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HomeMy WebLinkAboutSouthstone Subdivision PPPP 04-008 MERIDIAN PLANNING & ZONING MEETING April 15, 2004 APPLICANT Pinnacle Engineers, Inc. ITEM NO. 8 REQUEST Public Hearing -Request for Preliminary Plat approval of 8 commercial building lots on 3.06 acres in a proposed L-0 zone for Southstone Subdivision -northeast comer of South Eagle Road and East Girdner Lane 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: Contacted: I1Q~ P ~fi1 dlti Emailed: COMMENTS See attached StafF Comments ~P~~~~. ~~ No Comment No Comment See attached Comments See attached Comments See attached Comments Date: Initials: ~. -~ Phone: 8b 7-~~d Materials presenfed of public mee}Ings shall become properly of the City of Meridian. MAYOR Taauny de W card CITY COUNCn, MEMBERS Keith Bird William LM. Nary Shear Wardle Charles M. Romrtrea STAFF REPORT: CITY OF ~}; ~-.^' C~ri~l~-n 11 IDAHO C1TY MALL (208) 888-4433 -Fax 887-0813 PUBLIC WORKS BUILDING DEPARTMENT (208) 857-2211 -Fax 895-9551 LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 Hearing Date: April 15, 2004 -~ r-_ To: Planning & Zoning Commission /Mayor & City Council ~. ~ ~ ~ ~ ,_ ~s __ ~~ s ~ g From: Wendy Kirkpatrick, AICP, Associate City Planner w~. ~~~ ~ ~' ~~~~a Bruce Freckleton, Senior Engineering Tech. C7,`L,l~~ ~~ L~_ s ;'t~ i l ~ ^,.a Re: Southstone Subdivision • Request for Zoning of 3.06 Acres from RUT to L-O by Pinnacle Engineers (File #AZ-04-00 • Request for Preliminary Plat for 8 Commercial Building Lots by Pinnacle Engineers (File #PP-04-008) We have reviewed these submittals and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Pinnacle Enginering, has requested the annexation and preliminary plat approval of 3.06 acres located at the northeast comer of Eagle Road and Girdner Lane. The annexation and zoning application proposes a Light Office (i.-O) zone for the entire 3.06 acres. After dedication ofright-of--way along Eagle Road to ACHD the subject property will be slightly less than three acres in size. While the Comprehensive Plan Zoning Map's designation for the subject property is Medium Density Residential, stafffeels that the neighboring commercial development and the proposed Consistency Matrix (CPA-04-001) support the proposed zone change. The Consistency Matrix is an amendment to the Comprehensive Plan which would allow applicants to request L-O zoning in residential areas located along arterials and section line roads. The Planning and Zoning Commission recommended approval of the Consistency Matrix on April 1, 2004. Meridian's City Council will heaz the application on Apri127, 2004. The preliminary plat application would create 8 new office lots. Lots range in size between 6,654 square feet and 32,230 squaze feet. Staff is recommending approval of the L-O zoning request and approval of the preliminary plat with the conditions stated below. AZ-04-006 / PP-04-008 Southstone Subdivision LOCATION The property is located at the northeast intersection of Eagle Road and Girdner Lane, approximately'h mile north ofthe northeast intersection of Eagle Road and Victory Road. SURROUNDING PROPERTIES North -Sutherland Farm Subdivision, a residential and commercial Planned Development, with R-4 zoning, is located immediately to the north of the subject property. This portion of Sutherland Farm Subdivision located north ofthe subject property wi[1 be developed with light office uses. South - Girdner Lane is located immediately to the south of the subject property. Sutherland Farm Subdivision, a residential and commercial Planned Development, with R-4 zoning is located south of Crirdner Lane. This portion of Sutherland Farm Subdivision will be developed with light office uses. East -Sutherland Farm Subdivision, a residential and commercial Planned Development, with R-4 zoning is located immediately to the east of the subject property. It is proposed that this portion of Sutherland Farm Subdivision will be developed with single family detached homes and single family attached homes. West -Eagle Road is located directly west of the subject property. Thousand Springs Subdivision, a residential subdivision with R-4 zoning, is located on the west side of Eagle Road. OWNF~RS OF RECORD William and Shari Lewis are the owners of record. 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 amendmem in terms ofthe 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 2002 Comprehensive Plan Future Land Use Map designates the subject properly as "Medium Density Residential." While the Comprehensive Plan Future Land Use Map does not support the proposed zone change, the proposed Consistency Matrix amendment would allow the applicant to request the zone change to L-O. If approved by Council on April 27, 2004, the Consistency Matrix will be approved and adopted before the application for Southstone reaches City Council. If the Consistency Matrix is not approved, the proposed rezone to L-O will not be consistent with the Comprehensive Plan. B. 