HomeMy WebLinkAboutRock Creek PPPP 04-005
MERIDIAN PLANNING & ZONING MEETING April 29, 2004
APPLICANT Treasure Valley Development ITEM NO.
REQUEST Continued Public Hearing from March 18, 2004 -- Request for Preliminary Plat approval
for 52 residential building lots and 1 common lot on 7.48 acres in a proposed R-15 zone for Rock
rrPPk subdivision -east of Norfh Linder Road and south of West Pine Avenue
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See Previous Item Packet
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No Comment
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become properly oP the City of Meridian.
HUB OF TREASURE YALLEY
MAYOR A Good Place to Live
Tammy deWeerd CITY QF MERIDIAN
CITY COUNCIL IvtEMBERS
William L.M. Nary 33 EAST IDAHO
Keith airs MERIDIAN, IDAHO 83642
Charles M. Rountree (208) 888-4433 ~ FAX (208) 887-0813
Shaun Wardle City Clerk Office Fax (208) 888-4218
STAFF REPORT: Continued P&Z Hearing Date: Apri129, 2004
Transmittal Date: Apri123, 2004
To: Mayor, City Council and Planning & Zoning Commission ~~{ +~~ ~ "#=
From: Bruce Freckleton, Senior Engineering Tech ~' APR ~ ~ ti~'~',
Brad Hawkins-Clark, Principal City Planner ~~
Uxcy UfMstidi:~
Re: Rock Creek Subdivision/Conditional Use Permit ~ -"itir ~~lerk Ot~ice
Rezone (RZ) of 7.48 Acres from L-O (Limited Office) to R-15 (Medium High
Density Residential) for Proposed Rock Creek Subdivision, by Treasure Valley
Development, John Sieckert (File No. RZ-04-002)
Preliminary Plat (PP) Approval for 52 Building Lots and One Common/Other Lot
on 7.48 Acres for Rock Creek Subdivision, by Treasure Valley Development, John
Sieckert (File No. PP-04-005).
Conditional Use Permit (CUP) Approval for a Planned Development Consisting of a
Mix of Residential and Commercial Uses with Reductions to Building Setback
Requirements for Proposed Rock Creek Subdivision, by Treasure Valley
Development, John Sieckert (File No. CUP -04-006').
as;
We have reviewed the aforementioned applications and now ohfer the following comments, as
conditions of approval. These conditions shall be considered. an full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
(Revision Note: This staff report is based on the revised Preliminary Plat dated 4/15/04. No changes
were proposed to the Rezone or CUP/PD applications. The original plat was dated 1/23/04 and a frst
revision was dated 3/9/04. During the Agency/Department Comments Meeting, the Meridian Police
and Fire Departments requested a modiftcation to the alignment of the vehicular crossing of the. Nine
Mile Drain and the location of the Tot Lot and BBQ Area. The applicant submitted a revised plan
based on these comments. The reason for the second revision was tied to the City Council denial of the
proposed Roundtree Subdivision to the west and site modifications made by the Applicant to
accommodate some of the anticipated similar concerns of Rock Creek. The 4/15/04 plat reduced the
number of dwelling units from 100 to 92, increased the open space, and removed the proposed zero lot
lines that split each building -each fourpdex now sits on its own lot. )
The Applicant, Treasure Valley Development (John Sieckert), has t ~gsted Rezone (RZ), Preliminary
Plat (PP) and Conditional Use Permit (CUP) approval for a Plann- levelopment (PD) on 7.48 acres
RZ-04-002, PP-04-0O5, CUP-04.006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 2
of land located on the south side of W. Pine Avenue, approximately 1/, mile east of Linder Road. The
project site is commonly known as Lot 3, Block 1, West Lawn Subdivision, and is currently vacant.
The Nine Mile Drain bisects the property. The property is designated "High Density Residential" on
the 2002 Comprehensive Plan Future Land Use Map and is cunrently zoned L-O. The RZ application
proposes to rezone the entire lot from L-O to R-15, although the PP and CUP applications propose to
create two (2) of the lots for non-residential uses.
The Preliminazy Plat proposes to subdivide the existing 7.48-acre lot into two (2) commercial lots
(approx. 11,200 sq. ft.), 23 multi-family residential lots, and 1 other/common lot. The gross density of
the development is 12.30 du/acre. The CUP/PD application proposes 23 .four-plex buildings, for a total
of 92 dwelling units in the development. The CUP/PD includes a request for reduced front, reaz and
side setbacks for the four-plex buildings. (See chart below for a comparison and summary of proposed
exceptions).
Building Setbacks in R-15 Zone- City Minimum Requirement Proposed Setback
5 feet (side) (per story) 5 feet (side) (not per story)
15 feet (rear) 12 feet (rear -interior only)
20 feet (front) 12 feet (front) (measured
from back of sidewalk)
This site is adjacent to Tramore Subdivision, atwo-lot preliminary/fmal plat that the City reviewed and
approved in 2001 (PFP-O1-006), which has a 72-unit senior apartment building on the north lot.
Roundtree Subdivision, amulti-family development (12.36 du/ac) on the southern lot in Tramore
Subdivision, was denied by City Council on April 6, 2004. Below are the reasons the City Council
denied the Roundtree Subdivision preliminary plat application (as listed in the Decision and Order). In
bold are staff comments as to how the reason pertains or does not pertain to Rock Creek Subdivision.
1. The proposed roadway configuration, along with the proposed access through the adjacent eastern
border is cause far concern, and specifically that traffic would cut through the drive aisles causing
safety issues for the senior citizen residents of the Tramore apartment complex, as weld as for the
residents at the Sunbridge complex. Foot traffic as another safety issue for the present residents of
Tramore and Sunbridge, as well as any future residents that would be within this future apartment
complex. [There is no senior citizen complex directly associated with this development. However,
Meridian Fire Department is requiring a 25 foot wide shared driveway access that could add a few
new vehicle trips adjacent to the Tramore apartment complex)
2. The multi family residential use design proposed for this property by the applicant is Incompatible with
the surrounding Tramore senior complex and the Sunbridge complex, due to the intense density use this
project would bring to the surrounding properties.[See #1. Also, the Sunbridge senior complex was
immediately adjacent to Roundtree whereas it is separated from the Rock Creek parceGJ
3. The proposed project does not provide an adeguate amount ofprivate space or open space for each
living unit as is required within the Planned Development requirements for the City. [Rock Creek is
proposing a different type of fourplex design than Roundtree and exceeds the 100 square feet of
private open space per dwelling unit, as required by MCC.)
RZ-04-002, PP-04-0OS,OUP-04-006 Rock Creek RZ.PBCUP.doc
Mayor, Council, and P&Z Comrission
Hearing Date: Apri129, 2004
Page 3
4. The applicant has notprovided sufficient information as to the compatibility of the multi family use in
this particular area .[This reason for denial is more subjective fn nature and wiU need to be addressed
based on the merits of Rock Creek's application, layout, building design, and amentttes.J
5. It is not in the best interests of the City of Meridian to approve the preliminary plat application.
A condition of both Tramore Subdivision and Roundtree Subdivision was to preserve/provide a shared,
vehicular cross access between the two projects south of the Nine Mile Drain. The two developments
(existing Tramore and Rock Creek) would also share a common pathway on the north side of the drain.
For the required PD amenities, the Applicant is proposing to construct a picnic and BBQ area north of
the Nine Mile Drain and a playground area south of the Nine Mile Drain. They are also proposing to
extend the 5-foot asphalt pathway in Tramore through their development. (Note that a condition of the
Preliminary Plat is to extend the pathway to the east boundary - it currently stops short of the property
line.) The total area of these two amenity lots is approximately 14,530 sq. ft. (not including the
entryway open space). (See Special Considerations under Conditional Use Permit Analysis below for
detailed analysis of the proposed amenities and open space requirements.)
