenities: The proposed amenities for the planned development are depicted on the
landscape plan and are described the applicant's letter. The first amenity is proposed to
be a gazebo with a barbeque ($5,000 minimum per applicant's letter). The second
amenity is proposed to be a tot lot playground ($4,000 minimum per applicant's letter).
Both amenities are located on Lot 6, Block 3. Staff questions whether a $,4,000
minimum tot lot will be sufficient for the proposed development. According to Jim
Haemker of Haemker General Contracting, who is a federally certified installer of
playground equipment in the Meridian area, most of the commercial -grade play structures
recently installed in Meridian Subdivisions cost approximately $15-20,000. Once you
add in approximate costs for excavation ($800), curbing ($2000), soft -fall engineered
wood fiber ($2500), and installation ($5,000), the final cost can easily reach $25-
30,000). Homeowner -grade play structures can be found for around $4,000, but would
AZ -03-029, PP4W5, COP -03-060 She ida Place-RevisedA TP.Q
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Page 16
not be appropriate for a subdivision common lot. The applicant should detail at the
hearing the type of play structure intended for the subdivision. The Commission and
Council should review these proposed amenities and determine if they are "appropriate to
the size and uses of the proposed development" per Ordinance 12-6-2.3. Staff
recommends approval of the amenities upon the above clarification. See Site Specific
Condition #3.
3. Police Department Concerns: The Police Department is requesting a stamped concrete
crosswalk for pedestrians east of the intersection of N. Schubert Way and E. Roaring
Creek, crossing E. Roaring Creek Drive. They are also requesting that N. Schubert Way
be posted as `No Parking' and that the applicant provide a parking plan for visitor
parking prior to issuance of building permits on the project. See Police Department
Conditions on pages 16-17.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the annexation and preliminary plat as a
condition of the Conditional Use Permit.
2. The project shall conform to the modified dimensional standards, as follows:
• Minimum lot frontage: 60 feet.
• Minimum house size on Lots 10-12 & 14-19, Block 4 and Lots 2-8, Block 5
shall be 1,200; all other lots shall be 1,500 s.f. minimum.
• The applicant is granted permission to exceed the 1,000 -foot maximum block
length as depicted on the approved plat; the longest block proposed is
approximately 1,150 feet.
• Setbacks for the entry of a garage will be measured from the back of sidewalk.
3. The following amenities are required for the project: Playground equipment and Gazebo
with Barbeque. Amenities shall be installed as depicted on the landscape plan and as
described during the public hearing.
FIRE DEPARTMENT CONDITIONS
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 400' apart. International Fire Code Appendix D
2. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
C. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
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Page 17
e. Fire Hydrants shall be placed on comers.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. 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 an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
Provide a 20' wide Fire Lane for all roadways.
6. A minimum of two points of access will be required for any portion of the project, which
serves more than 50 homes. This shall be measured off of the center line of the street.
The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
PARKS DEPARTMENT CONDITIONS
Pathway and Trail Standards: Pathway and Trail standards: The proposed pathway
and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks
and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
POLICE DEPARTMENT CONDITIONS
The pedestrian access to the proposed tot lot/barbeque area is not well-defined. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic. Place a stamped concrete or
similar crosswalk east of the intersection of N. Schubert Way and E. Roaring Creek,
crossing E. Roaring Creek Drive.
2. Maintain clear vision into the pedestrian path from the adjacent streets.
3. Since there is only 20 feet between the medians in N. Schubert Way and the adjacent
curb, no parking will be allowed along Schubert from the entrance on McMillan Road to
E. Roaring Creek. Prior to issuance of building permits, the applicant shall provide a
parking plan for the adjacent lots showing how additional guest parking will be
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Page 18
accommodated for each lot. Sign the street as `No Parking' with 4 signs on each side of
the street.
RECOMMENDATION
Staff recommends approval upon resolution of the following issues:
1. Sidewalks/pathway around the substation,
2. outparcel legal description,
3. existing trees along McMillan that are shown as `to be removed'
4. street buffer width and other landscape plan modifications,
5. Mr. Buckley's access easement,
6. water supply
7. reduced dimensional standards,
8. proposed amenities,
9. and the Police Dept. concerns.