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 ra~7road AZ-(14-006 / PP-04-008 Soutbstone Subdivision 2 access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; The subject property is located adjacent to property which has been approved for light office uses through the approval of the Planned Development for Sutherland Farm. The subject property is located on Eagle Road, a major arterial road. C. 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 fmds that the requested light office uses would be generally harmonious with the existing and intended character of the general vicinity which is commercial, light office, and single family residential. D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; Staff fmds that the proposed light office uses will not be hazardous or disturbing to existing or future neighboring uses if all development and landscaping ordinances are exercised. The Commission and Council shall rely on public testimony to determine whether the proposed uses will be disturbing or hazardous to the neighboring residential uses. E. 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 fmds that sanitary sewer and water mains service is readily available from existing mains adjacent to the subject site. All other public services and facilities noted above appear to be adequate to service this property. F. Will not create excessive additional requirements at public cast for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that this development will not cause excessive additional requirements at public cost. Sewer and water will be extended to the proposed development by the developer. These improvements will be funded and wnstructed by the developer. G. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental #o 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 light office uses will not be detrimental to surrounding properties if constructed and landscaped as submitted. Staff also finds that the proposed use will create additional traffic on Eagle Road and Girdner Lane but is unlikely to AZ-04-006 ! PP-04.008 SoutLstone Subdivision significantly impact trafl'ic due to the scale and irnensity of the proposed light office subdivision. Cross access to the light office development to the north has been proposed. The light office developmern south of the subject property will access the subject property from Girdner Lane. The developer of Sutherland Farm Subdivision has not proposed a connection between the proposed developmern to the east of the subject property and the proposed Southstone Subdivision. No traffic study or statement of impact was submitted with the application. Staff does not anticipate the proposed use will create excessive traffic, noise, smoke, fumes, glare, or odors. H. 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; Staff finds that the proposed vehicular approaches off of Girdner Lane will have a low level of impact on the level and flow of traffic on the surrounding streets. The proposed subdivision will not have direct access offofBagle Road. Cross access will be provided to the development north of the subject properly. L Wilt not result in the destruction, loss or damage of a natural or scenie feature of major importance; and Staff finds that the proposed subdivision does not comain any natural or scenic features of major importance and will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The subject property currently has one single family dwelling which will be removed. J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ont. 592,11-17-1992)" Staff finds that the proposed rezone of the subject property is in the best interest of the City. The proposed office development is compatible with surrounding land uses and the development will be an asset to the City of Meridian. SPECIAL CONSIDERATION The proposed zone change and application of the Consistency Matrix represents a new imerpretation of Comprehensive Plan policies. While staff feels that in this instance it is appropriate to rezone this property to L-O while the Comprehensive Plan designation is residential, it should be noted that this interpretation is not appropriate in all situations. Staff supports the rezone to L-O due to the subject property's location on an arterial road and the property's proximity to proposed light office development. ANNEXATION AND ZONING 51TE SPECIFIC COMMENTS/CONDTI'IONS 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. AZ-04-006 / PP-04-008 Southstone Subdivision 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. PRELIlI-IINARY PLAT FINDINGS AND REOUIItEMENTS Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In 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; Staff finds