Staff has provided a detailed analysis and recommended conditions of approval for the requested
preliminary plat and conditional use permit applications below. We are recommending approval of the
applications, with the conditions outlined in this report.
PROPERTY OWNER OF RECORD
Fiscal Funding Company of San Francisco, CA is the current property owner and Calvin B. Grigsby,
representing F fiscal Funding Co., has submitted n otarized consent for John Sieckert of Boise, I D to
submit the subject applications.
LOCATION
The subject property is located on the south side of Pine Avenue, approximately 1,200 feet east of
Linder Road, within Section 12, Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North: Piedmont Navarro and Clarinda Subdivision, zoned R-4
South: Union Pacific Railroad
East: Meridian Friends Church, zoned R-4, and Tremont Subdivision, zoned R-8
West: Tramore Subdivision and Apartment Complex, zoned L-O
REZONE FINDINGS & 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 fmd adequate evidence
answering the following questions about the proposed zoning amendment."
RZ-04-002, PP-04A05, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 4
The following is the list of standazds found in 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
Staff finds the 2002 Comprehensive Plan Future Land Use Map designates the subject property
as "High Density Residential." The purpose of this designation is "to allow for the development
of multi-family homes in areas where urban services are provided -developments might
include duplexes, apartment buildings, townhouses, and other multi-unit structures." (See
Chapter V1I, pg. 95.) The requested R-15 zoning generally conforms to this stated purpose and
intent of the High Density designation.
In addition, the Applicant's cover letter lists several Comprehensive Plan policies which
support the proposed development.
B. Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
West Pine Avenue between Linder Road and Old Town is substantially built-out. The majority
of the land uses in the area are medium density residential with other urban services such as
churches and schools. Meridian High School and Meridian Middle School aze both within a
half mile of this site. The subject parcel and the south side of the Tramore development to the
west are the largest undeveloped parcels in the immediate vicinity. There are also large,
undeveloped parcels south of the UPRR, which have Commercial and Mixed Use designations.
The main changes that have occurred in the area within the past few years are the constrction
of the Tramore senior complex and Tremont Subdivision to the east. Since the Nine Mile Drain
will likely remain an open irrigation facility with limited vehicle crossings and Union Pacific
will likely never approve new crossings of the raih-oad, the land uses and zoning options for
this parcel are fairly limited. The proposed rezone to a high density residential use with
controlled public and emergency access points seems to be appropriate and would allow for the
limited development potential of this property to proceed.
However,
L-O zone. (See Rezone Site Specific condition #3.)
C. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that any future uses, if designed, constructed and operated in accordance with
adopted city ordinances and the CUP application, should be harmonious and appropriate in
RZ-04-002, PP-04-005, CUP-04-006 Aock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: April 29, 2004
Page 5
appearance with the intended chazacter of the vicinity. The azea is intended to be a mix of high
density and medium density residential and quasi-public uses. W. Pine Avenue is an urban
collector with a bike lane and is designed to accommodate these higher intensive uses.
D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff fmds the proposed commercial buildings could be disturbing to the single family
residences in Clarinda Fair Subdivision to the north if thev are retail. However, if the L-O zone
is retained, as staff proposes, the office uses would be compatible. Staff also finds the proposed
four-plex buildings would compliment the existing Tramore apartment building to the west and
the proposed Roundtree four-plexes. The Commission and Council shall rely on public
testimony to determine whether the proposed uses will be disturbing or hazardous to the
neighboring residential uses.
E. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
Staff finds that the applicants engineer has demonstrated that the project can be provided
sanitary sewer service to the existing mains adjacent to the project site. The existing sewer
mains in both W. Pine Ave and adjacent to the Nine Mile Drain are quite shallow, however the
applicants engineer has demonstrated that minimum cover can be achieved via placing fill in
the lower areas of the project. The applicant will be required to extend the main along the Nine
Mile Drain to the east property line. This main will be extended further east in the future to
provide gravity service to an area that is currently only serviceable via a lift station. Staff also
finds that ACHD approved the preliminary plat and found that the surrounding public street
system can accommodate the proposed use. Sanitary sewer and water are either currently
available or under construction to provide service to the area. On February 27, 2004, a joint
agency/department comments meeting was held with representatives of key service providers
to this property. See detailed conditions from these agencies at the end of this report. The
Commission and Council should rely upon comments submitted by the Meridian Police
Department to determine serviceability for these services. All other public services and
facilities noted above appear to be adequate to service this property.
F. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
Staff finds that this development will not cause excessive additional requirements at public
cost. The Meridian Police and Fire Departments have commented that high density residential
developments may have the potential for more services than typical single family residential
developments. Other required site improvements will be funded and constructed by the
developer.
RZ-04-002, PP-04-0O5, CUP-04-006 Rock Creek RZ.PP.CUP.dac
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 6
G. 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;
The application does not make clear the proposed use(s) of the commercial buildings.
However, given their limited square footage, it is unlikely these buildings will have tenants that
create high impacts on the neighborhood. Staff also finds the proposed residential development
will create additional traffic on W. Pine and surrounding streets. However, ACHD estimates the
number of trips will be within the threshold of collectors.
H. Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffic on surrounding public streets;
Staff f finds t hat a ny future u ses w ill i mpact t he level a nd f low o f t raffic o n t he s unounding
streets. ACHD estimates the site to generate 653 additional vehicle trips per day (0 existing).
Sidewalk improvements to W. Pine Ave. are required of the developer to bring the facilities up
to acceptable standards. The applicant should comply with ACHD policies in order to preserve
the capacity and movement on the adjacent roadways.
I. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff finds that the proposed development will not result in the destruction, loss or damage of
other natural features. The Nine Mile Drain should be protected from any stormwater run-off or
other potentially harmful or polluting substances.
J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)"
Staff fmds that the rezone of this property would be in the best interest of the City. The
application substantially complies with the Comprehensive Plan and Future Land Use Map.
The rezone would also allow for the development of a vacant parcel of land that has more
limitations o n t he t ype of u ses t han m any o they a reas (i.e. N fine M file D rain, U P12R,1 imited
access). Staff does not consider the existing L-O zone to attract feasible or profitable types of
non-residential uses.
REZONE SITE SPECIFIC CONDITIONS
1. The legal description submitted with the application, prepared by Kenneth H. Cook, meets the
requirements of the City of Meridian and State Tax Commission.
2. The subject property is within the Urban Service Planning Area. Essential City services will be
made available to the subject property.
RZ-04-002, PP-04.005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 7
3. Prior t o C ity C ouncil a pproval o f t he r ezone o rdinance, t he A pplicant s hall s ubmit a n ew 1 egal
description for staff approval which retains the existing L-O zone on Lots 2 and 3 and a portion of
Lot 1, Block 1 (for the proposed commercial buildings and parking lot).
4. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code 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;
This s ite i s c urrently d esignated a s "High Density R esidential" o n t he 2 002 C omprehensive
Plan Future Land Use Map and zoned L-O. The Applicant has requested modifications to the
standard setbacks of the proposed R-15 zone. Staff finds that if the Commission and Council
grant the Applicant the requested modifications with the CUP/PD, and the Applicant complies
with the conditions included in this report, the uses, lot configuration and overall design of the
subdivision would be in general conformance with the City of Meridian. Comprehensive Plan.
Please see Conditional Use Permit Analysis below for further assessment of the proposed
development and associated deviations from development standards. (See Rezone Finding "A"
for further analysis.)