AZ -03-029, PP -03-035, CUP -03-060
Shnidaa PlaccRevised AZ.PPCUP
nave t. wynKoop 1st Vice F'resldent
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Ada County Highway District
318 East 37th
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
March 16, 2004
To: Doug Campbell RE(`f IVE
4070 West Nieman
Meridian, Idaho 83642 MAR 19 ?004
Subject: MPP03-035/MAZ03-029--Revised 01,y Of Nlendian
Sheridan Place Subdivision -:ly C1grk Odic e
McMillan Road and Locust Grove Road
On March 16, 2004, the Ada County Highway District staff acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
Sincerely,
Lori Den Hartog
Senior Development Analyst
Right-of-way & Development Services
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Engineering Solutions
150 E. Aikens Street, Suite B
Eagle, Idaho 83616
Ada County Highway District
Right-of-Wav & Development Department
Planning Review Division
This application requires Commission action due to this project is located within the North Meridian Planning
Area and the applicant is requesting a modification of policy to utilize an existing driveway that intersects
McMillan Road. This item is scheduled to be on the consent agenda on Wednesday November 19, 2003 at
6:30 pm. Tech Review for this item was held with the applicant on Friday November 7, 2003.
On March 3, 2004 the District received a revised conditional use and preliminary plat application for this site.
The revisions are shown in blue type and are approved at the staff level as of March 16, 2004. Please refer
to the attachment for request for reconsideration guidelines. Staff contact. Andrea N. Tuning, 208 -387 -6177 -
phone, 208 -387 -6393 -fax, atunina@achd.ada.ld.us
File Numbers: Sheridan Place/MPP03-035/MCUP03-060/MAZ03-029
Site address: North side of McMillan Road east of Locust Grove Road
Owner: James Fuhrman
1860 East McMillan Road
Meridian, Idaho 83642
Applicant: Doug Campbell
4070 West Nieman
Meridian, Idaho 83642
Representative: Engineering Solutions, LLP
150 East Aikens Street, Suite B
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian for annexation, rezone and preliminary plat
approval. The applicant is requesting annexation and rezone approval of 26.63 -acres and conditional use
and preliminary plat approval of 15.34 -acres. The site is currently zoned RUT and is proposed to be rezoned
to R-8. The applicant is proposing to construct a 50 -lot single-family residential subdivision on 15.34 -acres.
The site is located on the north side of McMillan Road just east of Locust Grove Road.
Acreage: Annexation — 26.63 -acres CU and Preliminary Plat — 15.34 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 50 -lots (Original was 46 lots.)
Common Lots: 15 -lots
Vicinity Map
Original Application Revised Application
I m
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A. Findings of Fact
Trip Generation: This development is estimated to generate 490 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application. The following is
the executive summary of the North Meridian Traffic Study:
The proposed 12 -square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
♦ The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
♦ The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass -by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
♦ At build out, traffic on the arterials is expected to significantly increase.
♦ All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
♦ The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
♦ Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
♦ At full build out, the following improvements may be anticipated within the study area:
o 5 -lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
o 3 -lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: The site currently has an existing single-family residential home.
5. Description of Adjacent Surrounding Area:
a. North: Vienna Woods Subdivision
b. South: 10.11 -acre site owned by Idaho Power and a 60.323 -acre site with a single-family
residence
c. East: Edinburgh Place Subdivision and a 1.0 -acre site with a single-family residence
d. West: An 8.020 -acre site with a single-family residence, 3.380 -acre site with a single-family
residence and a 5.120 -acre site with a single-family residence
6. Impacted Roadways
McMillan Road:
Frontage: 3354eet
Functional Street Classification: Minor arterial
Traffic count: East of Locust Grove Road was 5,135 on 6-20-01
Level of Service: Currently better than C
Speed limit: 50 MPH
An acceptable level of service for a 2 -lane minor arterial is a level of service E or better. To obtain a
level of service E or better a roadway should have less than 15,499 vehicle trips per day.
Roadway Improvements Adjacent To and Near the Site
McMillan Road is currently improved with 2 -traffic lanes with NO curb, gutter or sidewalk abutting the
site.
McMillan Road is improved with sidewalk abutting Edinburgh Place Subdivision.
8. Existing Right -of -Way
McMillan Road currently has 50 -feet of right-of-way (25 -feet from centerline).
3
9. Existing Access to the Site
The site has an existing 20 -foot wide driveway that intersects McMillan Road at the east property line.
10. Site History
The District has not previously reviewed a development application for this site.
11. Capital Improvements Plan/Five Year Work Program
This segment of McMillan Road is not scheduled in the District's Five Year Work Program.
This segment of McMillan Road is scheduled as project #73 in the Capital Improvements Plan.
McMillan Road is anticipated to be reconstructed as a 5 -lane roadway with curb, gutter, sidewalk and
bike lanes within 96 -feet of right-of-way in the year 2015.
12. Other Development in Area
Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many
developers are prepared to plat entire section -miles, and have site plans developed. The preliminary
plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and
city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area:
♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of
Meridian.
♦ On November 7, 2001 the Commission approved a rezone and annexation application for 370 -
acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot
residential subdivision on 78 -acres (Baldwin Park).
♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot
subdivision on 75 -acres (Heritage Commons Subdivision).
♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
♦ On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot
residential subdivision on 43 -acres (Sundance Place Subdivision).
♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot
residential subdivision on 5 -acres (Drawbridge Subdivision).
v On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres
(Cobblefield Crossing Subdivision).
♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site
on 120 -acres (Havasu Creek Subdivision).
♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
El
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39 -acres (Education Campus Subdivision).
♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single-
family residential subdivision on 36 -acres
♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot
mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common
lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
♦ On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single-
family residential subdivision located on 39.92.
♦ On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use
subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 -
elementary school lots located on 38.65 -acres.
♦ On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use
subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots,
2 -commercial lots and 1 -mini storage lot.
♦ On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family
residential subdivision located on 10 -acres.
♦ On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots,
73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school
lot, 1 -high school lot and 2 -church lots on 392 -acres.
♦ On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98 -lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5 -acres.
♦ On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62 -lot residential
subdivision consisting of 32 -single-family lots, 30 multi -family lots and 8 common lots on 11.3 -
acres.
♦ On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot mixed-use
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
♦ On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461 -lot
single-family residential subdivision on 140.25 -acres.
♦ On November 19, 2003, the District approved Cobblefield Crossing #2, a 39 -lot residential
subdivision on 7.98 -acres.
If staff examines each development individually, the roadway system appears adequate, but when
staff begins to add in a second or third large-scale development, the traffic capacities of the
surrounding roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Right -of -Way
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72 -Fl B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
5
The applicant should dedicate 48 -feet of right-of-way from the centerline or 38 -feet of right-of-way
from the centerline of McMillan Road abutting the parcel by means of a warranty deed. The right-of-
way purchase and sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building
permit (or other required permits), whichever occurs first. Allow up to 30 business days to process
the right-of-way dedication after receipt of all requested material. The owner will be paid the fair
market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to breaking ground, in
accordance with the ACHD Ordinance in effect at that time (currently Ordinance #198), if funds are
available.
2. Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all arterial streets.
If the applicant dedicates 48 -feet of right-of-way from the centerline, the applicant should construct a
sidewalk located a minimum of 41 -feet from centerline.
If the applicant dedicates 38 -feet of right-of-way, the applicant should construct a 5 -foot concrete
meandering sidewalk located within the landscape buffer and provide the District with an easement
for the sidewalk.
3. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance, North Schubert Way, to intersect McMillan
Road approximately 180 -feet west of the east property line. This roadway location meets District
policy and should be approved with this application.
All of the internal roadways meet minimum offset requirements and should be approved with this
application.
4. Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
The applicant is proposing to extend three stub streets and construct one new stub street.
The applicant is proposing to extend North Schubert Avenue from the north property line. This stub
street was approved and constructed as a part of Vienna Woods Subdivision. Staff is supportive of
the applicant's proposal to extend North Schubert Avenue due to the fact that stub streets are an
essential component in any community. Stub streets provide secondary access for emergency
services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce
vehicle miles traveled, connects neighborhoods and can increase the sense of community in the
area.
The applicant is proposing to extend East Meadow Creek Drive from the east property line. This stub
street was approved and constructed as a part of Edinburgh Place Subdivision. Staff is supportive of
the applicant's proposal to extend East Meadow Creek Drive due to the fact that stub streets are an
essential component in any community. Stub streets provide secondary access for emergency
services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce
vehicle miles traveled, connects neighborhoods and can increase the sense of community in the
area.
The applicant is proposing to extend Redwick Drive into the site and provide a cul-de-sac turnaround.
This street was approved and constructed as part of Edinburgh Place Subdivision. Staff is supportive
of the applicant's proposal to extend Redwick Drive.
The applicant is proposing to construct a stub street to the west property line approximately 650 -feet
north of McMillan Road. This stub street extends to a 5.120 -acre site and a 3.38 -acre site. Staff is
supportive of the applicant's proposal to construct a stub street in this location. Due to the fact that
this stub street is proposed to be less than 150 -feet in depth, the applicant will not be required to
provide a temporary turnaround. The applicant will be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
There is an existing stub street that is located within the Edinburgh Place Subdivision. This stub
street was constructed to Edinburgh Place Subdivision's west property line and was intended to serve
the 1.5 -acre parcel that separates the subject parcel from Edinburgh Place Subdivision. The
applicant has completed a preliminary design on the 1.5 -acre parcel. The design shows the existing
stub street within Edinburgh Place being extended into the 1.5 -acre parcel and terminating with a
standard cul-de-sac turnaround. The preliminary design appears to meet the requirements of the City
of Meridian and the District. Due to the fact that the 1.5 -acre parcel will be able to develop in the
future, staff is supportive of the applicant's decision to not stub to the east property line approximately
4004eet north of McMillan Road.
5. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres in size
will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and
sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 -
feet or more in which case the sidewalk shall be a minimum of 4 -feet in width.
The applicant is proposing to construct all of the internal roadways as 36 -foot street sections with
curb, gutter and sidewalk within 50 -feet of right-of-way. This street section meets District policy and
should be approved with this application.
6. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
50 to align or offset a minimum of 255 -feet from any existing or proposed driveway.
7
Modification of Policy
The applicant is proposing to utilize the existing 20 -foot wide driveway that intersects McMillan Road
at the east property line. This driveway is proposed to serve the existing single-family residence and
is proposed to intersect McMillan Road approximately 115 -feet west of Schubert Way (the main
entrance to the subdivision). The applicant is proposing to utilize the existing driveway due to the fact
that the existing home and garage are oriented in such a way that the garage could not be accessed
from North Schubert Way. District policy requires driveways on arterial roadways with a speed limit of
50 MPH to offset a minimum of 255 -feet, but is supportive of the applicant's proposal to utilize the
existing driveway. Staff is supportive of utilizing the existing driveway due to the fact that:
• The home is oriented in a manner that the homeowner could not access the garage from
Schubert Way and
• The single-family is anticipated to generate approximately 10 VTPD
""'If the existing single-family residential home redevelops (changes use or is removed from the site),
the parcel will be required to take access from the internal street.
7. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct center islands/medians within the public right-of-way of
Schubert Way. The District and the Fire Department require that the applicant provide a minimum of
a 20 -foot street section on either side of any proposed center island within the public roadway. The
medians should be constructed a minimum of 4 -feet wide to total a minimum of a 100 -square foot
area.
8. Other Access
McMillan Road is classified as a minor arterial roadway. The District restricts access to arterial
roadways. Other than the access points that have specifically been approved with this application,
direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final
plat.
C. Site Specific Conditions of Approval
Dedicate 48 -feet of right-of-way from the centerline (or 38 -feet of right-of-way from the centerline) of
McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling the final plat
for signature by the ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication
after receipt of all requested material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #198), if funds are available.
2. If the applicant dedicates 48 -feet of right-of-way from the centerline, construct a sidewalk located a
minimum of 41 -feet from centerline.
OR
If the applicant dedicates 38 -feet of right-of-way, construct a 5 -foot concrete meandering sidewalk
located within the landscape buffer and provide the District with an easement for the sidewalk.
U
3. Construct the main entrance, North Schubert Way, to intersect McMillan Road approximately 180 -feet
west of the east property line, as proposed.
4. Extend North Schubert Avenue from the north property line, as proposed.
5. Extend East Meadow Creek Drive from the east property line, as proposed.
6. Extend Redwick Drive from the east property line into the site, as proposed.
7. Construct a stub street to the west property line approximately 650 -feet north of McMillan Road, as
proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
8. Construct all of the internal roadways as 36 -foot street sections with curb, gutter and sidewalk within
50 -feet of right-of-way, as proposed.
9. Utilize the existing 20 -foot wide driveway that intersects McMillan Road at the east property line, as
proposed.
10. Construct center islands/medians within the public right-of-way of Schubert Way. Provide a minimum
of a 20 -foot street section on either side of any proposed center island within the public roadway.
Construct the medians to be a minimum of 4 -feet wide to total a minimum of a 100 -square foot area.
11. Other than the access points that have specifically been approved with this application, direct lot
access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat.
12. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
10
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
10
VICINITY MAP
Original
11
it
j
12
Vicinity Map
Revised
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
13
Mar 25 2004 4:15PM Engineering Solutions 208 938 0941
p.l
AFFIDAVIT OF POSTING
STATE OF IDAHO )
COUNTY OF ADA )
RECEIVED
MAR 2 5 2004
City Of Meridian
City Clerk Office
I, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens: Street' Suite B, Eagle, Idaho, 83616, being duly
sworn, upon oath, depose and say:
I did personally post the subj ect properties on this 21 st day of March 2003 with the hearing signs. This is
in compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs
were posted for annexation, conditional use and preliminary plat for Sheridan Place Subdivision.
Dated this 25th day of h4areb
y 2004.
(Signature)
SUBSCRIBED AND SWORNto fore mLtlwday d /Year
first above written.
oQ.,o��,G oo Y �o�®
„•° +� 4Wa No Public for Idaho
�a �OTA4;A Residing at Eagle, Idaho
R
MY
L�e�'UBL�G °8
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4OF
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1
MAR 25 '04 16:29 208 938 0941 PAGE.01
it
IP
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
CITY OFg'9'{;
C�ri�icn� �a
t( IDAHO
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4-005
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
Keith Bird PLANNING & ZONING
903
(208) 884-5533 •Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: March 2 ,, 2007
Transmittal Date: March 1, 2004 Hearing Date: April 1, 2004
File No.: REVISED AZ 03-029
Request: Annexation and Zoning of 26.48 acres from RUT to R-8(PD) zones for Dr000sed
Sheridan Place
By: CMD, Inc.
Location of Property or Project
David Zaremba, P/Z (No VAR, vac, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, VAC)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
Pity Engineer
City Planner
Parks Department
Remarks:
RECE
Meridian School District (No FP)
Meridian Post Office (FPmponry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPmPoniy)
Qwest (FPmP only)
Intermountain Gas (FPmPonly)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FPmP omy)
Meridian Development Corporation
Historical Preservation Commission
MAR 1 1 2004
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 8848723 - Finance & Utility Billing Fax (208) 887-4813
RECEIVED
MAR 12 2004
City of Meridian.
City Clerk Office
/(�l� � II�lLdLa6t "/�J'1CLGL L/G
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
9 March, 2004
William G. Berg Jr.
City Clerk
City of Meridian
33 East Idaho Ave.
14WYlt>- 183642 -
RE: REVISED AZ 03-029; Sheridan Place
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District has no comment on the above referenced
application for REVISED Annexation and Zoning of 26.48 acres from RUT to R-8 (PD)
zones for proposed Sheridan Place Subdivision.
Thank you,
13J&X
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
CITY OF 1'al.
cnl i -n
Il IDAHO
LEGAL DEPARTMENT
- (208) 466-9272 - FAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
Keith Bird "" T"E anav "- s1 NCE PLANNING & ZONING
903
(208) 884-5533 •Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: March 2$ 2007
Transmittal Date: March 1, 2004 Hearing Date: April 1, 2004
File No.: REVISED AZ 03-029
Request: Annexation and Zoning of 26.48 acres from RUT to R-8(PD) zones for proposed
By: CMD, Inc.
Location of Property or
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No vAR, vAc, FP)
Wendy Newton-Huckabay, P/Z (No vAR, vac)
Michael Rohm, P/Z (No vAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keit Bird, C/C
S un Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP) Ada County (Annexation
Building Department Ada County Land Rec(
Fire Department Meridian Developmergt
Police Department Historical Preservation
Meridian School District (No FP)
Meridian Post Office (FP/PPonty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
Qwest (FP/PP only)
Intermountain Gas (FP/PPoniy)
Bureau of Reclamation (FP/PPonly)
Idaho TransportationDepgfjgagnt (No FP)
City Attomey
City Engineer
City Planner
P
MAR -3"'1x4
Remarks: -AN
MAR 0 5 2004
City Of Meridian
( `it5, Clerk Office
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
ENGINEERING
S&UTIONSUP
March 29, 2004
Mayor and City Council
Meridian Planning & Zoning Commission
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642
Re: Sheridan Place Subdivision
Files Nos. AZ -03-029, CUP 03-060, and PP -03-035
Dear Mayor, Council and Commissioners
150 East Aikens Sheet, Suite B
Esee, ID 83616
Phone: (208)9380980
Fax: (208) 9380941
E-mail: es•beckym®gwestnet
RECEIVED
-"
MAR 2 9 2004
City Of Meridian
City Clerk Office
We have reviewed staff comments for the P&Z hearing date of 4/1/04 and have the following
responses:
►! t 1) s yl
The applicant will comply.
2. The Idaho Power Substation was included as part of the annexation request in order
to make the site contiguous. Requiring piping of the very large ditch and
installation of sidewalk and/or pathway as part of annexation will be cost
prohibitive and will force the applicant to remove Idaho Power Company from the
annexation request. Over 1,800 feet of sidewalk and piping of ditches would be
required for the Idaho Power site alone. The sidewalk alone, at $7.75 a linear foot,
on the Idaho Power site would be $14,182.50. However, piping of Settlers' main
canal in this location requires a 72" pipe (approx. $170/linear foot) and would cost
approximately $200,000.00 to install, not including the fact that large, high-voltage
power lines abut the canal. This requirement would add a cost of nearly $4,300 per
lot to the project. We respectfully request that any improvements to the Idaho
Power Company property be delayed until such time as additional permits are
sought from the City of Meridian.
Idaho Power Company is operating under an existing conditional use in Ada
County. It is likely that, if improvements are required as a result of annexation,
Idaho Power Company will withdraw their consent to annex. Funds for providing
sidewalk at this location are not in Idaho Power Company's budget. Idaho Power
Company realizes that any further construction will need to be reviewed by the City
C:1Docummu and SettingsljohasonjEocd SettingslTemporary luternet Filas10LK141ecsResponaeldoc
Mayor, City Council and P&Z Commissioners
March 29, 2004
Page 2
of Meridian. In 2005, the Locust Grove Substation will be upgraded to provide 230
kV power lines from Locust Grove to Star, Idaho. The site will most assuredly
require updating and additions long before the 20 years anticipated by staff. The
existing landscaping meets or exceeds City ordinance, with the exception of the
Idaho Power Company Locust Grove frontage. This site, a clearly industrial use,
must have areas to accommodate extremely large equipment and allow them to
maneuver adequately upon the site. We respectfully request that any improvements
to the Idaho Power Company property be delayed until such time as additional
permits are sought from the City of Meridian.
3. See No. 2 above
4. A development agreement patting conditions on Idaho Power Company prior to
submittal of a development application may not be acceptable. The applicant will
enter into a Development Agreement as a condition of annexation for Sheridan
Place Subdivision. However, for the reasons mentioned above, requiring
improvements on the Idaho Power Company site may result in a withdrawal of their
consent.
5. The application was modified when the Planning & Zoning Department staff agreed
that including the parcel that connects to Edinburgh Place would be appropriate.
The applicant, in the fust application, was advised to not include this outparcel.
The applicant has already suffered delays in regard to this issue, and respectfully
requests that a legal description not be required for property not included in the
applications.
SPECIAL CONSIDERATIONS - PRELIMINARY PLAT
The applicant will comply.
2. The applicant has met with Mr. Buckley on the easement issue. The applicant
thought and an agreement to relinquish the easement has been agreed upon. Mr.
Buckley changed his mind and requested more compensation. We have been unable
to come to an agreement. Therefore, we will show the easement on the plat.
3. The applicant can comply with all conditions except for retention of trees along
McMillan Road. Some of the existing trees along McMillan fall within the right-of-
way and cannot be retained on the entrance road. Mitigation will be provided as
required by City Ordinance. Any trees that can be retained by meandering the
sidewalk will be preserved. Relocation of the trees is not feasible.
4. The applicant is aware of the water issue and the fact that a resolution needs to be
found prior to City Council approval of the final plat.
SITE SPECIFIC COMMENTS — PRELIMINARY PIAT
CA)ocumeWs and Saltingslj wonjEoW SeRinpU mpo,avy Inlemet Files\OLK14MeoaResponwIdoc
Mayor, City Council and P&Z Commissioners
March 29, 2004
Page 3
1. Noted.
2. The applicant will comply.
3. Appropriate changes will be made to the landscape plan. Any trees that can be
retained will be retained. Mitigation will be provided per City ordinance.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
S. The applicant will eliminate Lot 9, Block 4, and merge area into Lot 10, Block 4.
The preliminary plat will be modified and an easement added to protect the gravity
irrigation facility.
9. Fencing will be designed to meet City requirements and be coordinated with
adjacent property owners. A revised landscape plan will be submitted.
10. The determination of drainage facilities is at the discretion of the design engineer
and is based on soil conditions and water monitoring. Staffs recommendations will
be considered, but may not be feasible due to new DEQ regulations.
11. The applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
14. The applicant will comply.
GENERAL COMMENTS—PRIZIMUNARY PLAT
1. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
C:Ooc anw and $eWnp jobwonjU.ocal Sem ingeUmVorery 1Marnem Files10LK14%=Reeponae3.doc
Mayor, City Council and P&Z Commissioners
March 29, 2004
Page 4
7. The applicant will comply.
S. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
12. The applicant will comply.
13. The applicant will comply.
14. Noted.
SPECIAL CONSIDERATIONS — CONDITIONAL USE PERMIT
1. The applicant will comply.
2. The amounts given were minimum costs for the proposed equipment. A landscape
architect provided these amounts. All equipment will be appropriate for the size of
the project and meet applicable safety standards.
3. The applicant will work with the Meridian Police Department to meet their
conditions. The applicant is not aware of any project that has been required to
provide a parking plan for visitor parking in the past. Please provide as an example
of what is being requested. This development is single-family detached dwellings
which have driveways that can accommodate 2-3 vehicles.
The applicant will comply.
SITE SPECIFIC CONDITIONS (Conditional Use Permit
2. Noted.
3. Noted.
FME DEPARTMENT CONDITIONS
The applicant will comply with all Fire Code and Meridian Fire Department regulations.
C:1Dowmeda and 9dtinPJohW=iUzW 3ariingff mporary Intemd Files10LK14MemResponw3.doc
Mayor, City Council and P&Z Commissioners
March 29, 2004
Page 5
'XI 01 DI 41
1. As stated above, Idaho Power Company does not intend to provide improvements as
a function of annexation.
2. The applicant will comply.
3. The applicant will comply.
POLICE DEPARTMENT CONCERNS
The applicant will work with the Meridian Police Department to address their concerns.
Sincerely,
Engineering Solations, LLP
Becky McKay, Partner
Project Manager
BM:ss
cc: Mr. Doug Campbell
C:Ooa arils and SditnpJob=o4LocW SatdnwITemporw Internet Film\0LK141RecoReWonw3.doc
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE April 1, 2004 ITEM # 12
PROJECT NUMBER REVISED AZ 03-029
PROJECT NAME Sheridan Place Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST
NEUTRAL
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