HomeMy WebLinkAboutJaydan Village Subdivision AZAZ 04-003
MERIDIAN PLANNING & ZONING MEETING April 29, 2004
APPLICANT Packard Estates, LLC ITEM NO. 4
REQUEST Continued Public Hearing from March 18, 2004 — Request for annexation and zoning of
16.73 acres from RUT to R-8 zones for proposed Jaydan Village Subdivision — 5325 West Ustick Road
AGENCY COMMENTS
CITY CLERK: See Previous Item Packet
CITY ENGINEER:
CITY PLANNING DIRECTOR: wom I I LJ i 4POW
CITY ATTORNEY f
CITY POLICE DEPT: Act v V,
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT: See attached Comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: —ViaO- T cf I_off pV Date: �{ a Phone:
Emailed: r; rkard C' F br'i qq5" enq� neerjoj� aff Initials:
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Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
Tammy de Weed
QTY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Sham Wardle
Charles M. Rountree
CITY OF M�
eridian
ll IDAHO
STAFF REPORT: Transmittal Date: April 23, 2004
P&Z Hearing Date: April 29, 2004
To: Mayor, City Council and Planning & Zoning Commission RECEIVE D
From: Steve Siddoway, Principal Planner 4+wr— APR 2 6 2004
Re: Jaydan Village --REVISED
City Of Meridiall
C4 Clerk Office
Annexation and Zoning of 16.73 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Packard Estates, LLC. (File No.
AZ -04-003).
• Preliminary Plat Approval of Seventy Five Three (73 73) Building Lots and
Eight (8) Common Lots on 16.73 Acres in a Proposed R-8 Zone, by Packard
Estates, LLC. (File No. PP -04-002).
• Conditional Use Permit Approval for a Planned Development of Single -
Family Homes, with reduced lot size, street frontage, and from yard setbacks
for side entry garages, by Packard Estates, LLC. (File No. CUP -04-004).
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 SUMMARY
A second revised plat was submitted by the applicant to address issues raised in the original staff
report. The new plat has a revised date of 3/23/04 and was transmitted by the Clerk's office on
4/5/04. This report summarizes the new plat and focuses only on the special considerations
raised in the original report, along with any modifications to the conditions found in the original
report.
This application was originally scheduled for public hearing on March 18, 2004. The applicant
requested continuance of the hearing in order to address the issues raised in the staff report. The
hearing was continued to April 29, 2004. Most of the issues have been addressed by the
applicant and are discussed in detail below under Special Considerations. The main outstanding
AM"03, PP -04M% CUP -0"N laydm ViHW-RevieedA ".CW
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 29, 2004
Page 2
issue at this time is sewerability of a portion of the project and this issue is still being resolved
between the applicant and Public Works staff.
Unless specifically modified in this report, all summaries, findings, analyses, and conditions of
approval remain the same as in the original report. Staff is recommending approval of the
project, with the conditions noted.
LOCATION
The property is located on the south side of Ustick Road, approximately 1/4 mile west of Black
Cat Road.
SURROUNDING PROPERTIES
North: Agricultural land, zoned RUT (Ada County).
South: Autumn Faire Subdivision (a.k.a. Tricia's Sub), zoned R-4.
East: Autumn Faire Subdivision (a.k.a. Tricia's Sub), zoned R-4.
West: Agricultural land, zoned RUT (Ada County).
OWNER OF RECORD
The property owners of record are BEG Land Holdings, Inc. Craig Groves has provided
notarized consent on behalf of BEG for submission of these applications.
SPECIAL CONSIDERATIONS—PRELIMINARY PLAT
1. Stub Street: The northwest portion of the property is in the comer of a future
neighborhood center, as depicted on the comprehensive plan. The neighborhood center is
intended to be a higher density area, with "most blocks 300' maximum, similar to Old
Town."(pp. 96-97). The proposed block length along the west boundary of the property
is about 1000 feet. Staff had recommended adding a new stub street approximately
halfway between W. Elisha St. and W. Rozy St., creating 500 foot long blocks, which
would provide a transition to the smaller blocks in the heart of the neighborhood center.
The applicant is proposing not to construct the additional stub street. Instead, they have
added a draft layout for the development to the west on the Preliminary Plat to show how
it could connect without one. Note that the same people who own the Jaydan Village
parcel also own the property to the west. The neighborhood center policy cited above
also states that some blocks can be longer for traffic calming. The applicant will address
the Commission regarding the stub street issue during the hearing. The Commission
should determine whether a stub street should be required.
If the Commission feels that a stub street should be required, no changes to the
Conditions of Approval are necessary. If the Commission agrees that a stub street is not
needed, Preliminary Plat Condition #2 should be deleted.
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 29, 2004
Page 3
2. Planter Islands: The applicant has shifted the islands to center them on a property line,
which allows for better access to the lots adjacent to the island. Preliminary Plat
Condition #3 can be deleted, since it has been met. If the additional stub street (above) is
required, the Commission should decide whether the island should be shifted or deleted.
If the stub street is required, staff supports deleting the island; if the stub street is not
required, the island should remain as proposed.
Side Yard Setbacks: The common landscape lots on the east and west sides of Christian
Ave. were previously proposed at 5 feet wide. Staff recommended that these two
common landscape lots be widened to 15 feet to meet the intent of MCC 11-9-1. The
applicant has complied with this request (plus more) and has widened the buffers to 20
feet wide. The applicant has expressed a desire to have the option of making the buffers
15 feet wide per the original request. Therefore, Preliminary Plat Condition #4 should be
modified as follows: "Widen tThe common lots adjacent to N. Christian Ave. near the
entrance to the subdivision Prem five (5) feet to shall be constructed at least fifteen (15)
feet wide."