the subdivision is in substantial conformance with Comprehensive Plan text and policies and the proposed Consistency Matrix. If the Matrix is not adopted, the proposed rezone to L-O will not be compatible with the Comprehensive Plan. See Item A of the Annexation and Zoning Analysis. b. The availability of public services to accommodate the proposed development; Staff finds that public services are readily available to the lots within the proposed subdivision. The applicant is working with SSC to resolve SSC's concerns regarding trash collection on the property. The developer will extend services to each individual lot within the subject property. The Commission and Council should review comments provided by the Meridian Fire and Police Departments. See Annexation and Zoning Analysis Item F. c. The continuity of the proposed development with the capital improvement program; Stafffinda that the subdivision is in conformance with and will not negatively impact the capital improvement plan. Because the developer is installing sewer, water, local street infrastruchue, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. See Annexation and Zoning Analysis Item F. d. The public financial capability of supporting services for the proposed development; Staff fords that the development will not require major expenditures for supporting services. The developer will fund and construct the supporting services. Staff recommends that the Commission and Council consider the Meridian Police, Parks, and Fire Departments' comments with regard to their capacity to serve the proposed development. Meridian's Police Chief has expressed concerns regarding the subdivision's access point at the north. of the subject property. Chief Musser has recommended that the access poim to the north be moved west so that the northern access point and the southern access point for the property do not line up and create a drive aisle which could encourage cut-through traffic. Moving the access point to the west will help to reduce cut-through traffic and reduce speeding in the parking lot of the proposed Southstone Subdivision. Meridian's Fire Department has submitted comments AZ-04-006 / PP-04.008 Soudutone Subdivision regarding access to the properly. The applicant has submitted a revised site plan which has been approved by Joe Silva. See Planning and Zoning Analysis Item F. e. The other health, safety or environmental problems that may 6e brought to the Commission's attention. There are no health, safety, or environmental problems to bring to the Commission's attention. SITE SPECIFIC COMMENTS - Preliminarv/Final Plat• Sanitary sewer and water service to this subdivision will be from the existing mains installed for the Sutherland Farms project. This development shall be subject to sanitary sewer latecomers fees. Currently the latecomer fee is $352.88 per equivalern residential unit. 2. Underground year-round pressurized irrigation must be provided to all lots within this development (MCC 12-5-2.N). The applicant has indicated that the Nampa & Meridian Irrigation District will own and operate the required pressurized irrigation system within this developmern. 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 assessmerns for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #8 below. 3. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including perimeter fencing and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amourn of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final plat. 4. Submit any updated groundwater/soils monitoring data to the Public Works Department for review. 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 parking lot centerline elevations aze 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 structures are at least 1-foot above groundwater. 5. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. AZ-04-006 / PP-04-0o8 Southstone Sutxlivision 6. Off-street parking shall be provided in accordance with Section 11-13-5 of the City of Meridian Zoning and Development Ordinance. 7. Parking and building layout are not approved with this application. Sepazate Certificates of Zoning Compliance will be required for this developmem. 8. Paving and striping shall be in accordance with the standards set forth in Sections 11-13- 4.D. and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 9. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. Side slopes within drainage areas shall not exceed 3:1. 10. Outside lighting shall be designed and placed so as to not direct illumination on any neazby residential azeas and in accordance with City Ordinance Section 11-13-4.C. 11. All outdoor trash and/or garbage collection areas shall be enclosed on at least three (3) sides in accordance with City Ordinance Section 11-12-1.C. Coordinate trash enclosure locations and construction requirements with Sanitary Service Company (SSC) and provide a letter of approval from SSC to the Planning & Zoning Department prior to applying far building permits. 12. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 13. 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 have to be removed. 14. Across-access pazking agreement for shared parking between the subdivision lots and for the property to the north of the subject property must be submitted. GENERAL REOUIItEMENTS - Preliminary Plat: Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Warks Department. Assessment fees for water and sewer service aze determined during the building plan review process. AZ-04-006 / PP-04.008 SoWhs[One Subdivision 4. Two-hundred-fifty-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. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. 6. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development. 7. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 4-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 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. 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. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. AGENCY COMMENTS FIRE DEPARTMENT 1. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ~'/x" 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. e. Fire Hydrants shall be placed on corners. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3. All entrance and intema! roads shall have a turning radius of 28' inside and 48' outside radius. AZ-04-006 / PP-04-008 Southstone Subdivision 4. Provide a 20' wide Fire Lane for all internal & external roadways. 5. 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. 6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 7. Commercial and office occupancies will require afire-flow consistent with the Irnernational Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 8. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staffthe facilities. 9. Maintain a separation of 5' from the building to the dumpster enclosure. 10. All processes & storage practices shall be required to comply with the Intemational Fire Code. 11, All portions ofthe buildings located on this project must be within 150' of a paved surface 12. No Parking signs and painted curbs will be required for all Fire Lanes. 13. Provide exterior egress lighting as required by the International Building & Fire Codes. POLICE DEPARTMENT 1. Move the access pourt on the northern edge of the subject property to the west so that access does not line up with the access poirrt off of Girdner Lane to the south. SANITARY SERVICES Overhead Clearance: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has a minimum of 13 ft. clearance for service vehicle height, including power and telecommunication lines. This requirement increases to 22 ft. clearance at container service locations. 2. Waste enclosure access: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has drive-on capability for 6 and 8 cubic yard. Containers. Allow a minimum of 60 ft. frornal clearance for such containers. 3. Waste enclosure locations: There is a concern that the enclosures are not located to minimize service vehicle backing-up requirements. Large waste vehicles have blind AZ-04.006 / PP-04-008 Southstone Subdivision spots when backing up is required. 98% of waste vehicle accidents occur when backing- up. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to issuance of the certificate of zoning compliance. 4. Enclosure Numbers and or capacity: There is a concern that you have not provided enough enclosures to meet waste generation points and volumes that may be generated by the proposed development. Please comact Bill Gregory at SSC (888-3999) to discuss this matter prior to issuance of the certificate of zoning compliance. 5. Turning Radius: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has a minimum of 50 ft. turning radius. 6. Waste enclosure Pad: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has a concrete pad inside of all enclosures. 7. Waste enclosure aprons: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has an 8 ft. concrete apron in front of all waste enclosures greater than 6 and 8 cubic yards. 8. Waste enclosure gate locks: Prior to issuance of a certificate of zoning compliance, the applicant shall provide a site plan that has gate locks for both open and closed positions. 9. Waste enclosure dimensions: Prior to issuance of a certificate of zoning compliance, the applicarn shall provide a site plan that has a minimum of 10 ft. clearance inside of the enclosure gates with the gates in the open position. 10. Waste enclosure bumpers or stops: Prior to issuance of a certificate of zoning compliance, the applicarn shall provide a site plan that has bumpers or stops inside of the enclosure to prevern the container from damaging enclosure walls and gates. 