B. The availability of public services to accommodate the proposed development;
If approved, the developer will be financing the extension of sewer, water, utilities and
irrigation services needed to serve the project. The primazy public costs to serve the future
residents will be fire and police services. Staff fmds that public services can be made
available to accommodate the proposed development. The C ommission and C ouncil s hould
reference any written and/or verbal testimony submitted by the Meridian Police and Fire
Departments regarding their ability to adequately service this project.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, utilities and irrigation, for the development at
their cost, stall' fmds that the subdivision will not conflict with the capital improvement
program.
D. The public financial capability of supporting services for the proposed development;
Staff finds that the City and its related services are capable of servicing the proposed
development. The development will not require major expenditures for providing supporting
RZ-04-002, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 8
services. Staff recommends that the Commission and Council reference any written and/or
verbal testimony submitted by the Meridian Police and Fire Departments with regard to their
capability to serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
The Applicant is proposing to leave the Ninemile Drain open abutting the site. The City has
previously allowed this section of the Ninemile Drain to remain open. Staff finds that the
Ninemile Drain is a significant natural feature that should be protected through standazd
stormwater and run-off management practices. The Applicant has indicated that the property
is outside of the flood zone of Ninemile Creek, with the exception of Zone "A" which is
contained in the creek channel. Staff is not awaze of any other health, safety or environmental
problems associated with this subdivision that should be brought to the Council or
Commission's attention. Staff has not identified any environmental problems that may be
associated with the development of this site.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
A. Buildin¢ Setbacks: The required front setback in an R-15 zone is 20-feet from the property
line. The required side setback is 5 feet per story. The required rear setback is 15-feet (MCC
11-9-1). The Applicant has requested that the side setback be reduced to 5-feet, and the rear to
12-feet. Staff is supportive of allowing the proposed building setbacks as this modification will
allow for the higher densities as envisioned with the Comprehensive Plan for this area. The 5-
foot side setback is consistent with the permitted R-8 setback. See Site Specific Condition #2
and Conditional Use Special Consideration "A"below.
B. Access: The Applicant is proposing to utilize one public access point onto W. Pine Avenue to
serve the residential portion of the development and another private driveway to serve the two
commercial lots. Because the residential lots do not have public street frontage, the Applicant
should be required to provide a sepazate c ross-access easement for all of the lots within the
subdivision to utilize the drive aisles for access to the public street system. See Site Specific
Condition #3 below.
C. Emer~encv Access: As stated above, there is only one public access point provided to this site.
There are 52 proposed units on the north side of the Nine Mile Drain and 48 units on the south
.side of the drain. The Fire Department is requiring a secondary access point be constructed to
.the south side of the drain prior to issuance of any building permits in this area. See Fire
Department Comments and Site Specific Condition # 4 below.
NOTE: The City Council recently denied the PP and CUP/PD applications for Roundtree
Subdivision, which proposed to provide the secondary emergency access/connection required
for Rock Creek Subdivision. Staff met with the developers/engineers of both developments and
recommended the two plats be better coordinated with regard to open space and connectivity.
Unless the Roundtree plat or another development is re-submitted for new public hearin s and
RZ-04-002, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 9
anoroved the subiect annlication would be limited to constructing only north of the Nine Mile
Drain until a connection is made available to the west
D. Interconnectivity: Idaho Avenue and Broadway Avenue, located approximately 250 feet east of
the subject site, were constructed as stub streets to the west property line of Tremont
Subdivision (east property line of Meridian Friends Church). ACHD and City staff reviewed
the traffic circulation pattern in this azea as to whether these public streets will or should ever
be extended to the west. Idaho Ave. is too close to the existing church office to ever be
reasonably extended as a public street. However, Broadway Ave., south of Nine Mile Drain, is
stubbed to an azea where it could be extended, if necessary. As proposed, Rock Creek does not
provide any vehicular access to the east. If Broadway were extended, Rock Creek would have
no opportunity to connect. Staff recommends this issue be further discussed at the P&Z
Commission hearing by the Anulicant and Commission
E. Pipine of Ditches: Meridian City Code 12-4-13.A.1 requires all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous,
or which canals, ditches or lateral touch either or both sides of the area being subdivided, to be
covered and enclosed with tiling or other covering equivalent in ability to detour access to said
ditch, lateral or canal. The Applicant is proposing to file the Rutledge Lateral abutting the
southern boundary. The Applicant is proposing to leave the Ninemile Drain, a natural
waterway, open. Staff recommends that the Applicant not be required to cover/tile the Ninemile
Drain because it is a natural waterway that should be protected. This recommendation is
consistent with previous Council action. In accordance with Meridian City Code, the Applicant
should b e r equired t o t ile o r c over any o ther i rrigation d itches, l aterals o r c anals t hat c ross,
intersect or lie adjacent to the subject site. See Site Specific Condition #7 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT
1. All conditions of the Rock Creek Rezone (RZ-04-002) and CUP/PD (CUP-04-006)
applications shall also be considered conditions of the Preliminary Plat (PP-04-005).
2. The modified development standards, including reduced front, side and rear setbacks, are
approved as requested. Side setbacks shall be a minimum of 5 feet to the property line
(minimum 10 feet between permanent structures). Front setbacks shall be a minimum of 12 feet
from the back of sidewalk. Rear setbacks shall be a minimum of 12 feet for interior lots and a
minimum of 15 feet for perimeter lots.
3. Provide across-access easement for all of the residential lots within the subdivision to utilize
the drive aisles (Lot 1, Block 1) as access to the public street system.
4. Provide a Fire Department and Planning & Zoning Department approved secondary vehicular
access to serve the lots south of the Nine Mile Drain prior the issuance of the 12t four-plex
building permit within the subdivision.
5. The preliminary landscape plan (Sheet L1.0, dated 1/15/04 by Sterling Landscape) is approved
with the following changes:
RZ-04-002; PP-04-005, CUP-04-006 Rock Creek RZ.PP.COP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 10
i. A license agreement from Nampa Meridian Irrigation District for the proposed
landscaping within the easement for the Nine Mile Drain and Rutledge Lateral may
be required. If a license agreement for the proposed landscaping can not be obtained
for required trees, any required trees shall be planted elsewhere within the
subdivision.
ii. MCC 12-13-12-3 requires the 20-foot buffer between the commerciaUoffice uses
and the four-plexes on Lots 9 and 10, Block 1 be planted with a mix of evergreen
and deciduous trees. Revise the landscape plan to include evergreen trees in this
buffer between land uses.
iii. Revise the plan to show an asphalt (not gravel) pathway on the north side of the
Nine Mile Drain.
iv. If the Capital Pear trees are fiuit-bearing, the proposed trees in the commercial
parking lot must be exchanged for another type of species.
v. Note #2.G. says all existing trees on the property are undesirable species. The City
Arborist shall confirm this prior to submittal of detailed landscape plans with the
final plat application.
6. A 6-foot, non-combustible fence shall be constructed as near top-of--bank as permitted by
NMID on both the north and south sides of the Nine Mile Drain. A detailed fencing plan shall
be submitted upon application of the final plat (MCC 12-4-10.F.3). If no permanent fencing is
provided on the perimeter of the subdivision, temporary construction fencing to contain debris
must be installed around the perimeter prior to issuance of a building permit. All fencing shall
be i nstalled i n a ccordance w ith M CC 12-4-10. I f t he a xisting b arb w ire f encing o n t he a ast
property line is located on the subject property, it must be removed prior to the issuance of any
building pernilts within the subdivision.
The Applicant shall not be required to cover/tile the Ninemile Drain abutting the site. In
accordance with Meridian City Code, the Applicant should be required to the or cover any
other irrigation ditches, laterals or canals that cross, intersect or lie adjacent to the subject site.
Any ditch, canal or lateral to be piped should 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. If lateral users
association approval can not be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature.
8. Revise the plat to show a minimum 7-foot wide sidewalk adjacent to W. Pine Ave. The
sidewalk shall be constructed in accordance with ACRD standards and policies.
9. Revise the plat title block to reflect Note #9 that this is a resubdivision of a portion of Lot 3 of
West Lawn Subdivision.
RZ 04-002, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 11
10. ,Revise the plat and landscape plan to show the 5-foot pathway on the north side of the
Ninemile Drain extending to the east property line.
11. Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized imgation 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, asingle-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on the final
plat by the City Engineer.
12. Staff finds that the applicants engineer has demonstrated that the project can be provided
sanitary sewer service to the existing mains adjacent to the project site. The existing sewer
mains in both W. Pine Ave and adjacent to the Nine Mile Drain are quite shallow, however the
applicants engineer has demonstrated that minimum cover can be achieved via placing fill in
the lower areas of the project. The applicant will be required to extend the main along the Nine
Mile Drain to the east property line. This main will be extended further east in the future to
provide gravity service to an area that is currently only serviceable via a lift station.
Sewer and water service shall be via main line extension from the existing mains adjacent to
the subject site. The applicant shall be required to extend sewer and water mains to and through
the proposed development, thereby making them available to adjacent properties. The
subdivision designer to coordinate main sizing and routing with the Public Works Department.
The applicant shall execute City of Meridian standard forms of easements, for any mains that
aze required to provide service.
13. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stonn
water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water Resources
regazding Shallow Injection Wells.
STANDARD CONDITIONS (PRELIMINARY PLATT
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
RZ-04-D02, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.dac
Mayor, Council, and P&Z Commission
Hearing Date: April 29, 2004
Page 12
2. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the
amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary
sewer, water, etc. that has not been completed.
3. A d etalled 1 andscape p lan, i n c ompliance w ith the Landscape O rdinance, and i n a ccordance
with the changes noted within this staff report, shall be submitted for the subdivision with the
fmal plat application.
4. All sidewallcs shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the
fmal plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements
will be completed shall be provided (MCC 12-5-3).
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 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.
6. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist,
to the Public Works Department for review. Any drainage areas (detention/retention basins)
must be designed to ensure that water will percolate or discharge with a period of time not to
exceed 24-hours for all stomas up to and including a 100-year storm events. Side slopes within
drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass
seed (or other approved landscaping) shall not count towards the required open space area. The
project engineer should pay close attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and construction phases. The
engineer shall be required to certify that the street centerline elevations are set a minimum of 3-
feetabove t he h ighest a stablished n ormal g roundwater elevation. This is t o ensure t hat the
bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. 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.
9. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
10. Maintenance of all common azeas shall be the responsibility of the Rock Creek Homeowners
Association.
11. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for compliance.
12. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
RZ-04-002, PP4M-0O5, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 13
CONDITIONAL USE PERMIT ANALYSIS
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 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 anal all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
Open Space: MCC 12-13-16 requires all multi-family developments to provide common open
space that equals or exceeds ten percent (10%) of the gross land area. Rock Creek is 7.48 acres
in size, which requires 32,583 sq. ft. of open space, exclusive of the Pine Ave street buffer and
the Nine Mile Drain channel. No details or open space calculations were provided with the
application, so staff is unable to confirm this open space requiremerit is met. The Applicant will
need to provide open space calculations prior to the P&Z Commission public hearing. (See
CUP/PD Site Specific condition #4.)
Commercial Pazkine: MCC 11-13-S.B. requires at least one parking stall per 200 sq. ft. of retail
floor area. Both commercial lots propose 3,040 sq. ft. of floor area. Lots 2 and 3 show a total of
18 stalls, which would not be adequate for retail use (which would require 30 stalls for retail).
Unless the Site Plan is modified, these buildings will be restricted to office or similar type uses
that require only one pazking stall per 400 sq. ft. (See Site Specific condition #7.)
Residential Pazkine: The Site Plan shows enough parking to accommodate the required number
ofmulti-family residential pazking (2 stalls per unit required).
Although the site is large enough to accommodate all of the features required by ordinance, the
Applicant has asked, through the Planned Development, to modify specific development
standards. See Special Consideration "A"below for detailed analysis of the allowable setbacks
for this development.
Staff finds that the site is large enough to accommodate the proposed uses and all yards, open
spaces, parking, landscaping and other features required by ordinance and/or by modifying the
requirements through the planned development process.
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;
See "Rezone Finding A" above.
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;
RZ-04-002, PP-04-005, CUP-04-006 Rack Creek RZ.PP.CUP.dce
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 14
Staff finds that the general design, construction, operation, and maintenance should be
compatible with other uses in the general neighborhood and with the existing or intended
character of the area. (See "Rezone" findings above.)
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other properly in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
sun•ounding property. However, staff recommends that the Commission and Council rely upon
public testimony, staff's analysis, and other agency comments when determining if the
proposed uses will adversely affect the other properties in the vicinity:
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;
Sanitary se wer a nd w ater s ervice i s p roposed s ubdivision s hall b e v is a xtensions t o t he s ite
from the existing main lines in W. Pine Avenue and along the Nine Mile Creek.
On February 27, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. See detailed conditions from these
agencies at the end of this report. ACRD staff has approved this application, with site-specific
conditions as well as their standard requirements. The Commission and Council should
reference any written or verbal testimony submitted by the Meridian Police and Fire
Departments regarding their ability to adequately service this project.
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;
If approved, the developer will be required to finance the extension of sewer, water, utilities
and pressurized irrigation to serve the project. The primary public costs to serve the site will be
fire and police services. Staff finds there will not be excessive additional requirements at public
cost and that the proposed use will not be detrimental to the community's economic welfare.
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;
As this site builds out, it will produce additional traffic on nearby arterial roadways.
According to ACHD traffic counts on Pine Avenue, east of Linder Road, there were 5,482
vehicle trips per day on 12-10-02. Pine Avenue is currently improved with 2-traffic lanes, 2-
bike lanes with curb, gutter and sidewalk on both sides of the roadway. This segment of Pine
Avenue is not included in the District's Five Year Work Program or Capital improvements
RZ04-002, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 15
Plan. Staff recognizes the fact that traffic and noise will increase with the development of this
site. However, staff does not anticipate that the development of this site will create excessive
traffic, noise, smoke, fumes, glare, or odors.
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;
ACHD staff has reviewed and approved both vehicular approaches to the site from Pine
Avenue. Please review the ACHD report for this project for additional informafion regarding
this finding.
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..
The Applicant is proposing to leave the Ninemile Drain open abutting the site. Staff finds that
the Ninemile Drain is a significant natural feature that should be protected through standazd
stormwater and run-off management practices. The applicant has indicated that the property
is outside of the flood zone of Nine-Mile Creek, with the exception of Zone "A° which is
contained in the creek channel. Staff is not aware of any other natural or scenic feature(s) of
major importance in the area that may be affected by the proposed development.
SPECIAL CONSIDERATIONS (CUP/PDl
A. Reduced Standards: The Applicant has requested approval of a PD to allow reduced
development standards including reduced building setbacks. As noted above, staff recommends
approval of the requested modifications of standazds because the proposed buildable lots within
the subdivision have access to the common drive easement and the proposed lots can
accommodate the proposed building envelopes with a modification to the standazd setbacks.