4. Existing Trees: The plat shows several existing trees that would have to be removed to
accommodate the proposed road system as depicted on the previous plat. To avoid
damaging or removing the mature trees near the existing house, the applicant has agreed
to shift W. Rozy Street 15 feet north. Preliminary Plat Condition #5 can be deleted.
5. Pressurized Irrigation: The applicant has indicated in their application that the
pressurized irrigation system within this development is to be owned and operated by the
Nampa & Meridian Irrigation District, however this subdivision is within the boundaries
of the Settler's Irrigation District. The applicant has expressed an interest of integrating
this developments system into the existing Nampa & Meridian Irrigation system that
serves Tricia's Subdivision to the east. Preliminary Plat condition #10 will adequately
address this issue as currently written.
6. Ustick Right -of -Way: The proper amount of right-of-way along Ustick Road --48 feet
from centerline—is depicted on the plat. But it is shown as if it is to be dedicated right
away as part of this process. Typically the additional right-of-way is shown in a separate
common lot to be dedicated in the future when it can be purchased by ACHD. The
applicant should address this issue at the hearing and state whether the plat is correct as
shown, or if they want the option of adding two additional common lots for the future
right-of-way.
7. Ste: The sewer depth currently remains unresolved between the applicant and Public
Works. The applicant has stated that they are fine with Preliminary Plat Condition #7 as
written, which requires 3 feet of fill over the sewer. This issue needs to be resolved prior
to approval of the subdivision.
A"43,PIX-G"m,CUP-Oa ,tea.vU�p-R.. ad er.c�e
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 29, 2004
Page 4
SPECIAL CONSIDERATIONS—CONDTITONAL USE PERMIT
1. Reduced Standards: The requested modifications from standard ordinance requirements
are detailed on page 2 of the previous report. The only reduced standard that staff
questioned was the front setback reduction from 15 feet to 10 feet for side entry garages.
The applicant intends to bring typical site plan(s) for lots 2-15 and 17-30, Block 6 for
discussion at the hearing, showing how side entry garages can work on them. The
Commission and Council should consider the appropriateness of the requested
modifications. If the Commission agrees that the reduced front setbacks should be
approved, it will need to be added to CUP Condition #2.
2. Amenities: The amenities for the project are not detailed in the application. Two
amenities are required per Ordinance 12-6-2.A.3. The landscape plan shows that the
existing barn is to remain, which is strongly supported by staff. The application states
that "additional amenities for the park are still being determined but may include a
renovated barn that will serve as a community center." Since the application has been
processed, staff has heard that the applicant may have deemed that it is not feasible to
save the barn. The applicant plans to detail the proposed amenities, which may now
include a swimming pool and cabana, during the hearing with the P&Z Commission.
The Commission and Council should review the proposed amenities and determine if
they are "appropriate to the size and uses of the proposed development" per Ordinance
12-6-2.3. A conditional of approval (CUP Condition #3) will need to be added by the
Commission to require the amenities deemed appropriate for the development.
Fencing: Typically no solid fencing taller than 3 feet is allowed within 20 feet of any
right-of-way. However, if the portions of the common lots—Lot 1, Block 2 and Lot 15,
Block 8—that are adjacent to N. Christian Ave. are widened to be at least 15 feet instead
of 5 feet, per the preliminary plat conditions, staff recommends that 6 -foot tall fencing be
permitted along the back of the common lot. This issue is already handled in CUP
Condition #4.
SUMMARY OF PROPOSED CHANGES
PRELRONARY PLAT CONDMONS:
#2 Determine whether an additional stub street should be required or not.
#3 Planter islands: Delete or modify as appropriate for the stub street.
#4 "Widen tThe common lots adjacent to N. Christian Ave. near the entrance to the
subdivision ueM �•.e (off shall be constructed at least fifteen (15) feet wide."
#5 Delete.
AZ -04-003, PP44-00$ CUP -04009 laydm Village -Revised AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 29, 2004
Page 5
#15 (new) Determine whether common lots are needed for the future right-of-way.
CUP CONDITIONS:
#2 Decide whether reduced front setbacks (10 feet) should be allowed for living areas and
side entry garages on Lots 2-15 and 17-30, Block 6.
#3 Add details about the two required amenities.
All other conditions in the previous staff report remain unchanged.
RECOMMENDATION
Staff recommends approval upon resolution of the issues mentioned in this report.
AZ -04-0D3, PP -04-004, CUP -04-004 Jaydon Village -Revised AZ.PP.CUP
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
i
�� ,�' CITY OF
CU;; ; ia-
%( IDAHO
STAFF REPORT: Transmittal Date: March 11, 2003
P&Z Hearing Date: March 18, 2003
To: Mayor, City Council and Planning & Zoning Commission D
From: Steve Siddoway, Principal Planner RECEIVED
Bruce Freckleton, Senior Engineering Tech
MAR 16 2004
Re: Jaydan Village City Of Meridian
City Clerk Office
• Annexation and Zoning of 16.73 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Packard Estates, LLC. (File No.
AZ -04-003).
Preliminary Plat Approval of Seventy Five (75) Building Lots and Eight (8)
Common Lots on 16.73 Acres in a Proposed R-8 Zone, by Packard Estates,
LLC. (File No. PP -04-002).
Conditional Use Permit Approval for a Planned Development of Single -
Family Homes, with reduced lot size, street frontage, and front yard setbacks
for side entry garages, by Packard Estates, LLC. (File No. CUP -04-004).