11. Waste enclosure user access: When possible, design the enclosure with an easy pedestrian access point other than the front gates. This will insure less mess in the enclosure as well as reduce gate damage. 12. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. PARKS DEPARTMENT 1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. RECOMMENDATION AZ-04-006 ! PP-04-008 Soatbstoae Subdivision 10 Staff recommends approval of the rezone and preliminary plat for Southstone Subdivision, with the requirements and comments as noted above. AZ-04-006 / PP-04-008 SouUtstone Subdivision 11 .~f ~~~s~ Ada County Highway District uonn 5. rranden, N. Adams .- ... ... y~~nv..N , rioa,~cu~ Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner April 2, 2004 To: Evans Real Estate Investments 2680 South Eagle Road Meridian, Idaho 83642 Subject: Southstone Subdivision 8-lot commercial subdivision NEC of Eagle Road and Girdner Lane (Easy Jet Drive) Garden City ID 83714-6499 Phone (208)387-6100 FAX (208) 387-6391 E-mail: tellus(a)ACHD.ada.id.us RECEIVEI'~ ~I~~~, City of 1lderidtan fatty Clerk Office On March 23, 2004, the Ada County Highway District 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 questions, please feel free to contact me at 208-387-6177. Andrea N. Tuning Principal Development Analy Right-of-way & Development Services Planning Division CC: Plannin _ ve~ment project file Construction Services Drainage Utilities Pinnacle Engineers 12552 West Executive Drive, Suite B Boise, Idaho 83687 Ada County Highway District Right-of--Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday March 23, 2004. Tech Review for this item was held with the applicant on Friday March 19, 2004. Please refer to the attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuningno achd.ada.Id.us File Numbers: Southstone Subdivision / MPP04-0081 MAZ04-006 Site address: Northeast corner of Eagle Road and Girdner Lane (Easy Jet Drive) Owner: Evans Real Estate Investments, LLC 2680 South Eagle Road Meridian, Idaho 83642 Applicant/Representative: Pinnacle Engineers, Inc. 12552 West Executive Drive, Suite B Boise, Idaho 83687 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone and preliminary plat approval to construct an 8-lot commercial subdivision on 3.06-acres. The site is currently zoned RUT and is proposed to be rezoned to L-O. The site is located on the northeast corner of Eagle Road and Girdner Lane. Acreage: 3.06-acres Current Zoning: RUT Proposed Zoning: L-O Buildable Lots: 8-lots Common Lots: None Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 268 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. 4. Site Information: The site currently has an existing single-family dwelling. 5. Description of Adjacent Surrounding Area: a. North: Proposed Sutherland Farms Subdivision b. South: Proposed Sutherland Farms Subdivision c. East: Proposed Sutherland Farms Subdivision d. West: Thousand Springs Subdivision 6. Impacted Roadways Eagle Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 265-feet Minor arterial South of Overland Road was 10,232 on 2-27-02 Better than C 50 MPH Girdner Lane (Proposed to be Easv Jet Drivel: Frontage: 500-feet Functional Street Classification: Currently a private lane (proposed to be a commercial street) 7. Roadway Improvements Adjacent To and Near the Site Eagle Road is currently improved with two-lanes with no curb, gutter or sidewalk abutting the site. There is a southbound right-turn lane on Eagle Road at the Easy Jet Drive intersection. There is sidewalk on the west side of Eagle Road that was constructed with Thousand Springs Subdivision. Currently Girdner Lane (proposed Easy Jet Drive) is a 16-feet wide gravel lane. This lane was included in the preliminary plat for Sutherland Farms Subdivision. The applicant for Sutherland Farms Subdivision proposed to construct a public roadway (Easy Jet Drive) in this location. The public roadway that the Sutherland Farms Subdivision will be constructing is one-half of a 40-foot street section with a minimum of 24-feet of pavement with curb, gutter and 5-foot concrete sidewalk on the south side of Easy Jet Drive within 40-feet of right-of-way. 8. Existing Right~f-Way Eagle Road currently has a total of 73-feet of right-of-way (25-feet from centerline). Currently Girdner Lane (proposed Easy Jet Drive) is not public right-of-way. This was preliminarily platted as a commercial street and is proposed to have 40-feet of right-of-way. 9. Existing Access to the Site The site currently has an existing driveway that is approximately 12-feet in width and intersects Eagle Road approximately 96-feet north of Girdner Lane (proposed Easy Jet Drive). The site currently has an existing driveway that is approximately 20-feet in width and intersects Eagle Road approximately 150-feet north of Girdner Lane (proposed Easy Jet Drive). 10. Site History The District has not previously reviewed a development application on this site. 11. Capital Improvements PIanlFive Year Work Program This segment of Victory Road (between Overland Road and Victory Road) is included in the District Five Year Work Program as a project that is in the preliminary development stage. This segment is also identified as item #27 in the District's Capital Improvement Plan. Eagle Road is anticipated to be reconstructed as a 5-lane roadway with curb, gutter and sidewalk within 96-feet of right-of-way. B. Findings for Consideration Eagle Road -Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 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. Dedicate 48-feet of right-of-way from the centerline of Eagle 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 ACRD 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 ACRD Ordinance in effect at that time (currently Ordinance #198), if funds are available. 2. Eagle Road -Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Typically the District requires the construction of a 5-foot concrete sidewalk on all arterial roadways. Due to the fact that this segment of Eagle Road is in the District's Five Year Work Program, the applicant will have two options: Construct a minimum 5-foot wide concrete sidewalk along Eagle Road, located a minimum of 41-feet from the centerline of the right-of-way OR Provide the District with a Public Right's of Way Road Trust Deposit in the amount of $5,080.00 for the construction of a 5-foot concrete sidewalk on Eagle Road. 3. Girdner Lane (Proposed Easy Jet Drive) Right-of--way District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and a 5-foot wide detached concrete sidewalks. District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage Swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be construpted within a minimum 40-foot right-of--way." The applicant is proposing to take access to Girdner Lane. Currently, Girdner Lane is a private road. On May 8, 2002, the Commission approved a preliminary plat, Sutherland Farms Subdivision. As a part of the preliminary plat approval of Sutherland Farms Subdivision, the District required the Sutherland Farms Subdivision to construct Easy Jet Drive (formerly Girdner Lane) as one half of a 40-foot street section with a minimum of 24-feet of pavement with vertical curb, gutter and 5-foot sidewalk on the south side of Easy Jet Drive within 40-feet of right-of-way. If Easy Jet Drive has been constructed as one half of a 40-foot street section with a minimum of 24- feet of pavement with vertical curb, gutter and 5-foot sidewalk on the south side of Easy Jet Drive within 40-feet of right-of-way, the applicant of this development will be required to dedicate the remaining 14-feet of right-of-way and complete the remainder of the street section (including the construction of vertical curb, gutter and a 5-foot concrete sidewalk on the north side of Easy Jet Drive. If Easy Jet Drive has not been constructed, the applicant should construct Easy Jet Drive as one half of a 40-foot street section with a minimum of 24-feet of pavement with vertical curb, gutter and 5-foot sidewalk on the north side of Easy Jet Drive within 40-feet of right-of-way. 4. 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. District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. 4 The applicant is proposing to construct a 30-foot wide curb return type driveway that intersects Eagle Road approximately 210-feet north of Girdner Lane (proposed Easy Jet Drive). This driveway is proposed to offset the driveway that was approved with Sutherland Farms Subdivision approximately 255-feet. The proposed driveway does not meet District policy in regard to offsets, but staff does have the authority to modify dimensional standards by 25% if the modification is justifiable and anticipated to be safe. The proposed driveway is proposed to be centrally located between the approved driveway to the north and Easy Jet Drive. There are also no driveways on the west side of Eagle Road to conflict with the turning movements of vehicles utilizing the proposed driveway. Staff - believes that this driveway should be granted a staff level modification due to the fact that Eagle Road will not be 50 MPH in the future. With the large amounts of development that have recently been approved within this area, the speed limit will be reduced in the future. If the speed limit is reduced to 40 MPH, the driveway spacing will exceed the dimensional standards for driveways entering roadways with a speed limit of 40 MPH. The applicant is proposing to construct a 25-foot curb return type driveway that intersects Girdner Lane (proposed Easy Jet Drive) approximately 355-feet east of Eagle Road. This driveway location and width meets District policy and should be approved with this application. The applicant should construct the driveway with a 15-foot curb radius (minimum). 5. Other Access Eagle Road is classified as a minor arterial. Access to minor arterials is restricted. Other than the access points that have specifically been approved with this application, direct lot access to Eagle Road is prohibited. Notes of this restriction should be noted on the final plat. C. Special Recommendation to the City of Meridian and the Applicant Eagle Road is classified as a minor arterial. The applicant should be required to provide cross access to the parcel to the north via the proposed driveway on Eagle Road. By requiring cross access, the sites on Eagle Road will have an additional access point and should allow for increased circulation within this area. D. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline of Eagle 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 ACRD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACRD Ordinance in effect at that time (currently Ordinance #198), if funds are available. 2. Construct a minimum 5-foot wide concrete sidewalk along Eagle Road, located a minimum of 41-feet from the centerline of the right-of--way OR Provide the District with a Public Right's of Way Road Trust Deposit in the amount of $5,080.00 for the construction of a 5-foot concrete sidewalk on Eagle Road. 3. If Easy Jet Drive has been constructed as one half of a 40-foot street section with a minimum of 24- feet of pavement with vertical curb, gutter and 5-foot sidewalk on the south side of Easy Jet Drive within 40-feet of right-of-way, dedicate the remaining 14-feet of right-of-way and complete the remainder of the street section (including the construction of vertical curb, gutter and a 5-foot concrete sidewalk) on the north side of Easy Jet Drive. 4. If Easy Jet Drive has not been constructed, construct Easy Jet Drive as one half of a 40-foot street section with a minimum of 24-feet of pavement with vertical curb, gutter and 5-foot sidewalk on the north side of Easy Jet Drive within 40-feet of right-of-way. 5. Construct a 30-foot wide curb return type driveway that intersects Eagle Road approximately 210-feet north of Girdner Lane (proposed Easy Jet Drive), as proposed. Construct the driveway with a 15- foot curb radius (minimum). Construct a 25-foot curb return type driveway that intersects Girdner Lane (proposed Easy Jet Drive) approximately 355-feet east of Eagle Road, as proposed. Construct the driveway with a 15-foot curb radius (minimum). 7. Other than the access point that has specifically been approved with this application, direct lot access to Eagle Road is prohibited. Notes of this restriction shall be noted on the final plat. 8. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 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. 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. 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. 6 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 ACRD 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 properly 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. Appeal Guidelines 8 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 andlor 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. 9 ~~~~~ ~cil~eaaaulMU3 ' ~ _ S1N3 W153AN1 5314153 'IV3L1 E n 1b1 d A b b N c W 1'-l 3 Z! d ~ b Q; ~° ~ ~ I~i NNld NOISI/~148f1S 3N01SF-l1flOS Ea ~~gc,g ~"°', ~ ~ ~ # ~ '~ e gg++ ~~~~ w~~ gg ~~ gg gg pp gg 66 o ~i38~~5~8:~4 ~8~B~9i 4@ 9 ~e H ., s a~ ~ I I'' I I ll e"T 4 ` ~ l ll l s mo. ~~~~ az~s ~~ tt F il l l i z ~~~ ° E . ~m~; w¢-`== W a~o~ i~ ~ /' i gg g / ~ /. e d §~ ~J1e a° Y a /~/ // // /I ~~141 'I ! _.~ Ij I I gy 5 5 ~ 5 - I / / // / i / it// / / i - srn~ ~ J ~e ~~~ e C ~7 ~ya^ H gg ~ ° ~g~G a d¢ ` B ~~~~ ~I~~~~~~E / I / i /i ,; -; r,. / ~; _\ - ~. i a.i , ~ 'I 111-I~I I ~ e .....• ~ ~ .. ; . ,; ~,.--, .. T ~, `r " ~ f. _.. ~ I , -- - _ ~ -- ~ --~ ---- l _ _ _. ~m `- g9L s~ _ _~- ~N9eL3,CO''L`~S _~__ ,s5'cse .k,roF~nox T .rs's5s~l.io.[~nos ~~_ __. _.._..____. ..._._ ___ ______. _S ~±-___ - ~ ~ ~,ECEI~~~ i~1~R 2 5 2R0+~ City Of Meridiai'1 City Clerk Office ~~ ~ //~~'~'2,GdG~L _/~6Z L/LQ.r~'lG~~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 04 William Cr. Berg Jr. City Clerk f~ Ci w,of - - < ` 'ue. Meridian, ID 83642 12E: PP 04-008 Southstone Subdivision Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigatiol~ District. Thank yuu, ~~ ~.G,T.,ro~ 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 COPY ?1a~, ~ rdr~.~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 63651-4395 FAX # 208-463-0092 Mike Sheppard, P. E. Pinnacle Engineers, Inc. 12552 W. Executive Dr., Suite B Boise, ID 83687 __ _ __ _ __ _ <.~~~ RE: Land Use Change Application - Southstone Subdivision Dear Mr. Sheppard: Phones: Area Code 208 OFFICE: Nampo 466-7861 SHOP: Nompa 466-0663 Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development, If this development is under a °rush" to be finalized, I would recommend that you submit a cashier's check, mpney order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please #eel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, /~'~' ~va(..ei Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Cierk, Meridian City Evans Real Estate Investments, LLC, 2680 s. Eagle Road, Meridian, ID 83642 William & Shari Lewis, 4200 S. Eagle Rd., Meridian, ID 83642 Dave McKinnon, Pinnacle Engineers, Ino. 12552 W. Executive Dr., Ste. B, Boise, ID 63687 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS ~ 23,000 BOISE PROJECT RIGI-RS - 40,000 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nazy Charles M. Rountree - Keith Bird .,.~. . ~' ~,Q ,~' CITY OF lgI`~L ' t', IDAHO LEGAL DEPARTMENT (208) 46&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 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: April 8, 2004 Transmittal Date: March 4, 2004 Hearing Oate: April 15, 2004 File No.: PP 04-008 Request: Preliminary Plat approval of 8 commercial building lots on 3.06 acres in a L-O zone for By: Pinnacle Engmi Location of Property or Project: northeast corner of South Eagle Rd. and East Girdner Ln. David Zaremba, P2 (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, 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 $eIVICe (No VAR, VAC, FP) Building Department Fire Department Police Department Meridian School 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 oMy) QWeSt (FP/PP only) Intermountain Gas (FP~PoMy) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada C:oUnty (Annexation only) Ada County Land Records (FP/PP oNy) Meridian Development Corporation Historical Preservation Commission City Attorney Your Concise Remarks: Cit Engineer Ity Planner Parks Department MA? 1 ' '~ ,~ 33 EAST IDAHO AVENUE • NIERI13fAI~'; I15~d 82 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Haman Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT DISTRICT NFAI TN Environmental Health Division Rezone # RECEI~EI~ Return to: ^ Boise ^ Eagle Use # MAR 1 6 20th1 Preliminar / final //~Short Plat ~ p~r GY7~ 6'it3~e€A4eri~4~~- ,SS~sGG ~lS)ao~ ..ftC.(3 ©/~//S/D/~ City Clerkt)iff3~;€- ^ Garden City ~Nleridian ^ 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 nvironmental 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 ^ child care center ^ beverage establishment ^ grocery store ~14. Please see attached stormwater management recommendatations Date: 3 / / / ^ 15. Reviewed By: Z~ c Review Sheet CDHD WOO Ikc CENTRAL ~` • DISTRICT pl'1'HEAL DEPARTM TH ENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-OB25 • (20B) 375-5211 • FAX 327-8500 To prevent axd treat disease and disabflity; to promote healthy iijesryles; and fo protect and promote the heafth and qr<aiily of our en virarmenl. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Imali,ev OJal Serving Valle,{; Elmore, Boise, and Ada Counties Ada /Boise County Office 707 N. Armstrong PL. Boise, l0 83704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immun¢ations: 327-7450 Senior Nutrfion: 327-7460 WIC: 327-7488 FAX: 327-8500 Elmore County Office 520 E. 8th St. North Mountain Home, ID 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 587-4409 FAY,: 587-3521 Valley County Office 703 N. 1st St. P.O. Box 144E McCall, ID 83638 Ph. 634-7194 FFX: 634-2174 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wazdle William L. M. Nary Charles M. RounVee Keith Bird ~.. ~,~ ,~' CITY OF i~'r'"~~ ~.~Vl8Y1G~1G~-YI~ Y' ll IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-0405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (2D8) 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: 2004 Transmittal Date: March 4, 2004 Hearing Date: April 15, 2004 File Na.: PP 04-008 Request: Preliminary Plat approval of 8 commercial building lots. on 3.08 acres in a proposed L-O zone for Southstone Subdivision By: Pinnacle Engineers, Inc. _ Location of Property or Project: corner and East Girdner Ln. 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) K01th BOnlp, P/Z (No VAR, VAC, FP) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C KeRh Bird, C/C Sh n Wardle, C/C ater Departmem Sewer Department . sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Your City Engineer _ City Planner Parks Department RECEIVED ~~~ =~~~E~~~~, ~~PT. MA? 1 's ?~04 Meridian School District (No FP) Meridian Post Office (FPiPP ~~ty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FPiPP only) QWeSt (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP ~~ty) Idaho Transportation Department (No FP) Ada County (Ann lion Doty) Ada County ecords (FP/PP Doty) Meridian opment Corporation Hi~tytr P~ ation Commission ((C~i,tt~yrrr rOr~i~'Meridian 33 EAST IDAHO AVENUE • MERID17iPIr~~03642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813