HomeMy WebLinkAboutMcNelis Subdivison PP~E'(~EIVED
MAY 1 1 2004
City Of Meridian
City Clerk Office
UV[~"lGs~1~Z • STAFF SUMMARY
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a OF
~ PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: McNelis Subdivision
Case No{s).: AZ-04-004, PP
Applicant: Falcon Creek, I.LC
P&Z Commission Hearing Dates: March 18 and Apri129, 2004
Recommendation: Approve with conditions (all ayes)
Summary of Pnblic Hearings:
• At the March 18m meeting, the public hearing was opened and then continued until April
29m, due to a request from staff. Staff requested continuance to allow the applicant time
to coordinate the routing of the sanitary sewer system within the development, and to
afford the ACRD time to act on the proposed development. No members of the public
were present that wished to testify.
• At the April 29`~ meeting, the Commission discussion primarily focused on access to Ten
Mile Road and Ustick Road, the construction of the multi-use pathways, landscaping
adjacent to the proposed multi-use pathways, the availability of sewer and water service
to this site, and the proposed C-G zoning designation. Becky McKay, represerning the
applicant, preserned testimony in favor of the application. There were six people that
testified on the proposed development and zoning designations. The public provided
testimotry in opposition to, and in favor of the developmern. Concerns were raised about
the proposed C-Cr wne and potential uses that would be allowed, traffic problems in the
area, noise, pollution, trash, and an increase in crime if the development is approved.
Testimony was also given about the proposed access to Ten Mile Road and the proposed
multi-use pathways.
Key Commission Changes to Staff Recommendation:
• Modified Preliminary Plat Site Specific Condition #1 to state that the multi-use pathways
will include shoulders that give a total width of 14 feet and be designed to standards of
HS-20 or as jointly agreed by Planning and Zoning stai3~ the applicant, Public Works,
and the Parks Departmern.
• Modified the first sentence in the last bullet in Preliminary Plat Site Specific Condition
#4 to read: Provide a minimum 5-foot wide landscape strip with one tree for every 35
linear feet along the interior sides of the multi-use pathways (on the west and north sides
of the development). Stafr' had originally recommended landscaping on both sides of the
pathways.
• Added a new bullet to the end of Preliminary Plat Site Specific Condition #4 that reads:
Landscaping shall be maintained by the business owner's association of this project. In a
letter to the Commission, the applicant requested that the City be responsible for
maintaining landscaping adjacent to the multi-use pathways. The Commission denied this
request. NOTE: MCC 12-13-17-2 states that maintenance of all landscaping and'
screening devises required by ordinance is the responsibility of the property owner.
• Added a provision to the Annexation and Zoning application that will prohibit
convenience stores and gas stations from operating in the proposed C-G wne.
Outstanding Issues for City Council:
• None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 16 )
--- BUILDABLE LOTS AND 5 )
---COMMON/OTHER LOTS ON 34.07 )
ACRES'IN THE PROPOSED L-O, )
I-L, AND C-G ZONES FOR
MCNELI5 SUBDIVISION
Case No. PP-04-004
RECOMMENDATION TO CITY
COUNCIL
FALCON CREEK, LLC
Applicant
The property is approximately 34.07 acres in size and is located on the northwest corner
of Ustick Road and Ten Mile Road, within Section 34 of Township 4 North, Range 1
West.
2. Falcon Creek, LLC, is the cun•ent property owner and A. Leon Blaser is an authorized
agent for Falcon Creek, LLC, who has provided notarized consent the subject application.
3. The Applicant is Falcon Creek, LLC.
4. The subject property is currently zoned RUT. There is, however, an application for
annexation and zoning to L-O (16.64 acres), I-L (14.67 acres), and C-G (2.76 acres)
before the City Council. The zoning of L-O, I-L, and C-G are defined within, the City of
Meridian Zoning and Development Ordinance Section 11-7-2.
The property, which is the subject of this application, is within the Area of Impact of the
City of Meridian.
6. The entire property is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner: A
commercial subdivision with 16 buildable lots and 5 common/other lots.
8. The Five Mile Creek and the Nine Mile Creek are significant natural features that should
be protected through standard stormwater and run-off management practices. There are
no other significant or scenic features of major importance that affect the consideration of
this application.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-Q I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 1
9. The Planning and Zoning Commission recognizes the concems of Steve Weber, Dan
Borquist, Sabel Snell, Y. Scott Edwards, Janet Wilder, and Charles Crane, expressed at
the hearing on April 29, 2004. The Planning and Zoning Commission also recognizes the
concems of neighboring homeowners contained in a petition submitted to the
Commission during the Apri] 29a' hearing.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Preliminary Plat as requested by the
Applicant for the property described in the application, subject to the following:
A. Adopt the Special Rewmmendations of the Planning and Zoning Commission as follows:
Modify Site Specific Condition #1 to state that the multi-use pathways will include
shoulders that give a total width of 14 feet and be designed to standards of HS-20 or as
jointly agreed by Planning and Zoning staff, the applicant, Public Works, and the Parks
Department.
2. Modify the first sentence in the last bullet in Site Specific Condition #4 to read: Provide a
minimum 5-foot wide landscape strip with one tree for every 35 linear feet along the
interior sides of the multi-use pathways (on the west and north sides of the development).
3. Add a new bullet to the end of Site Specific Condition #4 that reads: Landscaping shall
be maintained by the business owner's association of this project.
B. Adopt the Conditions and Recommendations of the Meridian Planning & Zoning and
Public Works Departments as follows:
Construct a 10-foot wide, hard-surfaced pathway along the west property line, from
Ustick Road to the north property line (approximately). Constmct a 10-foot wide, hard-
surfaced pathway along the north property line, from the west property line to the east
property line (Idaho Power property). Said pathways shall be fully improved prior to
issuance of the first building permit in the development. Prior to occupancy of any
building, a permanent pedestrian easement, in favor of the City of Meridian, shall be
recorded for the multi-use pathway. The easement(s) shall be sufficient width to cover the
10-wide pathways. Buildings are precluded from being constructed within this easement.
Additionally, a note shall be added to the face of the final plat(s) indicating the City of
Meridian is responsible for the maintenance of the pathway surface located within the
easement. The applicant shall conform to the Meridian Parks and Recreation Department
standards for construction of the regional pathway, as published in the August 2003
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES 1N THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 2
Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. A
note shall be added to the face of the final plat stating that the McNelis Business Owners
Association is responsible for maintenance of all landscaping adjacent to the pathways.
The multi-use pathways will include shoulders that give a total width of 14 feet and
be designed to standards of HS-20 or as jointly agreed by Planning and Zoning staff,
the applicant, Public Works, and the Parks Department.
2. Construct one full access approach and one public street (Burley Avenue) approach onto
Ustick Road, and one public street (McNelis Drive) approach and one full access OR one
right-in/right-out access to Ten Mile Road. Said access points shall be built in accordance
with ACHD policy.
3. Provide the City with a copy of a recorded cross access agreement for the office and
commercial lots in Block 1, to use the driveways to Ustick Road and Ten Mile Road as
access to the public street system.
4. The submitted landscape plan, prepared by Harvest Design, P.C., and dated 1-15-04 is
not approved as submitted. The following should be included in a revised landscape plan:
• Provide a 25-foot wide landscape buffer along Ustick Road and Ten Mile Road.
Conifer trees are not allowed within the required buffer area.
• Provide a 10-foot wide landscape buffer along both sides of Burley
Avenue/McNelis Drive. Landscaping shall be in accordance with MCC 12-13-10.
• 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.
• Construct a 10-foot wide gravel shoulder on Ustick Road and Ten Mile Road,
with the remaining portion of the right-of--way being landscaped with lawn or
other vegetative groundcover. A license agreement from ACHD for landscaping
within the right-of--way will be required.
• Remove the proposed conifer trees from the proposed landscape buffers. on Ustick
Road and Ten Mile Road.
• Depict a 25-foot wide land use buffer on the south side of Lot 4, Block 2, and a
20-foot wide land use buffer on the north and west sides of Lots 3 and 4, Block 1.
Construction of the land use buffers shall be in accordance with MCC 12-13-12-3.
• Provide a minimum 5-foot wide landscape strip, with one tree for every 35-linear
feet, along 1 the interior sides of the multi-use pathways (on the west and
north sides of the development). Additional width is encouraged to allow trees to
be planted further from the pathway and prevent root damage to the path.
• Landscaping shall be maintained by the business owner's association of this
project.
Submit 10 copies of a revised landscape plan, depicting the above-mentioned changes, to
the City Clerk at least 10 days prior to the next public hearing.
5. Solid fencing greater than 3-feet in height is prohibited on the west side of the Nine Mile
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 3
Creek multi-use pathway. Solid fencing greater than 3-feet in height is prohibited on the
north side of the Five Mile Creek multi-use pathway. Fencing constructed on either side
of a multi-use pathway should be a minimum of 5-feet from the edge of pavement. A
detailed fencing plan should be submitted upon application of the final plat. Unless
otherwise approved by the City, all fencing shall be constructed in accordance with MCC
12-4-10.
6. The applicant shall not be required to the or cover the Five Mile Creek or the Nine Mile
Creek. Any ditch, canal or lateral to be piped shall be shown on plans, which shall be
approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
7. Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigafion systems be
supplied by a year-round source of water. If the pressurized irrigation system within this
development is to remain a private association system, complete plans and specifications
shall be reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irrigation system O&M manual shall be
submitted prior to plan approval. The applicant shall be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer.
8. Sanitary sewer and water service to this site shall be via main line extensions from
existing mains installed adjacent to the property. The applicant shall be required to
extend sewer and water mains to and through the proposed development, thereby making
them available to the adjacent properties. The Applicant shall coordinate main sizing and
routing with the Public Works Department. Cover over the sanitary sewer shall be no
less that three-feet from finish grade to the top of pipe.
9. Please submit final groundwater/soils monitoring data as prepared by a soils scientist
with the final plat. Any drainage areas (detention/retentionbasfns) 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. 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.
10. Maintenance of all common areas shall be the responsibility of the McNelis Business
Owners Association.
STANDARD CONDITIONS
1. All conditions of the accompanying Annexation/Rezone application shall also be
considered conditions of the Preliminary Plat.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 4
2. 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.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the expense of the Applicant. Typical locations aze at
street intersections and/or fire hydrants.
5. A detailed fencing plan shall be submitted upon application of the 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. All fences shall taper down to 3 feet
maximum within 20 feet of all right-of--way.
6. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal of the final
plat applications. The plan must include sizes and species of trees, shrubs, berming/swale
details, and all proposed ground cover/treatment.
7. 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.
8. Any exisfing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature
of the final plat(s), all sidewalks shall be constructed or a financial guarantee that said
improvements will be completed shall be provided
11. All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
12. Minimum building setback lines shall be in accordance with the zoning ordinance in
effect at the time of issuance of building permit(s).
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. A letter of credit or cash surety in the amount of 110% will be required for all
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-Q I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 5
final plat.
15. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
C. Adopt the Recommendations of ACRD as follows:
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet ofright-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 oftheright-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. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet ofright-of--way along Ten Mile Road, and
construct a minimum 5-foot wide concrete sidewalk along Ten Mile 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 Ten Mile 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 Ten Mile Road, located at the back edge of the existing right-of--way.
Accomplish all necessary adjustments to properly accommodate existing drainage
and utilities.
3. Construct a commercial roadway that intersects Ustick Road approximately 690-feet west
of Ten Mile Road, as proposed.
4. Construct a commercial roadway that intersects Ten Mile Road approximately 830-feet
north of Ustick Road, as proposed.
5. Construct the internal spine roadway as a 40-foot street section with vertical curb, gutter
and a 5-foot attached concrete sidewalk on both sides of the roadway, as proposed.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 6
6. Construct a 30-foot wide full access driveway that intersects Ustick Road approximately
350-feet west of Ten Mile Road, as proposed. This driveway is proposed to align with
Niemann Street on the south side of Ustick Road. 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.
7. Construct a 30-foot wide right-in/right-out driveway ONLY that intersects Ten Mile
Road approximately 220-feet north of Ustick Road, as proposed. 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.
Coordinate with District staff to determine how the driveway will be restricted.
8. Construct a 30-foot wide full access driveway that intersects Ten Mile Road
approximately 440-feet north of Ustick Road, as proposed. 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.
9. Locate the driveways on the internal roadways to be located a minimum of 50-feet
(measured near edge to near edge) from any roadway intersection.
10. Construct a special radius on Ten Mile Road for southbound traffic at the Ten Mile
Road/McNellis Drive intersection, as recommended by the submitted traffic impact
study. Coordinate the design of the special radius with District staff:
11. Construct a right-turn lane on Ustick Road for west bound traffic at the Ustick
RoadBurley Avenue intersection, as recommended by the submitted traffic impact study.
Coordinate the design of the turn lane with District staff.
12. Construct two 10-foot wide islands/medians that are proposed to be located within North
Burley Avenue and West McNellis Drive, as proposed. Construct the islands to be 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 islands shall
be owned and maintained by a homeowners association.
13. Other than the access points that are specifically approved with this application, direct lot
access to Ten Mile Road and Ustick Road is prohibited. A note of the access restrictions
shall be place on the final plat.
14. Comply with all Standard Conditions of Approval.
Standard Conditions of Auaroval
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.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 7
3. Replace any existing damaged curb, gutter and sidewallc and any that maybe 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 Standazds 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 ACRD 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 (spaze or filled) are compromised during any phase of construction.
10. No change in the terms and condifions 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 awaiver/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.
D. Adopt the Meridian Fire Department Recommendations as follows:
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES 1N THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 8
1. 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'.
2. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
4. The roadways shall be build to Ada County Highway District standards and shall have a
clear driving surface available at all times, which is 20' wide.
5. Provide a Knoxbox entry system for any gated uses within the development.
6. All trash dumpsters shall be a minimum of 5-feet away from any building.
The Meridian Fire Department has concerns over the lack of secondary access to the
future storage unit complex on Lot 4, Block 2. To mitigate the access inadequacy, block
walls maybe required as determined by the Meridian Fire Department. Fire flow for the
development shall be for the worst-case scenario. The proposed fire area will be limited
to available water flow.
E. Adopt the Recommendations of the Central District Health Department as follows:
1. This proposal can be approved for central sewage & central water after written approval
from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfaze, Division of Environmental
Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the subsurface
to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-Q I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 9
F. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. The District's Five-Mile and Nine-Mile Drains course through this proposed project. This
easement must be protected and any encroachment without a signed License Agreement
and approved plan, before any construction is started, is unacceptable.
4. All municipal surface drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
G. Adopt the Recommendations of the Meridian Police Department as follows:
1. The design of the proposed multi-use pathway areas has the potential of creating hiding
spots. It is recommended that chain link fencing, rather than solid fencing be installed
along the pathways. With the final plat application, the applicant shall submit a revised
landscaping plan that allows visibility down the pathway.
H. Adopt the Recommendations of the Meridian Parks Department as follows:
1. Pathway and Trail Standards: As published in the August 2003 Comprehensive Parks and
Recreation System Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standard for Mitigation of Trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees During Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
I. Adopt the Requirements and Recommendations of the Idaho Power Company as follows:
Required National Electric Safety Code Clearances:
a. Any building or structure located on the lots that are adjacent to the line may have
height restrictions in accordance with the NESC (National Electric Safety Code).
b. All buildings and structures must be set back a minimum of 20 feet from the
transmission centerline (a strip 45 feet wide). All other structures adjacent to the
described strip shall meet clearance requirements in accordance with the NESC.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 10
c. Idaho Power Company is available to discuss such restrictions with the owner/builder
prior to construction of any buildings or structures close to this teansmission line.
2. Necessary Grading and Excavation Clearances: Grading plans regarding any excavation,
modification in ground height and/or landscaping in the easement referred to above will
need to be approved in advance by Idaho Power Company. Such grading and landscaping
plans are necessary to assist Idaho Power Company in its efforts to maintain required
conductor-to-ground or conductor-to-object clearance.
3. Necessary Access: The developer shall coordinate with Idaho Power Company to assure
that adequate personnel and vehicle access is provided for the purpose of transmission
line maintenance.
4. GroundingBonding Considerations: Although Idaho Power Company has no specific
requirements for bonding and grounding of buildings, any building or structure located
within 200 feet of the transmission line centerline may need additional
grounding/bonding installed by the builder to eliminate any potential effects of electrical
induction. The need for grounding should be evaluated by the developer's electrical
engineer or electrical. Buildings or structures may require grounding/bonding bythe
builder at distances greater than 200 feet depending on their size and the amount of metal
in the makeup, particularly buildings with metal surfaces.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF 16 BUILDABLE LOTS AND 5
COMMON/OTHER LOTS ON 34.07 ACRES IN THE PROPOSED L-O, I-L, AND C-G ZONES BY FALCON
CREEK, LLC - PP-04-004 -Page 11