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 SUMMARY
A revised plat was submitted by the applicant on 2/24/04 to address issues raised by P&Z staff
and ACHD. This report is based on the revised plan. The principal difference between the plan
originally submitted with the application and the revised one is the road alignment and lot
configuration near Ustick Road. The original plan had an awkward offset for N. Christian Ave.
at the intersection with W. Rozy St.; the revised plan has no offset and allows for better
circulation at the intersection. The original plan showed two groups of four lots with common
driveways near Ustick Road; the revised plan is only one lot deep and all lots have frontage on
W. Rozy St. On the revised plan, knuckles have been removed, the traffic -calming island was
AZ -04-003, PP -04-002, CUP -04004
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 2
shifted to a mid -block location, and the future ACHD right-of-way along Ustick has been
accounted for. The balance of the project remains largely unchanged.
In redesigning the lot configuration, two lots were removed from the original layout. Thus, the
applicant, Packard Estates LLC, is now requesting Annexation and Zoning (AZ), Preliminary
Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval of seventy three
(73) building lots and eight (8) common lots on 16.73 acres in a proposed R-8 zone.
The net density of the proposed plat is 5.79 d.u./acre (4.36 d.u./acre gross density) 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 front setbacks for side entry
garages, reduced lot frontages, and reduced lot sizes. These proposed modifications are detailed
below. The applicant proposes a variety of lot sizes from 5,460 s.f. up to 12,611 s.f., with an
average lot size of approximately 6600 s.f., just above the 6,500 s.f. minimum for a straight R-8
subdivision. This is a single phase development.
The proposed PD amenities are not defined in the application. There is a 3/ acre common area
intended to serve as a private park for residents. According to the application, "additional
amenities for the park are still being determined but may include a renovated barn that will serve
as a community center." The applicant will need to provide additional information about the
proposed amenities during the public hearing process. The project contains 5.9% open space
overall. The plat states that the project provides 7.65% common area, which includes the
required street buffers. Required street buffers must be excluded from the open space calculation
per Ordinance 12-13-16-3.
The applicant has asked for the following modification and/or reductions as part of the proposed
Planned Development:
R-8 Zone:
Lot Size- City Requirements
6,500 sq.ft.
(Minimum)
Lot Frontage -City Requirements
65'minimum
Setbacks - City Requirements
Front: 15' living area
and side entry garages
Proposed Lot Sizes
5,460 sq. ft.
(Minimum)
Proposed Frontage
52' minimum
Proposed Setbacks
Front: 10' living area and
side entry garages
Discussion: The proposed lot size reduction is deemed appropriate by staff, since all of the lots
smaller than the typical 6,500 s.ff minimum are internal to the project and do not abut adjacent
subdivisions. All lots adjacent to existing Autumn Faire Subdivision are larger than the 6,500
s.f. minimum of the proposed R-8 zone, and some actually meet the 8,000 s.f standard of the R-
4 zone. Further, it seems appropriate to transition to smaller lots within this project, given its
AZ -04-003, PP -0"02, CUP -D4 ON
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 3
Proximity to the future neighborhood center along Ustick Road, which is intended to have a
density of at least 8 dwelling units per acre.
Staff does not understand the reason for the requested front setback reduction from 15 feet to 10
feet for side entry garages and requests that the applicant bring a typical site plan for lots 2-15
and 17-30, Block5 for discussion at the hearing. Unless there is a compelling reason for the
reduction based on the site plan, staff recommends maintaining the 15 -foot setback per current
ordinance. Staff has no objection to the requested frontage reduction to 52 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.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property. Note: The applicant recently did a parcel line
adjustment in Ada County to match to boundary of the proposed annexation, based on the
sewerable area of the existing parcel. Thus, the applicant is only annexing the sewerable portion
of the parcel, which now has a separate legal parcel number and is eligible for annexation. Staff
recommends approval of the project upon resolution of the issues contained in this report.
LOCATION
The property is located on the south side of Ustick Road, approximately 1/4 mile west of Black
Cat Road.
SURROUNDING PROPERTIES
North: Agricultural land, zoned RUT (Ada County).
South: Autumn Faire Subdivision (a.k.a. Tricia's Sub), zoned R-4.
East: Autumn Faire Subdivision (a.k.a. Tricia's Sub), zoned R-4.
West: Agricultural land, zoned RUT (Ada County).
OWNER OF RECORD
The property owners of record are BEG Land Holdings, Inc. Craig Groves has provided
notarized consent on behalf of BEG 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
AZ04-003, PP -04-002, CO -04-004
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 4
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 (`02) 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 -4.36 d.u./acre gross and
5.79 d.u./acre net—is within the range designated by the Comprehensive Plan.
The northwest comer of the property is in the edge of a planned Neighborhood
Center, which will likely be around 8 d.u./acre. The subject property is a logical
transition zone from the lower densities of Autumn Faire Subdivision to the
higher density of the future Neighborhood Center.
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
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that the land to the south and east has been developed with single-
family residential lots in Autumn Faire Subdivision. Autumn Faire has a gross
density of 3.35 d.u./acre and a net density of 4.92 d.u./acre. The proposed
density ---4.36 d.u./acre gross and 5.79 d.u./acre net—is slightly higher, but in the
same range for a medium density project. 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;
AZ -04-003, PP -0 002. CUPA4-004
fayd= Village AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 5
Staff finds that the proposed use (single family residential) will change the
existing character of the area, which is currently agricultural. However, the
change is harmonious with the adjacent use 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 an
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. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties. The major concerns of the
Police Department, Fire Department, and ACHD have been addressed in the
revised plat.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
If approved, the developer will finance the extension of sewer, water, utilities and
Pressurized irrigation to serve the project. The primary public costs to serve the
future residents will be fire and police services. 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. Using ACHD's formula of 10 vehicle trips per single family
residential lot, the project is anticipated to generate up to 750 additional vehicle
AZ -04-003, PP -04 002, CUP44-004
Jaydm Village AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 6
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;
The proposed access to the subdivision from Ustick Road has been approved by
ACHD, as follows: "Construct North Christian Avenue to intersect Ustick Road
approximately 170 -feet east of the west property, as proposed." Staff does not
anticipate that the subdivision will cause significant interference with traffic on
the surrounding public streets.
I{ Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that several existing mature trees will be removed to accommodate the
proposed roads. 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
hazardous, diseased or dying by the City Arborist, Elroy Huff, 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, I1-17-1992)?
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 and the applicant has
taken the necessary steps to annex only the portion of land that is sewerable.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 7.2 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;
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.
b. The availability of public services to accommodate the proposed development;
A7-04-003, PP -0 002, CUP -0 -009
JaYd Vin'.A PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 7
Staff finds that public services can be made available to accommodate the proposed
development. See Annexation and Zoning Analysis item H.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because
the developer is installing sewer, water, local street infrastructure, utilities and irrigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation
and Zoning Analysis item H.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. See Annexation and Zoning Analysis item H.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. No hazardous natural
features have been identified on the site.
SPECIAL CONSIDERATIONS—PRELIMINARY PLAT
Stub Street: The northwest portion of the property is in the corner of a future
neighborhood center, as depicted on the comprehensive plan. The neighborhood center is
intended to be a higher density area, with "most blocks 300' maximum, similar to Old
Town."(pp. 96-97). The proposed block length along the west boundary of the property
is about 1000 feet. Staff recommends adding a new stub street approximately halfway
between W. Elisha St. and W. Rozy St., creating 500 foot long blocks, which will provide
a transition to the smaller blocks in the heart of the neighborhood center. See Condition
#2 below.
2. Planter Islands: Staff is pleased with the proposed traffic calming addition of islands in
the long straight-aways of Jaydan Ave. and Christian Ave. However, staff recommends a
slight shift in the location of the islands. Shifting the islands slightly north or south and
centering them on a property line, instead of centering them squarely in front of a lot, will
allow for better access to the lots adjacent to the island. For example, if the island were
only in front of half of the lot, a driveway could be designed to take access from the side
without the island. If the island is placed squarely in front of a lot, the owner will be
forced to drive around the island to enter his/her driveway. See Condition #3 below.
AZ -04-003, PP -0"02, MpP 004
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 8
3. Side Yard Setbacks: MCC 11-9-1 requires a minimum street side setback of 20 feet
within the R-8 zone. As proposed, Lot 2, Block 2 and Lot 14, Block 8 at the entrance of
the subdivision have only a 10 foot street side setback off N. Christian Ave. Even though
these two (2) lots meet the 5 -foot side yard setback within each lot, they do not meet the
intent of the code regarding street side setback dimensions. The common landscape lots
on the east and west sides of Christian Ave. are currently 5 feet wide. Staff recommends
that these two common landscape lots be widened to 15 feet to meet the intent of MCC
11-9-1. If frontage for the adjacent lots becomes an issue, an alternate solution would be
to graphically depict 15 -foot side yard setbacks on the plat. However, staff prefers to
have the common areas widened. Note: a similar condition was recently placed on
Roseleaf Subdivision. See Condition #4 below.
4. Existing Trees: The plat shows several existing trees that will have to be removed to
accommodate the proposed road system. A note on the landscape plan states that
"existing trees will be evaluated with [the] City Forester at Final Plat and retained where
possible." However, the intent of Ordinance 12-13-13-2, which states that "...plans shall
make all feasible attempts to accommodate existing trees four (4) inch caliper or greater
within their design," is to have such coordination occur during the design of the
preliminary plat. By final plat stage it is too late to have a significant effect on the design
or layout of the subdivision.
Staff agrees that, in general, the plat is sensitive to existing trees. However, it appears
that with a slight shift of W. Rozy St. to the north, even more trees could be saved. The
proposed lot depth north of Rozy St. is 124 feet, so even with a 20 -foot shift, the lots
would still be over 100 feet deep and meet the requested minimum lot size. Staff
recommends that the applicant meet with the City Arborist to discuss the status of the
trees that would have to be removed to determine if a shift in the road is warranted. A
revised landscape plan, depicting which trees will be removed or retained, along with
their sizes and any required mitigation, should be submitted prior to the next hearing on
this application. See conditions #5 and #6 below.
5. Pressurized Irrigation: The applicant has indicated in their application that the
pressurized irrigation system within this development is to be owned and operated by the
Nampa & Meridian Irrigation District, however this subdivision is within the boundaries
of the Settler's Irrigation District. The applicant has expressed an interest of integrating
this developments system into the existing Nampa & Meridian Irrigation system that
serves Tricia's Subdivision to the east. See condition #10 below.
SITE SPECIFIC CONDITIONS—PRELIMINARY PLAT
1. All conditions of the accompanying Conditional Use Permit application shall also be
considered conditions of the Preliminary Plat.
2. Add a new stub street connecting N. Christian Ave. to the west boundary of the
subdivision, approximately halfway between W. Elisha St. and W. Rozy St.
AZ0 003, PP -04-002, COP -0 -004
laYdm Village AZPP.COP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 9
3. Shift the proposed islands/medians shown as Lot 1 Block 5 and Lot 1 Block 7 slightly
north or south so that the islands are centered on a side lot line of an adjacent property,
instead of located squarely in front of a lot.
4. Widen the common lots adjacent to N. Christian Ave. near the entrance to the subdivision
from five (5) feet to fifteen (15) feet wide.
5. Shift W. Rozy St. twenty (20) feet north to help avoid the existing mature trees in front of
the existing home.