Setbacks: The Applicant has requested that the required side setbacks for the buildings be
reduced t o 5 f eet (minimum S f eet b etween b uildings o r o ther p ermanent p ortion (stairway,
etc.) to property line). The Applicant has also requested that the required reaz setback for the
buildings be reduced to 12 feet for interior lots. Staff is supportive of allowing a minimum 10
feet (5 feet to property line) of separation between the sides of the proposed multi-family
buildings, and a minimum of 12 feet from the rear of the buildings to property lines, because
the Applicant has requested this as part of the Planned Development and because this
modification will allow for the higher densities as envisioned with the Comprehensive Plan for
this azea without sacrificing the integrity of the site.
Construction materials used on the structures with modified setbacks/separation should be
approved by City o f Meridian Building D epartment and in accordance w ith the most recent
Uniform Building Code. See Site Specific Condition #2 below. The Commission and Council
should also consider if the reauested modifications and staff recommendations aze acceptable
for the PD annlication.
RZ-04-002, PP-04-0O5, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 16
B. Amenities: The Applicant is proposing to construct a BBQ and picnic area north of the
Ninemile Drain and aplayground/tot lot south of the Ninemile Drain. They are also proposing
to a xtend t he 5 -foot p athway n orth o f t he N ine M ile D rain f rom T ramore S ubdivision.The
amount and location of the open space is substantially improved as compared to the previous
submission. There remains some concern that the playground area still has limited visual access
and resident surveillance opportunities. To improve the safety of this area, we recommend the
foumlexes on Lots 8. 20 and 24, at a minimum, have windows on the side elevations which
face the plavground area. Said windows should be located in either a living room or kitchen
within the units. Floor plans and side elevations of these three (3) buildings should be
submitted that demonstrate how this will be accomplished.
Also, at least 10 days prior to the City Council heazing, the Applicant should be required to
submit 10 copies of a schematic showing how the common amenity lots will be constructed.
The Council should review the proposed amenities and determine if they aze "appropriate to the
size and uses of the proposed development." See Site Specific Condition #3 below.
C. Open Space: Meridian City Code 12-13-16 requires all multi-family developments to provide
common open space that equals or exceeds ten percent of the gross land azea. Common open
space means land exclusive of street rights-of--way and street buffers, except for right-of--way
specifically dedicated for landscaping within a subdivision. In addition to the common open
space requirement, Meridian City Code 12-6-2.A.4 states that all residential planned
developments shall provide each dwelling unit with at least 100 square feet of useable private
open space, suchas a patio or deck. The Applicant must comply with the above-mentioned
ordinance requirements for open space and present, at the public hearing, calculations
exnlainine how the required usable private oven space requirement for each unit will be met for
the multi-family development. See Site Specific Conditions #4 & #5 below.
E. Multi-Use Pathways: In 1996, COMPASS adopted the pathway recommendations laid out in
the Ridge-to-Rivers Pathway Plan (1996). The goals of the plan include developing a bikeway
and pathway system that encourages non-motorized transportation and enhances recreational
opportunities. The Union Pacific Railroad cooridor abutting the south property line is shown as
a proposed multi-use pathway in Figure VI-3 (Off-Street Multiple-Use Pathways) in the
adopted Comprehensive Plan. There is also amulti-use pathway shown adjacent to the
Ninemile Drain in the Comprehensive Plan.
hi the past, the City has not required the construction of a pathway within the Union Pacific
Railroad cooridor, but has required developers that abut the future pathway to provide a
minimum of 5-feet of landscaping. Consistent with previous Council action, the Applicant
should not be required to construct amulti-use pathway adjacent to the southern boundary, but
should be required to provide a minimum of 5-feet of landscaping along the south property line.
The Applicant is proposing a 35-foot wide setback along the southern boundary of the project.
There is an existing 25-foot wide irrigation easement within the rear setback. At a minimum,
the Applicant should be required to plant trees in accordance with MCC (1 tree per every 35-
lineal feet). See Site Specific Condition #7 below.
RZ-04-002, PP-04-005, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Ilearing Date: Apri129, 2004
Page 17
1. All conditions of the previously approved development agreement, Tramore Subdivision (PFP-
01-006), and concurrent Preliminary Plat (PP-03-045) shall also be considered conditions of the
Conditional Use Pennit (CUP-03-069).
2. The four-plex structures shall conform to the following standards:
1. Minimum 12-foot rear setback for interior lots; minimum 15-foot rear setback for
perimeter lots;
2. Minimum 5-foot side setback (measured to property line);
3. Minimum 12-foot front setback. (measured from back of sidewalk);
4. Construction materials used on the structures with modified setbacks/separation must be
approved by City of Meridian Building Department and in accordance with the most
recent Uniform Building Code.
3. As Planned Development amenities, construct a playground complete with equipment and
benches on the south side of the Nine Mile Drain and a picnic area and BBQ pit with benches
north of the Nine Mile Drain. Also construct a 5-foot pathway on the north side of the Nine
Mile Drain, extending the full width of the property. At least 10 days prior to the City Council
hearing, the Applicant shall submit 10 copies of a schematic showing how the
common/amenity lots will be constructed. Also 10 days prior to the City Council hearing,
submit side elevations and floor plans of the fourplexes on Lots 8, 20 and 24 showing windows
on the side elevations which face the playground area. Said windows should be located in either
a living room or kitchen within the units.
4. Prior to the P&Z Commission hearing, Applicant shall provide open space calculations to staff.
The development shall provide common open space that equals or exceeds ten percent of the
gross land area for the multi-family portion of the development, exclusive of the W. Pine Ave
buffer and the Nine Mile Drain channel.
5. Provide each dwelling unit with at least one hundred square feet of useable private open space,
such as a patio or deck. Present, at the P&Z Commission public hearing, calculations and/or
drawings that explain how the required usable private open space requirement will be met for
the multi-family development.
6. Provide parking for each four-plex structure within each individual lot. All parking and areas of
circulation should be paved, striped, and meet the minimum dimensional requirements of
Meridian City Code.
Unless the Site Plan is modified to expand the number of parking spaces, the commercial
buildings on Lots 2 and 3, Block 1 will be restricted to office type uses only.
8. Provide a minimum 5-foot wide landscape buffer along the southern boundary of the
development. Said landscape buffer maybe included within the existing irrigation easement if a
license agreement for landscaping is obtained from the Nampa Meridian Irrigation District
(NMID). If the Applicant is unable to obtain a license agreement from NMID, provide a
minimum 5-foot wide landscape buffer outside of the NMID easement.
RZ-04-002, PP-04A05, CUP-04-006 Rock Creek RZ.PP.CUP.dac
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 18
9. The Applicant shall coordinate the location and design of trash dumpsters with Sanitary
Services Company (SSC) staff. Trash enclosures must be built in the location and to the size
approved by SSC. Prior to Certificate of Zoning Compliance (CZC) submittal, the Applicant
shall submit a revised site plan, stamped approved by SSC, for the proposed trash enclosure
location and design. All dumpster(s) must be screened in accordance with MCC 11-12-1.C.
10. All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K.
11. No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building structure or land be established or change in use on this site without first obtaining
a Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department
(MCC 11-19-1).
12. Prior to obtaining certificate(s) of occupancy, all development improvements, including
perimeter fencing, irrigation, and landscaping shall be installed. Prior to signature of the final
plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be
required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc.
13. Submit 10 copies of a revised site plan and landscape plan in conformance with this report and
the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing
on this application.
Other Agency/Denartment Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure without a vehicle
parked in front of it.
2. Design the enclosures per the standard recommendations of SSC for access, gates, floor/pad,
container stops/bumpers, and dimensions. Coordinate the design with SSC. Approval of the trash
enclosure design will be required prior to submittal of a Conditional Use Permit and issuance of a
Certificate of Zoning Compliance.
MERIDIAN POLICE DEPARTMENT
The proposed development and/or plat do not offer natural surveillance opportunities of the public
areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or.
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. The site
plan and/or landscaping plan shall be revised in accord with those discussions.
2. To increase emergency access to the site, the applicant shall provide a stub driveway to the
property to the west. Prior to the next public hearing, the applicant shall submit a revised plat/site
plan to reflect this requirement.
RZ-04-002, PP-04-0O5, CUP-04-006 Rock Creek RZ,PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 19
3. Prior to release of building permits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning and Zoning Department. All parking
spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different numbering system than the dwelling units.
MERIDIAN FIRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4'h" outlet fae the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
5. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
6. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
7. The roadways shall be built to Ada County Highway Standards and shall have a clear driving
surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall
have no parking. Streets with less than 33' shall have parking only on one side.
8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
9. Commercial and office occupancies will require afire-flow consistent with the Uniform Fire
Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart.
10. The proposed multi-family lot has an estimated 100 units with a total estimated population of 267
residents at build out. The Meridian Fire Department has experienced 2397 responses in the yeaz
2004. According to a report completed by Fire & Emergency Services Consulting Group our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the yeaz 2010.
MERIDIAN PARKS & RECREATION DEPARTMENT
RZ-04-002, PP-04-0O5, CUP-04-006 Rock Creek RZ.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: Apri129, 2004
Page 20
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set
forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & C.
2. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
3. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
STAFF RECOMMENDATION
Staff recommends approval of the Rezone, Preliminary Plat and Conditional Use Permit/Planned
Development applications with the above mentioned conditions.
RZ-04-002, PP-04-0O5, CUP-04-006 Rock Creek RZ.PP.CUP.doc
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nazy
Chazles M. Rountree
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 • Pax 887-1297
Keith Bird ~ ~~yoa 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: ASAP
Transmittal Date: April 21, 2004 Hearing Date: April 29, 2004
File No.: PP 04-005
Request: Revised Plats -- Rock Creek Subdivision
By: Treasure Valley Development
Location of Property or Project: east of North Linder Road and south of West Pine Avenue
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (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
Sha Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP Doty)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonty)
U.S. West (FP/PP ~~ty)
Intermountain Gas (FP/PP oNy)
Bureau of Reclamation (FPiPP onry)
Idaho Transportation Department (No FP)
Ada County (Annexation onry)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
Historical Preservation Commission
RECEIVEI~~ ~ Ada-: 4 ~~,~,~ , -
APR 2 a 200'4 •, , ,'
} ,
City Of Meridian `~ ~
City Clerk Office ~IT~~''' t~. I " ;'i' , r~ , ,; ~)
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
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE April 29, 2004 ITEM # 10
PROJECT NUMBER PP 04-005
PROJECT NAME ROCk CP@G'IC SUbC1fVISlOII
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
PP 04-005
MERIDIAN PLANNING & ZONING MEETING March 18, 2004
APPLICANT Treasure Valley Development ITEM NO. ~ 3
REQUEST Public Hearing -- Request for Preliminary Plat approval for 52 residential building lots.
and 1 common lot on 7.48 acres in a proposed R-15 zone for Rock Creek Subdivision - east of North
Linder Road and south of West Pine Avenue
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Staff Comments
No Comment
See attached Comments
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date:
Cd+(1~1 n U~
~~ `~
~-~~'~~I
Phone: p ] ~ - y,~r!0
Staff Initials:
Materials presented ai publle meetings shall become property of the City of Merldlan.
Ada County Highway District
John S. Franden,
Fact 77th
nave t. wynkoop 1st Vice President Garden City ID 83714-6499
Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100
Sherry R. Huber, Commissioner FAX (208) 387-6391
Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us
To: Fiscal Funding Company
311 California Street, Suite 320
San Francisco, CA 94104
March 3, 2004
Subject: MPP04-005-/MCUP04-006/MRZ04-002
Rock Creek Subdivision
1103 West Pine Avenue
R~I.~EI V ~J.R
~A~ . ~ ljC?ir
City of Meridian
City Clerk Office
On March 2, 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 208-387-6171.
Sincerely,
J ce Newton ~~
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services, Drainage, Utilities
Treasure Valley Development John Sieckert 5846 N. Dalspring Avenue Boise, Idaho 83713
Leavitt & Associates Engineers Inc 1324 1st Street South Nampa, Idaho 83651
r' 'ar~F't~r
~'~ Ada County Highway District
mgnt-oy- way ~ Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, March 2,
2004. Tech Review for this item was held with the applicant on Friday, February 27, 2004. Please refer to
the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax,
jnewton@achd.ada.id. us
File Numbers: MPP04-005fMCUP04-006/MRZ04-002-Rock Creek Subdivision
Site address: 1103 West Pine Avenue
Owner: Fiscal Funding Company
311 California Street, Suite 320
San Francisco, CA 94104
Applicant: Treasure Valley Development
John Sieckert
5846 N. Dalspring Avenue
Boise, Idaho 83713
Representative: Leavitt & Associates Engineers Inc.
1324 161 Street South
Nampa, Idaho 83651
Application Information:
The Ada County Highway District (ACND) staff has received fhe above referenced application requesting
preliminary plat approval to plat a 53-lot mixed-use subdivision consisting of 25 four-plex units and 2
commercial lots. The applicant is also requesting to rezone the 7.48-aces from L-O (Limited Office) to R-15
(Medium Nigh Density Residential). The sife is located on the south side of Pine Avenue, approximately
1,440-feet easf of Linder Road.
Acreage: 7.48-acres
Current Zoning: L-O (Limited Office)
Proposed Zoning: R-15 (Medium High Density Residential)
No.of Lots: 52 (100-townhome units) (2-commercial buildings-3,040-square feet each)
Common Lots: 1-park area
Vicinity Map
MPP04-OOS/M CU P04.006/M R204-002
Roek Creek Subtlivlsfan
A. Findings of Fact
1. Trip Generation:
This development is estimated to generate Ei53 additional vehicle trips per day (0 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:
This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
The site is currently undeveloped. The Nine Mile Drain runs east and west thru the site.
5. Description of Adjacent Surrounding Area including zoning:
a. North: Piedmont Navarro and Clarinda Subdivision/R-4
b. South: Union Pacific Railroad
c. East: Tremont Subdivision/R-8
d. West: West Lawn Subdivision/Tramor Subdivision/L-O
6. Impacted Roadways
West Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Approximately 320-feet
Collector
East of Linder Road was 5,482 on 12-10-02
Better than"C"
35-mph
7. Roadway Improvements Adjacent To and Near the Site
Pine Avenue is improved with 2-travel lanes, a center turn lane including 2-bike lanes with curb and
gutter abutting the site. This site is the last parcel on this section of Pine Avenue that does not have
sidewalk.
8. Existing Right-of-Way
Pine Avenue has 60-feet of existing right-of-way (30-feet from centerline).
9. Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
10. Capital Improvements Plan/Five Year Work Program
The development location is not programmed into the District's current Capital Improvements Plan
and/or Five Year Work Program for reconstruction or any roadway improvements.
Pine Avenue and Linder Road intersection is currently a four way stop. This intersection is proposed
to be signalized in 76-20 years (Capital Improvements Plan 2003) and is number 6 on fhe signal
priority list. The Five Year Work Program 2004-2008; the project includes signalization and rebuilding
the intersection to add left turn lanes on all four legs. This project is in PD (preliminary development),
2
which is a category for projects that currently have no funding year committed, but are identified as a
recognized need.
11. Other Development in Area
On November 6. 2001, the Ada County Highway District (ACRD) staff review an application
requesting preliminary approval to plat a 2-lot subdivision (Tramore Subdivision). The 10-acre site is
located on the south side of Pine Avenue approximately''/a of a mile east of Linder Road.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in fhe next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time the applicant not be required
to dedicate additional right-of--way at that time.
The applicant was required to construct a 7-foot wide attached concrete sidewalk on Pine Avenue
abutting the site.
On January 20 2004, the Ada County Highway District staff reviewed an application requesting
conditional use and preliminary plat approval to construct an 18-lot multi-family residential subdivision
on 5.70-acres. Round Tree Subdivision is zoned L-O and is proposed to contain eighteen 4-plexes
and 3-common lots that will utilize a common driveway. The site is located on the south side of Pine
Avenue just east of Linder Road. The applicant proposed to utilize the existing 30-foot wide curb
return type driveway that intersects Pine Avenue approximately 10-feet east of the west property line.
This driveway was approved with the preliminary plat. The applicant also received a modification of
policy for the additional right-of-way.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time fhe applicant not be required
to dedicate additional right-of--way or make additional improvements to Pine Avenue at this time.
12. Additional information:
Inter-connectivity is a high priority for the District. The development site abuts the Meridian Friends
Church to the east. West Idaho Avenue and West Broadway Avenue are two existing stub streets;
into the Church site from the residential neighborhood on the east.
The applicant's site plan provided with the application indicates an emergency access to the parcel to
the west approximately 75-feet south of the Nine Mile Drain drainage easement boundary line. District
staff is supportive of the emergency access, and the access should be signed accordingly.
B. Findings for Consideration
Right-of-Way
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F16). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
On October 77, 2003, the Ada County Highway District Commission reviewed and approved changes
and/or modifications to the District Policy Manuat. District policy requires the developer to improve
3
every public alley, local street, residential collector and collector roadway to appropriate District
standards. Collector roadways will be designed with sufficient pavement width to accommodate both
motorized and non-motorized traffic. The standard width of right-of--way for collector roadways shall
be 70-feet (35-feet from centerline). The owner/developer will not be compensated for this additional
right-of--way because collector roadways are fo be brought to adopted standards by the developers of
abutting properties. The standard width of pavement shall be 46-feet from back of curb to back of
curb.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Pine Avenue is a collector roadway with 2-travel lanes, center lane including bike lanes with curb, and
gutter within 60-feet of existing right-of--way. Therefore the applicant should not be required to
dedicate additional right-of--way with this development. This is consistent with previous action
regarding developments that have roadway improvements existing.
Street Sections/Sidewalks
District policy 72-F1B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way with parking prohibited on both sides.
The proposed development site is the last parcel on this portion of Pine Avenue without sidewalk.
The applicant has two options regarding the construction of sidewalk along Pine Avenue:
Option # 7: The applicant should be required to construct a 7-foot attached sidewalk abutting the
site. The District shall require an easement from the applicant for that portion of sidewalk outside of
the existing right-of--way. This is consistent wish previous action regarding developments that have
roadway improvements existing. Please contact the Right-of--Way Division at 387-6270 for guidelines.
OR
Option # 2: The applicant should be required fo dedicate additional right-of--way to provide for the
construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of--way.
The owner/developer will not be compensated for this additional right-of--way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
3. Minor Improvements
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
4. Driveways/ Collectors
Successive Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150-feet from any existing or proposed driveway.
The applicant is proposing to construct two driveways into the site intersecting Pine Avenue.
Driveway # 1 is proposed to be located 16-feet east of the western property line. This entrance is
in alignment with North 11'" Street West located on the north side of Pine Avenue.
4
• Driveway # 2 is proposed to be offset 138-feet east of driveway # 1, measured near edge to near
edge (110-feet west of the eastern property tine). This entrance is in alignment with the driveway
on the north side of Pine Avenue for 1118 West Pine Avenue.
Both locations meet District policy and should be approved as proposed.
Construction
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
5. Commuteride
ACHD's Commuteride staff will contact the applicant to provide information on alternative
transportation programs that are available.
ATP
1. In order to reduce trips to and from this development it is recommended that Tenanfs
occupying the proposed building be required to provide an Alternative Transportafion Program for
employees and provide an annual report to ACRD on employee participation. Commuteride staff wilt
coordinate the Alternative Transportatfon Program with the applicanf. For more information contact
Catherine Sanchez at 387-6160.
TMA/TMO
2. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMAJ or Transportation Management Organization (TMO) that is formed with a boundary
that includes this site or is adjacent to this development.
A Transportation Management Association (TMAJ or Transportation Management Organization
(TMO) fs formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportafion programs and forwarded to the ACRD Commuteride Office.
C. Site Specific Conditions of Approval
The applicant has two options regarding the sidewalk along Pine Avenue:
Option # 1: The applicant shall be required to construct a 7-foot attached sidewalk abutting the site.
The District shall require an easement from the applicant for that portion of sidewalk outside of the
existing right-of-way. This is consistent with previous action regarding developments that have
roadway improvements existing. Please contact the Right-of-Way Division at 387-6270 for guidelines.
5
OR
Option # 2: The applicant shall be required to dedicate additional right-of-way to provide for the
construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of-way.
The owner/developer will not be compensated for this additional right-of-way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
2. Construct driveway # 1 as a curb return type driveway with 15-foot radii intersecting Pine Avenue 16-
feeteast of the western property line as proposed. This driveway is in alignment with North 11'" Street
West located on the north side of Pine Avenue. This driveway location meets District policy and shall
be approved with this development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the
edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge.
3. Driveway # 2 as a curb return type driveway with 15-foot radii offset 138-feet east of driveway # 1,
measured near edge to near edge as proposed. (110-feet west of the eastern property line). This
driveway is in alignment with the driveway on the north side of Pine Avenue for 1118 West Pine
Avenue. This driveway location meets District policy and shall be approved with this development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the
edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge.
4. The applicant shall replace unused curb cuts on Pine Avenue with standard curb, gutter and concrete
sidewalk to match required improvements.
5. Other than the access point(s) specifically approved with this application, direct lot or parcel access to
Pine Avenue is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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.
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 ACRD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or tilled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
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.
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~~CENED
MAR - 8 2004
City of Meridian
City Clerk Office
~ & `J12'e~~dsa>dt ~~u~at~~ 2~ca,~icct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
2004
William G. Berg Jr. '
City Clerk
City of Meridian
- - u ;.. I . ~-Ave.- - - _ _
fit, 3Jr1 83642
RE: PP 04-005 Rock Creek Subdivision
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires a Land Use Change Application be filed
for review.prior to final platting. Please contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's-Nine-Mile Drain courses
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.
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.
The developer must comply with Idaho-Code 31-380x: It i,S. roca:ri-rrended tiratirrigation
water be made available to all developments within the Natnpa & Meridian Irrigation
District.
Thank you,
/S~DI~~---~-~-
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District '
BH/dbg
C: Water Superintendent
Reese LeAvitt/l,eavitt & Assoc. Eng.
Ride 9 >
File -Office/Shop
APPROXIMATE IRRIGABLE ACRES
- ~ RIVER FLOW RIGHTS - 23,000
I BOISE PROIKT RIGHTS - 40,000
RECE~'VED
MAR - 8 2004
City of Meridian COPS'
~j ~ ~ y City Clerk Office Y
~"b~s oc
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
Reese Leavitt SHOP: Nampa 466-0563
Leavitt & Associates Engineers
1324 First Street South
Nampa, ID 83851
RE: Land Use Change Application - Rockcreek Subdivision
Dear Mr. Leavitt:
Enclosed please find a Land Use Change Application for your use. to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
~~ ~ ~~.
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
John Sieckert, Treasure Valley Development, 5846 N. Dalspring Ave., Boise, ID 83713
Fiscal Funding Co., 311 California Street, Suite 320, San Francisco, CA 94104
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECE TvED
~'St~¢, FEB 2 6 2004
PffOPof1fi9 o City of Meridian
Todoys
swden~ror Cit Clerk Office
aon.~~..
Tomortow's N Joint School District Flo. 2
s~°
„_,,,~,oo~ 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
February 24, 2004
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Rock Creek Subdivision will have a significant impact on school
enrollments at Meridian Elementary Meridian Middle and Meridian Hi School.
We can predict that these homes, when completed, will house twenty-five (25)
elementary aged children, twenty-three (23) middle school aged children, and seventeen
(17) senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
~~~
Wendel Bigham
Supervisor of Facilities and Construction
~ CENTRAL
•• DISTRICT
.~ HEALTH
DEPARTMENT
Rezone #
MAR - 2 2004
Return to:
^ Boise
^ Eagle
^ Garden City
,~Aeridian
^ Kuna
^ ACZ
^ Star
Conditional Use # City of Meridian
y er ice
Preliminary /Final /Short Plat ~ O ~-Db-f
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ fi. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
/~`8~ After writte9,approval from appropriate entities are submitted, we can approve this proposal for:
(/ (~- tral sewage ^ community sewage system ^ community water well
^ interim sewagecentral water
^ individual sewage ^ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
VVV Division of Environmental Quality:
al sewage ^ community sewage system ^ community water
^ sewage dry lines tral water
~j.0. Run-off is not to create a mosquito breeding problem.
Y ^ 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
^ 15.
Please see attached stormwater management recommendatations
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Divisio l~_CENED
^ child care center
Date: ~l~~l d
Reviewed By:
Review Sheet
coHO sroa iko
CENTRAL
•• DISTRICT ,
HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL • BOISE, ID 837D4-0825 • (208) 375-5211 • FAX 327-85D0
To prevent and treys disease and disa6iliry; to promote Geafrhy lijesryles; mrd to protect ar+d promote tLe Geaftl+ and qua7iry' of our em'ironm~nt.
STORM WATER MANAGEMENT RECOMMENDATIONS
IaM.ilmmm
It is recommended that storm water bepre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality: The
engineers and architects involved with the design of this project should obtain
current best management practices for storm .water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
Prepared by the Idaho Department of Environmental Quality, July
1997.
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Otliee
707 N. Armsvonn Pi.
Boise, ID 83704
Ends. Heakh: 327.7455
Family Planning: 327-7400
Immunizations: 327.7450
Senior Nutrition: 327-7460
WIC: 327-748F
Fti.: 3Z7-850:
Y'alle~+. Elmore, Boise, and Ada Coru#ies
EimarE LOl!nl) JiIICE
52C E. Sth SL North
Mountain Home, ID 8364 i
Enwc. HealNt 587-SZZS
Eamilv Heahh: 5E7a40i
WIC 587-44GS
FAX: 587-3521
daliE} ~O~OlV D11icE
7G-s N. 1st R.
P.O. Boz 144E
Mdall, IG 5363E
Ph. 634-;154
FAY,: 634-2174
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nazy
Charles M. Rountree
Keith Bird
~w'
~,Q ,~' CITY OF 15~~~~q ,
~../Yl eY1G~1~yI ~.: ~"
fI IDAHO
LEGAL DEPARTMENT
(208} 46G-9272 • PAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Pax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
l20R1 RRd_SS44. Fem. RR R_~s cn
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 18, 2004
File Na.: PP 04-005
Request:
Hearing Date: March 18, 2004
for 52 building lots and 1 common_ lot on 7.48 acres
in a proposed R-15 zone for Rock Creek
By: Treasure Valley Development
Location of Property or Project: east Of North Linder
and south of West Pine Avenue
David Zaremba, P/Z (No VAR, VAC, FPJ
David Moe, P/Z (lVo VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z pvo vAR, VAC, FPJ
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Sh n Wardle, C/C
ater Department
Sewer Department
Sanitary Service (nlo vaR, vac, FPJ
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Ctty Planner
Parks Department
Concise
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co, (FP/PP only)
U.S. West (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ade County (annexation only)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
Historical Preservatioo£ommission
FEB 1 9 lti~'+
RECEIVED
FEB " 4 2004
CITY OF MERIDIAN
WASTEWATER DEPT.
Cit Of Meridian
33 EAST IDAHO AVEI~)dDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Kei[h Bird
f„
~,~ ,~' (.ITV Of 1~~~~~_'-` .
1{ IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 688-6854
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:
ASAP
Transmittal Date: March 10, 2004 Hearing Date: March 18, 2004
File No.: PP 04-005
Request: Revised Plats -- Rock Creek Subdivision
By: Treasure Valley Development
Location of Property or Project: east of North Linder Road and south of West Pine Avenue
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, P2 (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Bolup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attgmey
City q~ineer
y Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP oMy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP Onry)
U.S. West (FPiPP only)
Intermountain Gas (FP/PP oMy)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada COUnty (Annexation oMy)
Ada County Land Records (FPiPP onry)
Meridian Development Corporation
Historical Preservation Commission
MAR ~ ~ ~ .,~i
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813
Your Concise Remarks:
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
PP 04-005
Rnvisarl Plats .. Rock Creek $ut)dIVISIOn
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-]297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 8845533 • 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: ASAP
Transmittal Date: March 10, 2004 Hearing Date: March 78, 2004
File No.:
Request:
By:
Treasure Valle
rho;
>- __
eri~icn ~~
Il IDAHO
east of North Linder Road and south of West Pine Avenue
Location of Property or Project:
DeVld Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P2 Mo vAR, vac, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P2 (No vAR, vac, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Meridian School District (Mo FP)
Meridian Post Office (FP/PP onry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FP/PP ~~ty)
Intermountain Gas (FP/PP OMy)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada COUnty (Annexatlon only)
Ada County Land Records (FP/PP only)
Meridian Development Corporation
Police Department Historical Preservation Commission
city Attpmey Your Concise Remarks:
City Eq~ineer
City Planner
Parks Department
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
Leavitt & Associates Engineers, Inc k ~ ~ B-'
1324 First Street South • Nampa, ID 83651
Phone: (208) 463-0333 • Fax: (208) 463-9040 ~~~ ; ~ , . ~, _ - ~
http://www.leavittengineers.corn ~. ~,, - , ~ ~,- . ~. ,., _; ~~~, r:
TRANSMITTAL COVER
To: $1~14D N~Aw1CINt
~..:r~
Date: 3-9.0~
Phone:
Fax:
RE: RpCKCIC~K Sc~T3 P R+r (.II M1/Vg1~-~/ ~~'T
From: Nathan Cleaver, E.I.T.
CC:
Enclosures:
^ Calculations ^ Invoice ^ Samples ^ Other
^ Change Order ^ Plans ^ Shop Drawings
^ Correspondence ^ Prints ^ Specifications
^ Disks ^ Proposal ^ Submittals
^ Courier ^ Fax: ^ FedEx ^ U. S. Mail
^ E-mail # Pages:_ ^ U. P. S. ^ Other
Notes:
.For Your Acceptance ^ For Your Record ^ Other
^ For Your Information ^ Please Review & Comment
Received by: Date:
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE March 18, 2004 ITEM # 13
PROJECT NUMBER PP 04-005
PROJECT NAME Rock Creek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL