HomeMy WebLinkAboutSheridan Place Subdivision CUPREVISED CUP 03-060
MERIDIAN PLANNING & ZONING MEETING April 1, 2004
APPLICANT Douglas Campbell ITEM NO. ~ 4
REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development for
single-family residential use with reduced setbacks, lot frontages, house sizes, and increased block
length for proposed Sheridan Place Subdivision -north of E. McMillan Rd 8, east of N. Locust Grove
AGENCY
CITY CLERK:
COMMENTS
CITY ENGINEER:
CITY PLANNING DIRECTOR: See attached Staff Comments i ~' 6
CITY ATTORNEY
CITY POLICE DEPT: ~,/
CITY FIRE DEPT: 1~•~ ~ n~,V
CITY BUILDING DEPT: ~J\
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:
Contacted: ~G~11!`i ~
Emailed:
No Comment
No Comment
See attached Comments
No Comment
Date: ~~V~LL Phho,,n~e:'
Staff Initials: 1 1 I U.JE
Materials presented of pubNc meeflnys shall become properly of flee Cly of Meridian.
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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
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From: Steve Siddoway, Associate Planner ~~""'
Bruce Freckleton, Senior Engineering Tech ~ ~~i"` ' ~ '~
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Re: Sheridan Place Subdivision-Revised
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 addifion of 41ots along the southeast portion of the project, which are accessed
from Edinburgh Place Subdivision.
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 2
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 fi-om 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 hearine,
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 amlexed 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 "toning (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- Citv Reuuirements
6,500 sq.ft.
(Minimum)
Proposed Lot Sizes
7,000 sq. ft.
(Minimum)
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 3
Lot Frontage-City Requirements Proposed Frontage
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'
Interior Side: 5' single story
and two story buildings
House Size- City Requirements
1,301 sq. ft. minimum
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 resolufion 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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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 4
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 fmds 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 chazacter 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 15`, however it should be pointed out
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that there are no guazantees 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.
I3. 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 in-igation.
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 azea 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 prepaze 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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P&Z Hearing Date: April 1, 2004
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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.
3. Multi-Use Pathway: The Comprehensive Plan shows amulti-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 comer 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 #2 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 amulti-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. Outnarcel: 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 cunent applicant to
submit a legal description for the outparcel (Parcel # 50529336475) 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 Anmexation 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 i>provement 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 fmancial 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. ACRD 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
1. All conditions of the accompanyirig 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 gavel 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 ACRD.
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, asingle-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 imgation 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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Page 12
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 asub-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 encroaclunent 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.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized imgation, 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.
AZ-03-029, PP-0}-035, CUP-03-060 Sheridan PUcaRevised.AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 13
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
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/retenfionbasfns) 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 azea not improved with sod/grass seed (or other approved
landscaping) shall not count towazds 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.
AZ-p3-p'_9, PP-03-035, CUP-p3-060 Shaidau Place-AevisedAZ.PP.CIIP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 14
14. Staffs 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
AZ-03-029, PP-03-035, C[SP-03-060 Sheridan Place-Re~ised.AZ.PP,COP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 15
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-p3-029, PP-03-035, CUP-p3-060
Shmdw Plaice-Re~.ised.AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
Page 16
not be appropriate for a subdivision comrnon 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 amenifies 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 Departrnent
Conditions on pages 16-17.
SITE SPECIFIC CONDITIONS (Conditional Use Permitl
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 afire-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.
AZ-03-0?9, PP-03-035, CUP-03-060 SLendan Plaze-Revucd.AZ.PP CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
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.
5. 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.
7. 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
1. 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 Constnaction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
POLICE DEPARTMENT CONDITIONS
1. The pedestrian access to the proposed tot lot/bazbeque 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
similaz 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
pazking plan for the adjacent lots showing how additional guest parking will be
AZ-03-0?9, PP-03-03i, CUP-03-060 Sheridav Place-Re~ised.AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 1, 2004
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-0}_035, CLrP-OJ-060 SAaidan Place-Revis~AZ.PP CUP
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
>~;~
Y.A
~, Q ,~' CITY OF #~''~~'
tt IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-SSOI
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(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 25, 2007
Transmittal Date: March f, 2004 Hearing Date: Aril 9, 2004
File No.: REVISED CUP 03-060
Request: _Conditional Use Permit for Planned Development for single-family residential use w/reduced
setbacks, lot frontages, house sizes, & increased block Igth for proposed Sheridan Place Sub
By: Douglas I
Location of Property or
David Zaremba, P2 (No vaR, vac, FP)
David Moe, P2 (No vAR, vac, FP)
Wendy Newton-Huckabay, P2 (nro vaR, vac)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Bomp, P2 (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
ngineer
Planner
Parks Department
Bureau of Reclamation (FP/PPonty)
Idaho Transportation Department (No FP)
Ade COUmy (Annexation onty)
Ada County Land Records (FP/PP onty)
Meridian Development Corporation
Mertdlan SCh001 DIStrICt (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP Dory)
Qwest (FPiPP only)
Intermountain Gas (FP/PP oMy)
Historical Preservation Commission
R,F~(~EIVED
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) 884-8723 Finance & Utility Billing Fax (208) 887-4813
RECE~~T~" ~.`
MAR t ~ 2004
City of Meridian
City Clerk Offic.-
'12a~r~a & 1?Z~~ ~vusgatsor~ ?~i.'at~uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
9March, ZOO4 Phones: Area Code 208
OFFICE: Nampa 466-7861
Wllham G. Berg .Tr. SHOP: Nampa 466-0663
City Clerk
City of Meridian
__ _ 33 East Idaho Ave.
- - -
" Ivr~`diatt; x'83542 - - -- -
RE: REVISED CUP 03-060; Sheridan Place
Dear Will:
Nampa & Meridian IrrigaUonDistrict has no comment on the above referenced
application for REVISED Conditional Use Permit for Planned Development for single-
family residential use w/reduced setbacks, lot frontages, house sizes, & increased block
lgth for proposed Sheridan Place Sub as it is out of our district..
Thank you,
~ ~a ~~->,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shap
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
Keith Bird
,_:
' lER3-A.
CITY OF "'t~'~
~l-~ ~~ -:.._
C~ri~icn~ ~-
li IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4105
PARKS & RECREATION
(208) 888-3579 • Fax 698-SSOI
PUBLIC WORKS
(208) 898-5500 • Fax 887-129i
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
f2081 RR4-SSi7 • Fax RAA-fiRSa
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 25, 2007
Transmittal Date: March 7, 2004 Hearing Date: April 1, 2004
File No.: REVISED CUP 03-060
Request: Conditional Use Permit for Planned Development for single-family residential use w/reduced
setbacks, lot frontages, house sizes, & increased block Igth for proposed Sheridan Place Sub
By: Douglas 1
Location of Prooertv or
Meridian School District (No FP)
Meridian Post Office (FP/PP oNy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP oMy)
QWeSt (FP/PPonly)
Intermountain Gas (FP/PP Only)
Bureau of Reclamation (FP/PP oMy)
Idaho Transportation Department (No FP)
Ada County (Annexation Dory)
Ada County Land Records (FP/PP Dory)
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P2 (nro vAR, vac)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith BOf4p, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Sh n Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
~~ w .~~
,n,,.
. MAR-32""`!
Your Concise
east
_ Meridian C~gglo~,rment Corporation
R~t~~aIVEI~
_. ~ .. l -.r .-.il i-.~ f.:..
MAR i; 5 200q
Ci{y Of TVleridian
('ity C.lea~k 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
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT
HEALTH Environmental Health Divisi°~ECETVED
DEPARTMENT
Rezone #
Conditional Use # 03 -~
Preliminary /Final /Short Plat
MAR - 8 2004
Return to:
^ Boise
^ Eagle
^ Garden City
Meridian
- ^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality;
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 10. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas
^ beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
~15. I?OHD's C~oAJ~P£RA1S ~p2 ~?/s ~Y~os£j~
su ~ D/~/Sipn1 KEMRrA~ the s~,~' s 6
®F d oho B~ ^29, 02003
^ child care center
Date:3 / /~
Reviewed By: c
' ru-R ~677,F/L
~oHO~o,k~ Review Sheet
CENTRAL CENTRAL DISTRICT HEALTH DEP,-,riTMENT
•• DISTRICT Return to:
C HEALTH Environmental Health Division ^ Boise
DEPARTMENT
^ Eagle
Rezone # ^ Garden City
Conditional lJse # ~ ~.,~ (") ~ -~~-~~ ~ eridian
^ Kuna
Preliminary /Final /Short Plat ^ ACZ
~CE, r ~_. c('~, ~A~-l's ~,<. ~ ^ Star
~~-- We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal. , ~,,,,, _
~~ ~-s~ ~i
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After written approval from appropriate entities are submitted, we can approve this proposal for:
,~rttral sewage ^ community sewage system ^ community water well
^ interim sewage central water
,~° ^ individual sewage ^ individual water
~C]~9----The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
ral sewage ^ community sewage system ^ community water
^ sewage dry lines tral water
~19!Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
^ 15.
Date: /hIL~7 / G3
Reviewed By: ~-->l~ f
coeo voo ikc Review Sheet