6. The landscape plan shall be modified per the following:
• Modify the landscape plan to reflect the revised plat layout.
• Show the existing trees to be removed or retained, their sizes, and any required
mitigation. Also state any protection measures to be used during construction.
• The landscape plan depicts the edge of landscaping at the edge of the common lot
along Ustick Road. Since the widening of Ustick is not in ACHD's Five Year
Work Program, per Ordinance 12-13-10-9, modify the landscape plan to show a
10 -foot gravel shoulder adjacent to the existing edge of pavement and the
remainder shall be landscaped with at least grass.
• No stormwater swales are currently depicted on the plan. Add contours and
landscaping for any anticipated stormwater swales.
7. Sanitary sewer service to this site shall be via main line extensions from the existing
mains adjacent to the property in Tricia's Subdivision. Minimum depth of cover over the
sanitary sewer mains shall be 3 -feet per City of Meridian Specifications.
8. Domestic water service to this site shall be via main line extensions from the existing
mains adjacent to the property.
9. 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.
10. The applicant has indicated that the pressurized irrigation system within this development
is to be owned and operated by the Nampa & Meridian Irrigation District, although this
project is within the Settler's Irrigation District. If this scenario doesn't work out, the
applicant will be required to install an independent system that would be owned and
operated by the Settler's Irrigation District, or they shall retain the system under their
private ownership and maintenance.
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
AZ N4 03, PP -0 002, CUP -04 ON
hyd Village AZPP.CCP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 10
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single -point connection to the culinary water
system shall be required. If a single -point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. If the system is to remain private, a draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval.
11. 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.
12. In accordance with MCC 12-13-10-8, Applicant shall provide 5 -foot detached sidewalks
adjacent to Ustick Road. Applicant shall also provide 5 -foot attached or 4 -foot detached
sidewalks internally.
13. Please revise the preliminary plat to show all existing and proposed irrigation/drainage
easements. In their letter of March 5, 2004 letter, the Settler's Irrigation District
expressed their concern over the existing Johnson Lateral#65 which traverses the
property.
14. The applicant shall be responsible for payment of and the actual physical sanitary sewer
and domestic water connection for the existing house.
GENERAL COMMENTS—PRELIMINARY PLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Any pathways or micropaths within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
n -Na oa, ee-0a-002, cue-oa-ooa
iavdm vine nz ee.c
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 11
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. The original study report dated 12/5/03 indicates that
groundwater may be a factor. All drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100 -year storm events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed
3:1. 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.
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.
14. 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
groundwater.
AZ -04-003, PP -0 002, CUP -01.004
hyd village AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 12
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 majority of the property
as Medium Density Residential. The northwest portion of the site is shown as Mixed
Use -Community, as part of a future neighborhood center. 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. Also 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
proposed conditional use shall be able to provide adequately any such services;
AZ -04-003, PPfN.002, CUP -04-004
Jaydm Village AZ PP.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 13
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 amenities for the project are not detailed in the application. Two
amenities are required per Ordinance 12-6-2.A.3. The landscape plan shows that the
existing bam is to remain, which is strongly supported by staff. The application states
that "additional amenities for the park are still being determined but may include a
renovated bam that will serve as a community center " Since the application has been
processed, staff has heard that the applicant may have deemed that it is not feasible to
save the bam. The applicant should detail the proposed amenities during the hearing with
the P&Z Commission.
The Commission and Council should review the proposed amenities and determine if
they are "appropriate to the size and uses of the proposed development' per Ordinance
12-6-2.3. A conditional of approval (#3) will need to be added by the Commission to
require the amenities deemed appropriate for the development.
AZ -003, PP -04.002, CUP -04 004
J.Yd vd]eg A ,PP.WP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 14
Fencine: Typically no solid fencing taller than 3 feet is allowed within 20 feet of any
right-of-way. However, if the portions of the common lots—Lot 1, Block 2 and Lot 15,
Block 8—that are adjacent to N. Christian Ave. are widened to be at least 15 feet instead
of 5 feet, per the preliminary plat conditions, staff recommends that 6 -foot tall fencing be
permitted along the back of the common lot. Such fencing should still taper to 3 feet tall
within 20 feet of Rozy St. See Condition #4.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
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: 52 feet.
• Minimum lot size: 5460 feet
Two amenities are required for this application. The amenities that will be required are
[The Commission should insert the required amenities here].
4. Six foot tall fencing shall be permitted along the back of Lot 1, Block 2 and Lot 15,
Block 8. Such fencing shall taper to 3 feet tall within 20 feet of Rozy St.
FIRE DEPARTMENT CONDITIONS
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 400' apart. International Fire Code Appendix D
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4%2" 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 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.
AZ -04-003, PPA4002, =.04-004
layd ViOage AZ.PP.M?
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: March 11, 2004
Page 15
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
6. 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
Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
RECOMMENDATION
Staff recommends approval upon resolution of the following issues:
1. Additional stub street
2. Shifting the islands/medians
3. Side yard setback/common lot width
4. Existing trees/shifting Rozy St.
5. Reduced Standards/Front setbacks for side entry garages
6. Required amenities
7. Fencing
A 04-003, PP44.002, CUP -04-004 hyY Villgq AZ.PP CUP
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens. Commissioner
Ada County HighwayDistrict
March 9, 2004
To: Packard Estates LLC
6223 North Discovery Way
Boise, Idaho 83713
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 367-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
RECEIVED
APR - ! 2004
City of Meridian
City Clerk Office
Subject: Jaydan Village Subdivision/MAZ04-003/MPP04-002/MCUP04-004
75 -lot subdivision
5325 West Ustick Road
On March 3, 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 any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning (/
Principal Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Briggs Engineering
1800 West Overland Road
Boise, Idaho 83705
Ada County Highway District
Right-ofWav & Develnnmont Donart. ,.f
Planning Review Division
This application requires Commission action due to the fact that it is located in the North Meridian Planning
Area. This item is scheduled to be on the consent agenda on Wednesday March 3, 2004 at 12:00 noon.
Tech Review for this item was held with the applicant on Friday February 20, 2004. Please refer to the
attachment for request for reconsideration guidelines. Staff contact. Andrea N. Tuning, 208 -387 -6177 -
phone, 208 -387 -6393 -fax, atuning(c0achd.ada id.us
File Numbers: Jaydan Village Subdivision/MAZ04.003/MPP04-002/MCUP04-004
Site address: 5325 West Ustick Road
Owner/Applicant: Packard Estates, LLC
6223 North Discovery Way
Boise, Idaho 83713
Representative: Briggs Engineering, Inc.
1800 West Overland Road
Boise, Idaho 83705
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, conditional use
and preliminary plat approval to construct a 75 -lot single-family residential subdivision on 16.73 -acres. The
site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the south side of
Ustick Road approximately % mile west of Black Cat Road.
Acreage: 16.73 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 75 -lots
Common Lots: 8 -lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 740 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 one single-family residential home and several out
buildings.
5. Description of Adjacent Surrounding Area:
a.
North:
38.22 -acre parcel
b.
South:
Tricia's Subdivision
c.
East:
Tricia's Subdivision
d.
West:
21.82 -acre parcel
6. Impacted Roadways
Ustick Road:
Frontage: 530 -feet
Functional Street Classification: Minor arterial
Traffic count: East of Black Cat Road was 3,071 on 4-17-02
East of McDermott Road was 2,264 on 12-10-02
Level of Service: Currently better than C
Speed limit: 50 MPH
Black Cat Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor arterial
South of Ustck Road was 2,634 on 4-17-02
Currently better than C
45 MPH
7. Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 2 -traffic lanes with no curb, gutter or sidewalk abutting the site.
There is a 5 -foot concrete sidewalk to the east of this site that was constructed as a apart of Tricia's
Subdivision.
8. Existing Right -of -Way
Ustick Road currently has a total of 50 -feet of right-of-way (25 -feet from centerline).
9. Existing Access to the Site
The site currently has an offsite driveway that intersects Ustick Road approximately 75 -feet west of
the west property line.
10. Site History
The District has not previously reviewed a development application for this site in the past.
2
11. Capital Improvements Plan/Five Year Work Program
This segment of Ustick Road is not included in the District's Five Year Work Program or Capital
Improvements Plan.
12. Other Development in Area
Staff has reviewed a number of development applications in the north Meridian area.
The following list is a compilation of developments that the District has approved recently within this
identified area:
♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of
Meridian.
♦ On November 7, 2001 the Commission approved a rezone and annexation application for 370 -
acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot
residential subdivision on 78 -acres (Baldwin Park).
♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot
subdivision on 75 -acres (Heritage Commons Subdivision).
♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
♦ On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot
residential subdivision on 43 -acres (Sundance Place Subdivision).
♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot
residential subdivision on 5 -acres (Drawbridge Subdivision).
♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres
(Cobblefield Crossing Subdivision).
♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site
on 120 -acres (Havasu Creek Subdivision).
♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39 -acres (Education Campus Subdivision).
♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single-
family residential subdivision on 36 -acres
♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot
mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, and 32 -
common lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots
(town houses).
♦ On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single-
family residential subdivision located on 39.92.
3
♦ On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use
subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 -
elementary school lots located on 38.65 -acres.
♦ On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use
subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots,
2 -commercial lots and 1 -mini storage lot.
♦ On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family
residential subdivision located on 10 -acres.
♦ On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots,
73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school
lot, 1 -high school lot and 2 -church lots on 392 -acres.
♦ On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98 -lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5 -acres.
♦ On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
♦ On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39 -lot single-
family residential subdivision on 7.98 -acres.
♦ On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461 -lot
single-family residential subdivision on 140.25 -acres.
♦ On December 3, 2003, the Commission approved a 66 -lot single-family residential subdivision.
on 15.04 -acres.
♦ On December 3, 2003, the Commission approved Sheridan Place Subdivision, a 46 -lot single-
family residential subdivision on 13.995 -acres.
♦ On December 17, 2003, the Commission approved Razberry Crossing Subdivision, a 38 -lot
mixed-use subdivision on 11.31 -acres. The subdivision is proposed to contain 34 -single-family
residential lots and 4 -office lots.
♦ On January 7, 2004, the Commission approved Baldwin Park Subdivision, a 71 -lot single-family
residential subdivision on 19.07 -acres.
♦ On January 21, 2004, the Commission approved Settlement Bridge Subdivision, a 266 single-
family residential subdivision on 70.64 -acres.
If staff examines each one of these developments individually, the roadway system appears
adequate, but when staff adds each approved development, the traffic capacities of the surrounding
roadways reach their 2020 planning thresholds.
B. Findings for Consideration
Right -of -Way and Sidewalk
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
District policy requires 5 -foot wide (minimum) concrete sidewalk on all arterial roadways.
Ustick Road is not listed as a proposed project in the District's currently adopted Five -Year Work
Program or in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
El
a. Dedicate by donation a total of 48 -feet of right-of-way along Ustick Road, and construct a minimum
5 -foot wide concrete sidewalk along Ustick Road, located a minimum of 41 -feet from the centerline of
the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Ustick Road, located a minimum of 41 -feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Ustick Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an
arterial roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from
another local roadway (measured centerline to centerline).
The applicant is proposing to construct North Christian Avenue to intersect Ustick Road
approximately 170 -feet east of the west property. This roadway location meets District policy and
should be approved with this application.
All of the remaining internal roadways meet the minimum offsets that are established by District
policy.
3. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1 -acre in size will
typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and sidewalks.
The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 -feet or
more in which case the sidewalk shall be a minimum of 4 -feet in width.
The applicant is proposing to construct the internal roadways as 36 -foot street sections with rolled
curb, gutter and attached 5 -foot concrete sidewalks on both sides of the roadway. This street section
meets District policy and should be approved with this application.
4. Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non -continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the
stub street stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
5
1. A stub street shall be designed to slope towards the street intersection and drain surface water
toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain free
of obstructions.
The applicant is proposing to extend one existing stub street and construct two new stub streets.
The applicant is proposing to extend West Fairbrough Drive from the east property line approximately
450 -feet north of the south property line. This stub street was originally reviewed and approved as a
part of Tricia's Subdivision. Staff is supportive of the applicant's proposal to extend this stub street.
The applicant is proposing to construct a stub street (West Elisha Street) to the west property line
approximately 100 -feet north of the south property line. This stub street is anticipated to serve the
21.82 -acre site that is located directly to the west. Staff is supportive of the applicant's proposal to
stub in this location. Due to the fact that this stub street will be less than 150 -feet in length, the
applicant will not be required to install a temporary turnaround at the terminus of the roadway. The
applicant will be required to install a sign at the terminus of the roadway that states, "this road will be
extended in the future".
The applicant is proposing to construct a stub street (West Rozy Street) to the west property line
approximately 190 -feet south of Ustick Road. This stub street is anticipated to serve the 21.82 -acre
site that is located directly to the west. Staff is supportive of the applicant's proposal to stub in this
location. Due to the fact that this stub street will be less than 150 -feet in length, the applicant will not
be required to install a temporary turnaround at the terminus of the roadway. The applicant will be
required to install a sign at the terminus of the roadway that states, "this road will be extended in the
future".
The applicant is not proposing to construct a stub street to the south property line due to the fact that
the property to the south has been developed as a part of Tricia's Subdivision. Tricia's Subdivision
did not provide a stub street to the developing parcel from the south.
5. Knuckles
The applicant is proposing to construct two knuckles without a center island within the subdivision.
Staff is supportive of the location of the proposed knuckles.
6. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct an island/median within North Jaydan Avenue and North
Christian Avenue. The island should be constructed a minimum of 4 -feet wide to total a minimum of a
100 -square foot and provide a minimum of a 21 -foot street section on either side of any proposed
center island. The island should be owned and maintained by a homeowners association.
Other Access
Ustick Road is classified as a minor arterial roadway. Other than the access point that has
specifically approved with this application, direct lot access to Ustick Road is prohibited. Notes of this
access restriction shall be placed on the final plat.
0
C. Site Specific Conditions of Approval
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 48 -feet of right-of-way along Ustick Road, and construct a minimum
5 -foot wide concrete sidewalk along Ustick Road, located a minimum of 41 -feet from the centerline of
the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Ustick Road, located a minimum of 41 -feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Ustick Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Construct North Christian Avenue to intersect Ustick Road approximately 170 -feet east of the west
property, as proposed.
3. Construct the internal roadways as 36 -foot street sections with rolled curb, gutter and attached 5 -foot
concrete sidewalks on both sides of the roadway, as proposed.
4. Extend West Fairbrough Drive from the east property line approximately 450 -feet north of the south
property line, as proposed.
5. Construct a stub street (West Elisha Street) to the west property line approximately 100 -feet north of
the south property line, as proposed. Install a sign at the terminus of the roadway that states, "this
road will be extended in the future".
6. Construct a stub street (West Rory Street) to the west property line approximately 190 -feet south of
Ustick Road, as proposed. Install a sign at the terminus of the roadway that states, "this road will be
extended in the future".
7. Construct two knuckles without a center island within the subdivision, as proposed.
8. Construct an island/median within North Jaydan Avenue and North Christian Avenue. Construct the
island a minimum of 4 -feet wide to total a minimum of a 100 -square foot and provide a minimum of a
21 -foot street section on either side of any proposed center island. The island shall be owned and
maintained by a homeowners association.
9. Other than the access point that has specifically approved with this application, direct lot access to
Ustick Road is prohibited. Notes of this access restriction shall be placed on the final plat.
10. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
E7
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
10
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
11
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BRIGGS ENGINEERING, INC.
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(206)344-9700
1800 W. OVERLAND ROAD
BOISE, IDAHO 83705
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JAYDAN VILLAGE SUBDIVISION REVISION
PORTION OF THE NE 1/4 OF SECTION 4, T.3N., R. 1W., B.M.,
MERIDIAN, ADA COUNTY, IDAHO SHEET
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Small Lot Single Family (6 units, Alley Loaded) Ryc"'v ""j
Lot dimension 130'x 110' 4PR 2 y 200
Average lot size (net) 2,385 s.f CITYo1' N IdILLN
Unit size 11000 -1,800 s.f
Net yield 10:00-12.00 du/ac
0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
Multi Family (7 townhome units, alley loaded)
Lot dimension 140'x 95'
Lot size (net) 13,300 s.f
Unit size 1200 s.f - 2,400 s.f
Net yield 12 -15 du/ac
0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
Single Family (Alley Loaded)
Lot dimension 44'x 75'
Lot size (net) 3,300 s.f
Unit size 1,350 s.f -1,650 s.f
Net yield 7 - 8 du/ac
0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
Multi Family 00 townhomes and flat units, alley loaded)
Lot dimension 11 8' x 104'
Lot size (net) 12,270 s.f
Unit size 980 s.f -1,125 s.f
Net yield 15-18 du/ac
0 40 80 feet
019 1
Scale 1 inch = 40 feet
WHP Planning Tool Box
Single Family
Lot dimension 50'x 100'
Lot size (net) 5,000 s.f
Unit size 1900 s.f - 2,400 s.f
Net yield : 5.5 - 6 du/ac
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0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
Single Family
Lot dimension 50'x 90'
Lot size (net) 4,500 s.f
Unit size 1,800 s.f - 2,400 s.f
Net yield b - 6.5 du/ac
0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
Town Home Carriage (4 units, Alley Loaded)
Lot dimension 115' x 72'
Lot size (net) 8,280 s.f
Unit size (average) : 2,000 s.f
Net yield 12 =14 du/ac
0 40 80 feet
Scale 1 inch = 40 feet
WHP Planning Tool Box
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE April 29, 2004 ITEM # 4
PROJECT NUMBER AZ 04-003
PROJECT NAME Jaydan Village Subdivision
NAME (PLEASE PRI
FOR
EUTRALI
AZ 04-003
MERIDIAN PLANNING & ZONING MEETING March 18, 2004
APPLICANT Packard Estates, LLC ITEM NO. 4
REQUEST Public Hearing — Request for annexation and zoning of 16.73 acres from RUT to R-8
zones for proposed Jaydan Village Subdivision — 5325 West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS
COMMENTS
See attached staff comments
No Comment
No Comment
No Comment
coofiVquu
Q/(4
OTHER: see 9#qched affidavit , see attached letter from Robert & Anita Lauritsen
Contacted: 6 Date: Phone: Z , 9,
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
CITY OF
v
IDAHO j
sF �%
CE'�r
fR R .1SU'RE V' S�XCE
�39a3
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
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 11, 2004
Transmittal Date: February 9, 2004
File No.: AZ 04-003
Request: Annexation and
Location of Property or Project:
Hearing Date: March
2004
of 16.73 acres from RUT to R-8 zones for
West Ustick Road
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, vac, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shan Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
Meridian School District (No Fp)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/Pp only)
U.S. West (FP/PPonly)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No Fp)
Ada County (Annexation only)
Ada County Land Records (Fpipponly)
Meridian Development Corporation
Historical Preservation corms:',,�VJ4
rr-o I u it dj I.
�F -Y OF MERIDUN RECEIVED
.-,FvAmER DEPT. FED 1 1 104
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
GCENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
DISTRICT Return to:
ROWHEALTH Environmental Health Division ❑Boise
DEPARTMENT RECEIVED
❑ Eagle
Rezone #
18 2004
Conditional Use # ft fmart a In
Preliminary / Final / Short Plat City Clerk Office
❑ Garden City
meridian
❑ Kuna
❑ ACZ
❑ Star
�We have No Objections to this Proposal.
:12. 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.
❑ 6. 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.
❑ child care center
Date: ZlIS l_,6y
Reviewed By: lig-�8
CDHDWW lkc Review Sheet
14 February, 2004
William G. Berg Jr.
City Clerk
33 Eas 'Idaho Ave.
Meridian, ID 83642
RE: AZ 04-003, Jaydan Viiiage
RECEIVED
FEB 2 5 2004
City of Meridian
City Clerk Office
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning from RUT to R-8 zones for proposed
JaydanVillage Subdivision.
Thank you,
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
AFFIDAVIT OF POSTING
STATE OF IDAHO )
COUNTY OF ADA )
RECEIVEF
MAR 0 5- 2004
City Ofineriiiiar_
City Clerk Office
I, Mike Arnold. Premier Signs Inc 2100E Fairview Avenue Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign a minimum of one week
prior to the public hearing for the annexation and preliminary plat of Javdan Village
Subdivision.
Dated this 15t. day of March '2004
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTAY PUBLIC
STATE OF IDAHO
Masterlaffid-posting
Residing at
My Commission Expires: /
ij
c:
; p
*bert`W.Lauritsen
Anita R, Lauritsen
2901 Ngrtfti Wi!(nwside Avenue
Meridian, ID 83642
RECEIVED
12 ' MAR - 2 2004
City of Meridian
.2,e4eeoli g. -P, City Clerk Office
V0110r ZV64 15:49 FAX '£0 88 854
MERIDIAN P82 DLPT. 4 City Clerk [0001
MRR le 20D4 3cI5PM BRIGGS ENGINEERING
2083452950 p.l
1800 Yyed Overland Road
Boise, daho 83705 —3142
vola (208) 341-9700
Fax_ (208) 346-2950
FAXED DIRECT: 888-6854
March 18, 2004
Steve Siddoway, Principal Planner
Meridian Planning and Zoning
664 E. Watertower, Suite 200
Meridian, Idaho 83642
RE: Jayden Village Subdivision
Dear Steve,
I am in receipt of the staff report for Jayden Village Subdivision and have
concerns and issues regarding the site. After our meeting this afternoon'
several changes that need to be addressed or corrected on the prelimina
will be extensive enough that I will not be able to submit a revised prelimin
hearing. Therefore, I would request that this item be continued to the n
hearing to give us time to submit a revised preliminary plat
Sincerely,
Steve Arnold
Planning Projects Manager
CEIVEI
MAR 18 2004
City Of Meridian
City Clerk Office
9viewed several of the
appears that there are
plat. These changes
ry plat by this evenings
MRR 18 '04 16:0r,
2088886854 PRGE.01
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE March 18, 2004 ITEM # 4
PROJECT NUMBER AZ 04-003
PROJECT NAME Jaydan Village Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL