HomeMy WebLinkAboutSutherland Farm No. 4 RZRZ 04-006
MERIDIAN PLANNING 8~ ZONING MEETING May 6, 2004
APPLICANT Sutherland Farm, InC. ITEM NO. 6
REQUEST Continued Public Hearing from April 15, 2004 -Request for a Rezone of 16.1 acres from
R-4 to R$ zone for Sutherland Farm Subdivision No. 4 - east of South Eagle Road and north of
Victory Road
AGENCY COMMENTS
CITY CLERK: See previous item packet /minutes
CITY ENGINEER: ~ ,, (1J
CITY PLANNING DIRECTOR: Yin {\ V l.S!
CITY ATTORNEY ~~~(\nl~ Ulkl ~~
CITY POLICE DEPT: ~~
CITY FIRE DEPT:
CITY BUILDING DEPT: v
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT: NO Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: -~-- ~
Contacted: I\(W
Emailed: ~ Staff Initials: -
Materials preaerded at publk meeiings aha0 become properly of the
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
V~++~Y
LEGALDEPARTMENT
(208) 4G6-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 698-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Pax 887-1297
Keith Bird ~~ i (tiioa PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: April 8, 2004
Transmittal Date: March 8, 2004 Hearing Date: April 15, 2004
File No.: RZ 04-006 -REVISED
Request: Rezone of 16.1 acres from R-4 to R-8 zone for Sutherland Farm Subdivision
No. 4
By: Sutherland Fann, Inc.
Location of Property or Project: east of South Eagle Road and north of Victory Road
David Zaromba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (Nn VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, VAC)
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
Shaun Wardle, C!C
Water Department
Sewer Department
Sanitary $ervlCe (No VAR, VAC, FP)
Building Department
Fire Department
Meridian School District (NO FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
Qwest (FPiPP Doty)
Intermountain Gas (FP/PP only)
Bureau of ReGamation (FPiPP only)
Idaho Transportation Department (No FP)
Ade County (Annexation only)
Ada County Land Records (FP/PP Dory)
Meridian Development Corporation
Police Department Historical Preservation Commission
City Attorney
~y Engineer
City Planner
Parks Department
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C~ri~i~n
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Your Concise Remarks:
RECEI~EI~
APR 2 ~ 1004
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
Meridian Planning & Zoning Commisalon
Apol 15, 2004
Page 57 of BO
Borup: All right. So, iwo and three.
Zaremba: All right. Continuing with the motion. On page eight, paragraph five,
subparagraph B can be deleted. Again, on page eight, paragraph six, shall be changed
to read: A permanent split rail fence, as proposed by the applicant, shall be constructed
by the developer on the western boundary of Wingate Lane road easement. And in
reference to paragraph 11, which begins on page eight, the applicant has answered that
Nampa-Meridian Irrigation District will own and maintain the ircigation system. End of
motion.
Moe: Second.
Borup: Motion and second. All in favor? Any opposed?
MOTION CARRIED: THREE AYES. ONE ABSENT.
Item 14: Public Hearing; RZ 04-006 Request for a Rezone of 16.1 acres from R-4
to R-8 zone for Sutherland Farm Subdivision No. 4 by Sutherland Farm,
Inc. -east of South Eagle Road and north of east Victory Road:
item 15: Public Hearing: PP 04-009 Request for Preliminary Plat approval of 79
single-family residential building lots & 8 common lots on 16.1 acres in
proposed R-8 zone for Su#herland Farm Subdivision No. 4 by
Sutherland Farm, Inc. -east of South Eagle Road and north of east
Victory Road:
Item 16: Public Hearing: CUP 04-009 Request for modification of the original
Conditional Use Permit for a Planned Development to allow the
elimination of five office lots and the addition of 47 single-family lots in
addition to the 32 residential lots previously approved for a total of 79
single-family lots for Sutherland Farm Subdivision No. 4 with request for
reduction to the minimum requirements for lot size, street frontage and
front yard setbacks by Sutherland Farm, Inc. -east of South Eagle Road
and north of east Vi~ory Road:
Borup: Thank you. That concudes our hearings for this evening. We do have one
other --
Zaremba: Do we need to open 14, 15 and 16 and continue them?
Borup: Yes. I mean that concludes the items we were going to have hearings on. Yes,
we still need to address - oh, I'm looking at the wrong page. We need to address 14,
15, and 16. The proposal was to continue that to April 29th. Two of the Commissioners
were here when all of these were continued the first time, so I don't know what your
feelings are. What we have is one, two, three, four subdivisions on the agenda --four -
I mean four residential subdivisions. No. I'rn song.
MerWian PlanNnp & Zoning Commf~ion
April 75, 2004
Pie 58 ot` 80
Zaremba: For the 29th?
Borup: Yeah. Presently on the 29th we have Jaydin Vllage, which is a 16 acre R-8
subdivision. We have McNellis Subdivision, which is an L-O, C-G -- a commercial - 16
commercial lot subdivision.
Newton-Huckabay: There were quite a few people that showed up for the public hearing
on that one last time.
Borup: Okay. That's what I was going to ask. Maybe, staff, any. comments on -- is the
McNellis a pretty Gean application? Do we know? It is the Southwood that the people
were --
Newton-Huckabay: No. The industrial park there at the Ten Mile and Ustick or --
Borup: Okay. That's McNellis.
Newton-Huckabay: McNellis. Yeah. There were quite a few people here for that.
Borup: Okay. So, that may -- okay. And, then, we have Rock Creek, which is a down
zone from L-O to R-15.
Hawkins-Clark: I do believe that Rock Creek, Chairman Borup, will probably take some
time.
Borup: Oh, really? Okay.
Hawkins-Clark: That one had --
Moe: Try and move it to the 5th of May.
Borup: And, then, Caparelli is a little two acre two lot I-L zone. subdivision. The last one
is Southwood, which is a L-O R-15 on South Meridian.
Zaremba: And we already moved Southwood's.
Borup: Yeah. That was on tonight. So, that's the last -- so that's what we have got,
which is one, two, three, four subdivisions and, then, that little two lot, two acre one.
Zaremba: We have to do the same analysis for the 5th of May.
Borup: Pardon?
Zaremba: Do the same analysis for the 5th of May.
Meridian Planning 8 Zoning Commlesion
April 15, 2004
Page 59 of 80
Borup: Well, I'm assuming May is -- I didn't look at May.
Moe: The 5th didn't seems to be as full yet.
Borup: Well, we have 11 items, but it's - oh, no, there are not. Okay. So, really, we
have got a two lot subdivision, a communications tower -- what subdivision is this? A
commercial - a commercial subdivision. Another commercial subdivision. Another one.
So, everything is commercial on May 6th.
Zaremba: Oh, 6th. Yeah. I'm sorry. I said the 5th, but the 6th is correct.
Borup: Yes.
Newton-Huckabay: Why don't we put the --
Borup: That is -yeah, that's a pretty light schedule on the 6th.
Zaremba: If you would care to open the hearings, I would sugges# continuing them until
the 6th.
Borup: We'd like to open Public Hearing RZ 04-006 and PP 04-009. These two hearings
are now open.
Moe: And also --
Zaremba: And the CUP.
Borup: Oh. I'm sorry. And CUP 04-009, the third Public Hearing also open.
Zaremba: Mr. Chairman?
Borup: Commissioner Zaremba.
Zaremba: I move that continue these three hearings RZ 04-006, PP 04-009, and CUP
04-009, to our meeting of May 6th, 2004.
Moe: Second.
Borup: Motion and second to continue those hearings until May 6th. All in favor? Any
opposed?
MOTION CARRIED: THREE AYES. ONE ABSENT.
Borup: Thank you. One more motion.
Newton-Huckabay: I make a motion that we end this meeting.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
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MEMORANDUM: Transmittal Date: Apri13Q 2004
Hearing Date: May 6, 2004
To: Mayor, City Council and Planning & Zoning Commission ~}~ ~~ ~ 77-~ D
From: Steve Siddoway, Principal City Planner ~~-' MAY 0 4 200q
Bruce Freckleton, Assistant to City Engineer
City Of Meridian
Re: Sutherland Farm #4 City Clerk Office
Request for a Rezone of 16.1 acres from R-4 to R-8, by Sutherland Farm, Inc.
(File No. RZ-04-00~.
Request for Preliminary Plat approval of a 79 building lots and 8 common
lots on 16.1 Acres in a Proposed R-8 Zone, by Sutherland Fann, Inc. (File
No. PP-04-009).
Request for a Conditional Use Permit for a Residential Planned Development
in a Proposed R-8 Zone, by Sutherland Farm, Inc. (File No. CUP-04-009).
We have reviewed this submittal and offer the following comments, as conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY
The applicant, Sutherland Farm, Inc., has requested approval ofthe rezone of approximately 16 acres
from R-4 to R-8. The Comprehensive Plan depicts the subject property as Medium Density
Residential, in harmony with the requested zoning designation.
The proposed conditional use permit (CUP) is for a residential planned development (PD) and would
modify the existing CUP/PD on the property. The original application covered approximately 127.6
acres and included office/commercial, attached single family and detached single family lots.
Proposed modificafions are restricted to 16 acres of the project and include the elimination of 5
office lots and the addition of 47 single family residential lots for a total of 79 proposed residential
lots in the proposed plat. The CUP/PD also requests reduced lot sizes, street frontage, and front yard
setbacks. Following is a comparison of standard city requirements (R-8 zone), the prior PD, and the
proposed application.
ItZ04006, PP-04-OD9, CIJP-04A09 Sutherland Farts #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 2
Front
Setbacks-
Minimum
Lot Size-
Min. Lot
Frontage-
Citv Requirements
20' garage
15' living area &
side entry garages
Ciry Requirements
6,500 s.f. (detached)
4,000 s.f. (attached)
Cit~guirements
65'(detached)
40' (attached)
Prior PD
10'
Prior PD
6,500 s.f. (detached)
3,829 s.f. (attached)
Prior PD
65'(detached)
42' (attached)
Proposed Setbacks
20' garage
10' living area &
side entry garages
Pronosed Lot Size
5,000 s.f. (detached)
3,700 s.f. (attached)
Pro nosed Front
50' (detached)
37' (attached)
This report contains several special considerations for the Commission and Council. Upon
resolution of those items, staffrecommends approval of the project with the conditions noted in this
report.
LOCATION
The property is located approximately % a mile south of Overland Road on the east side of S. Eagle
Road. The following uses surround the subject property:
SURROUNDING PROPERTIES
North: Silverstone and Silverstone II, zoned C-C and C-G.
South: Additional phases of Sutherland Fanns, zoned R-4.
East: Additional phases of Sutherland Farms, zoned R-4 and Muir Woods Subdivision, zoned R-4
(Ada County).
West: Future office/commercial in Sutherland Farms, zoned R-4 and Thousand Springs
Subdivision, zoned R-4.
OWNER OF RECORD
The owner of record is Sutherland Farm, Inc. Trevor Roberts has given notarized consent for the
applicant to submit the requested applications.
RZ-04-006, PP-04-009, CUP-04-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 3
STANDARDS FOR ZONING AMENDMENT
The Commission and Council shall review the particularfacts and circumstances ofeach proposed
zoning amendment in terms of the following standards and shall] tnd adequate evidence answering
the following questions about the proposed zoning amendment (11-IS-II):
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive plan amendment;
Staff finds that the requested R-8 zoning designation is in accord with the Comprehensive
Plan's Future Land Use Map, which delineates the subject property as Medium Density
Residential. Medium density is defined as 3 to 8 dwelling units per acre. The proposed
project has a gross density of 4.9 units per acre and net density of 6.5 units per acre. (Note:
The application states that the net density is 9.5 units per acre, but this calculation excludes
all open space).
B. Is the area included in the zoning amendment intended to be re-zoned in the future;
Staff finds that the proposed re-zone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future.
C. Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Stafffinds that the applicant has submitted development plans for a new plat and Conditional
Use Permit for the property. If the proposed CUP is granted, the plat will be allowed as
proposed.
D. Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the City's Comprehensive Plan has provided the applicant with the ability to
request the R-8 zone for the subject property. The area was originally zoned R-4 with the
prior annexation. Staff feelsthat an R-8 zone is more appropriate for the densities requested
by the applicant for this project.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential character of the same
area;
Staff finds that the proposed development is designed in a manner that will be harmonious
with and appropriate in appearance with the existing neighborhood and intended character of
RZ04006, PP-04-009, CUP-04-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 4
the area. The proposed project is surrounded almost entirely by other phases of the same
subdivision.
F. Will not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the requested rezone should not be disturbing to existing or future
neighboring uses. To the east and south are other residential phases of Sutherland Farms. To
the west aze office lots and to the north, across the Ridenbaugh Canal, is Silvertone
Subdivision. The Commission and Council should consider all public testimony, oral and
written, before making this finding.
G. Will be served adequately by essential public facilities and services such as highways,
street, police, and £n'e 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 service;
Staff finds that the proposed uses can be adequately served by all essential public services
and facilities. Drainage will be retained on site.
H. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
Stafffinds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfaze of the community.
I. Will not involve uses, activities, processes, materials, equipment, and conditions that
will be detrimental to any persons, property, or general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed R-8 zoning designation of the property does not inherently allow
uses that will generate activities, processes, materials, equipment, and conditions that are
detrimental to the general welfare of the community.
J. Will have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
Staff finds that the proposed R-8 zoning will not interfere with general traffic patterns on any
public streets. Please refer to the revised ACHD staffreport for a full report on traffic issues.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance.
RZ-04-006, PP-04009, CUP-04-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 5
Staff finds that there are no existing mature trees on the site. The applicant has submitted an
original boundary/topo map that shows original tree cover and none are found on the subject
property.
L. Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed rezone would be in the best interest of the City. The proposed
R-8 zone is more in harmony with the character of the proposed subdivision.
SITE SPECIFIC COMMENTS (Rezone)
The legal description submitted with the application is accurate and meets the requirements
of the City of Meridian and State Tax Commission.
2. The subject property is within the Urban Services Planning Area.
The existing Development Agreement should be amended to include all conditions of
approval for the proposed plat and conditional use permit.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objecfives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan, provided the Commission and Council grant the requested planned
development. See Annexation and Zoning Analysis item A.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. See
Annexation and Zoning Analysis item H.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because the
developer is installing sewer, water, local street infrastructure, utilities and irrigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation and
Zoning Analysis item H.
RZ04-006, PP-(14-009, CUP-04-009 Sutherland Farm g4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 6
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. See Annexation and Zoning Analysis item H.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Stafffinds that there should not be any other health, safety or environmental problems associated
with this subdivision that should be brought to the Council or Commission's attention. ACHD
considers road safety issues in their analysis; no hazardous natural features have been identified
on the site.
SPECIAL CONSIDERATIONS -PRELIMINARY PLAT
Secondary Emergency Access: The project is in need of a secondary emergency access per
Fire Marshall, Joe Silva. The applicant has agreed to make Lot 41, Block 11 an emergency
access. A similar requirement was placed on the adjacent Lot 10, Block 11 in Phase 3. See
Condition #4 below.
2. Trees along Pathway: The landscape plan submitted with the subject application shows 4
trees along the pathway adjacent to the Ridenbaugh Canal. The approved landscape plan for
the original plat shows 31 trees in the same area. Staff feels that they should match the
number of trees approved with the original plat. See Condition #5 below.
SITE SPECIFIC COMMENTS -PRELIMINARY PLAT
All landscaping will be required per the landscape plans submitted with the application, with
modifications as noted in the CUP section of this report
2. All conditions of the accompanying Conditional Use Permit application shall also be
considered conditions of the Preliminary Plat.
3. Sanitary sewer and water service to this development shall be via mainline extensions from
the existing City of Meridian mains adjacent to the project.
4. Add or revise the following final plat notes:
(17.) "...a blanket sewer, emergency access, and pedestrian path easement...."
R~04-006, PP-04A09, CUP-04-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 7
Revise the landscape plan to include at least 31 trees along the Ridenbaugh Canal pathway,
as per the plan approved with the original plat.
6. All common drives shall conform to Ordinance 12-4-14.
GENERAL COMMENTS-PRELIMINARY/FINAL PLAT
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name. Make any corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-
8.
5. 100-watt, high-pressure sodium streetlights will be required at locations designated by the
Public Works Department. Any streetlights shall be installed. at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants. Final design locations and
quanfity 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. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation drainage
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer prior to final
plat signature.
7. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the Ciry Engineer (Ord. 557, 10-1-91) for all new off-street parking
areas. All drainage water is to be maintained on-site. Storm 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 Ciry of Meridian standards and policies. Off-site disposal into 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
R7~04-006, PP-04-009, CUP-04-009 sutherland Faun N4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 8
filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
Please submit all updated groundwater/soils reports to the Public Works Department for
review. Any drainage areas (detention retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-year storm event. Side slopes within drainage areas shall not
exceed 3:1.
8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that are
removed.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domesfic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may
be used for non-domestic purposes such as landscape irrigation.
11. 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.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features. All residential lots are of adequate size and shape to accommodate
homes that would comply with the proposed bulk and dimensional standards.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Medium
Density Residential. Staff fmds that if the modifications required in this report are done,
the application will meet the requirements of the Pianned Development and other Zoning
RZ-04-006, PP-04009, CUP-D4-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 9
Ordinances. See items A and C under Annexation and Zoning Analysis.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds the design concept to be compatible with the intended character of the area.
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the surrounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See comments under Annexation & Zoning Analysis item G.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under Annexation & Zoning Analysis item I.
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See comments under Annexation & Zoning Analysis item J.
RZ-04-006, PP-04-0D9, CUP-04-009 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 10
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS -CONDITIONAL USE PERMIT
1. Design of Central Open Space: The applicant has spoken with Chief Musser regarding his
concerns over visibility and access into the private park. The applicant agrees to the
following modifications:
• Providing grasscrete for a width of 12 feet over the City's sewer easement across Lot 7,
Block 13. See Condition #2 below.
• Restricting fence height on all sun•ounding lots to 4 feet. See Condition #3 below.
• Reducing the frontage on Lots 24-27, Block 13 from 50' to 48' to provide wider
accesses into the park from the west. (Note: The applicant should address whether these
lots will be attached or detached units. Ifthey are detached, we will need to decrease the
required lot size/frontage for detached units.) See condition #4 below.
The landscape plan shows the design of the open space with a pathway entering from the
southwest comer and connecting to the patio/gazebo. Staff recommends shifting the path
location so that it enters from the northwest corner, between lots 23 and 24, continues along
the north side of the park and exits between lots 14 and 15 at the northeast corner. This will
connect a route from the pedestrian easement on Lot 41, Block 11 through to the micropath
on Lot 61, Block 11, which in turn connects to the multi-use pathway along the Ridenbaugh
Canal. The path should also connect to the patio/gazebo area. See Condition #5.
2. Overall Open Space Calculations: Per the applicant's letter, the original plat contained 12.9
acres of total open space, including 2.34 acres within the current plat boundaries. The
proposed plat contains 2.43 acres of open space, for an increase of approximately 3,900 s.f.
The location of the open space is shifted from along the Ridenbaugh to the center of the
project.
3. Pedestrian Connection to West: The original plat included complete connectivity between
the residential use and the office/commercial use. The proposed plat effectively cuts them
off from one another such that residents would have to drive out onto Eagle Road to access
the office/commercial uses. The applicant has agreed to provide a pedestrian connection
between the uses in the northwest comer of the project. See Condition #6.
4. Additional Micropath: Lot 56, Block 11 is designed similar to a micropath lot, but no
micropath is currently proposed. Staff recommends that the applicant add a micropath
connecting from the sidewalk to the Ridenbaugh pathway in this location. Since the lot is
also a sewer easement, it shall be exempt from the tree requirement of the micropath
ordinance, but all other micropath standards shall apply. See Condition #7.
R~04-006, PP-04-009, CUP-04-009 Sutherland Fann #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 11
5. Micropath/Path Lot Width: The micropath on Lot 61, Block 11 and the path on Lot 7, Block
13 pass through azeas that are narrower than 15 feet wide. 15 feet is the minimum lot width
for micropaths per Ordinance 12-13-15. Staff recommends that all lots containing paths or
micropaths in the project conform to the 15-foot minimum width. See Condition #8.
6. Ridenbaugh Pathway Fencing: The original CUP for Sutherland Farms contained a special
fencing restriction along the Ridenbaugh Canal pathway that restricts fence height to three
feet maximum for solid fencing and four feet for open-vision fencing. This is more
restrictive than even typical micropath fencing standazds. Prior phases of Sutherland Farms
have conformed been required to conform to this condition, so for consistency sake, staff
recommends that the same standard should apply to this phase. Note that this restriction is
only adj acent to the Ridenbaugh pathway and does not affect other micropaths or pathways in
the project. See Condition #9.
7. Reduced Standards: The requested modifications from standazd ordinance requirements aze
detailed on page 2 of this report. The applicant should confirm that the all needed
modifications are documented. For example, the requested minimum lot size for single-
family detached is 5,000 s.f., but Lot 14, Block 13 appeazs to be about 4,500 s.f. The
Commission and Council should consider the appropriateness oftherequested modifications.
See Site Specific Condition #10.
8. Amenities: The proposed amenities for the planned development are depicted on the
landscape plan. The first amenity is proposed to be a gazebo with a patio area and benches.
The second amenity is proposed to be a picnic area. Both amenities are located on Lot 7,
Block 13. The Commission and Council should review these proposed amenities and
determine if they are "appropriate to the size and uses of the proposed development" per
Ordinance 12-6-2.3. Staff recommends approval of the amenities as proposed. See Site
Specific Condition #11.
CONDITIONS OFAPPROVAL-CONDITIONAL USE PERMIT
1. All conditions of the accompanying Preliminary Plat application shall also be considered
conditions of the CUP.
2. Provide grasscrete for a width of 14 feet over the City's sewer easement across Lot 7, Block
13.
3. Restrict fence height on all building lots in Block 13 to 4 feet wherever they aze contiguous
with Lot 7.
4. Reduce the frontage on Lots 24-27, Block 13 from 50' to 48' to provide wider accesses into
RZ-04-006, PP-04-009, CUP-04A09 Sutherland Farm #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 12
the park from the west.
5. Construct a path so that it enters from the northwest corner. of the proposed private park,
between lots 23 and 24, continues along the north side of the pazk and exits between lots 14
and 15 at the northeast comer. This will connect a route from the pedestrian easement on Lot
41, Block 11 through to the micropath on Lot 61, Block 11, which in turn connects to the
multi-use pathway along the Ridenbaugh Canal. The path should also connect to the
patio/gazebo azea.
6. The applicant shall provide a pedestrian connection between the residential area and the
office/commercial uses in the northwest comer of the project in Lot 61, Block 11. The
connection shall conform to all Micropath ordinance standards.
7. The applicant shall add a micropath connecting from the sidewalk to the Ridenbaugh
pathway on Lot 56, Block 11. Since the lot is also a sewer easement, it shall be exempt from
the tree requirement of the micropath ordinance, but all other micropath standards shall
apply.
8. Modify Lot 61, Block 11 and Lot 7, Block 13 so that all lots containing paths or micropaths
in the project are at least 15 feet wide. The micropaths/paths across these lots shall be at
least 5 feet wide.
9. Fences along the Ridenbaugh Canal pathway shall be three feet maximum for solid fencing
and four feet for open-vision fencing, in conformance with the original conditions of
approval. The pathway shall be a 10-foot wide asphalt surface.
10. The project shall conform to the modified dimensional standards, as follows:
• Minimum lot frontage: 50 feet (detached units), 37 feet (attached units).
• Minimum lot size: 5,000 s.f. (detached units), 3,700 s.f. (attached units).
• Minimum front setback: 10 feet (living area and side entry garages), 20 feet (front-
loaded garages).
11. The following amenities aze required for the project: The first is a gazebo with a patio area
and benches. The second amenity is proposed to be a picnic area. Both amenities are located
on Lot 7, Block 13 as depicted on the landscape plan.
12. This conditional use permit shall be subject to the expiration provisions set forth in MCC 11-
17-4.B.
13. All construction and site improvements shall conform to the requirements ofthe Americans
with Disabilities Act and the adopted building and fire codes.
14. Revised Plans: Staff recommends that the plans be modified incompliance with this report
RZ-04-0O6, PP-04-009, CUP-04-009 Sutherland Farts #4.RZPP.CUP
Planning & Zoning Commission/Mayor & City Council
May 6, 2004 (Hearing Date)
Page 13
and any additional conditions from the Commission and that the applicant submit 10 copies
of all revised plans (plat and landscape) at least 10 days prior to the next hearing on this
application.
RECOMMENDATION
Upon resolution of the remaining issues raised in this report, staff recommends approval of this
application with the aforementioned conditions of approval.
RZ-04-006, PP-04-009, CUP-04-009 Sutherland Farm #4.RZ.PP.CUP
RZ 04006
MERIDIAN PLANNING i3<TONING MEETING April 15, 2004
APPLICANT Sutherland Farm, lrlc. ITEM NO. ~ 4
REQUEST Public Hearing -Request for a Rezone of 16.1 acres from R-4 to R-8 zone
for Sutherland Farm Subdivision No. 4 -east of South Eagle Road and north of Victory Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
COMMENTS
No Comment
See attached GommeMs
See attached Comments
See attached Comments
C6wdi nur~
P(~ ~
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NAMPA MERIDIAN IRRIGATION: NO GOmment
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See atMchd memo for deferral
Contacted:
Emailed:
Date: ~r'J d
Staff Initials:
Phone: ~ ~~D - 7~3~
MaMrtak presented 4t pubNc meellnps shall become properly oP Mie City or Mertdlan.
t ~~~3
"'"~,~"' Ada County Highway District
... .~. , ,an~cn, r~caiucn, 3//S N. AtlamS Street
Dave E. Wynkoop 1st Vice President Garden City ID 83714-6499
Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100
Sheny R. Huber, Commissioner FAX (208) 387-6391
Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.id.us
April 2, zoo4 RECEIVEh
To: Sutherland Farms
3895 Girdner Lane ~q~~ - ~ ~%U04
Meridian, Idaho 83642
City of Meridian
Subject: Sutherland Farms #4 City Clerk Office
79-lot subdivision
North side of Girdner Lane (Easy Jet Drive) east of Eagle Road
On March 23, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Silicer y,
Andrea N. Tuning
Principal Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
II~ian
Construction Services
Drainage
Utilities
JUB Engineers - Daren Fluke
250 South Beechwood Avenue, Suite 201
Boise, Idaho 83709
'~ Ada County Highway District
Right-of--Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday March 23,
2004. Tech Review for this item was held with the applicant on Friday March 19, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuning(Za achd. ada. id. us
File Numbers: Sutherland Farms Subdivision #4
Site address: North side of Girdner Lane (proposed Easy Jet Drive) East of Eagle Road
Owner/Applicant: Sutherland Farm, Inc.
3895 Girdner Lane
Meridian, Idaho 83642
Representative: JUB Engineers, Inc.
Daren Fluke
250 South Beechwood Avenue, Suite 201
Boise, Idaho 83709
Application Information:
The applicant has submitted an application requesting rezone, conditional use and preliminary plat approval
to construct a 79-lot single-family residential subdivision on 16.1-acres. The site is currently zoned R-4 and
is proposed to be zoned R-8. The site is located on the north side of Girdner Lane (proposed Easy Jet
Drive) East of Eagle Road.
Acreage: 16.1-acres
Current Zoning: R-4
Proposed Zoning: R-8
Buildable Lots: 79-lots
Common Lots: 8-lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate XXX additional vehicle trips per day (0
existing) (XXX trips had preciously been approved) based on the Institute of Transportation
Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Silverstone Subdivision
b. South: Proposed Southstone Subdivision and proposed Sutherland Farms Subdivision
c. East: Proposed Sutherland Farms Subdivision
d. West: Proposed Sutherland Farms Subdivision
6. Impacted Roadways
Eacale Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
8.
None
Minor arterial
South of Overland Road was 10,232 on 2-27-02
Better than C
50 MPH
Girdner Lane (Proposed to be Easv Jet Drivel:
Frontage: 760-feet
Functional Street Classification: Currently a private lane (proposed to be a commercial street)
Roadway Improvements Adjacent To and Near the Site
Eagle Road is currently improved with two-lanes with no curb, gutter or sidewalk on the east side of
Eagle Road. There is a southbound right-turn lane on Eagle Road at the Easy Jet Drive intersection.
There is sidewalk on the west side of Eagle Road that was constructed with Thousand Springs
Subdivision.
Currently Girdner Lane (proposed Easy Jet Drive) is a 16-foot wide gravel lane. This lane was
included in the preliminary plat for Sutherland Farms Subdivision. The applicant for Sutherland
Farms Subdivision proposed to construct a public roadway (Easy Jet Drive) in this location. The
public roadway that the Sutherland Farms Subdivision will be constructing a 36-foot street section
with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
Existing Right-of-Way
Eagle Road currently has a total of 73-feet of right-of--way (25-feet from centerline).
Currently Girdner Lane (proposed Easy Jet Drive) is not public right-of-way. This was preliminarily
platted as a local street and is proposed to have 50-feet of public right-of-way.
2
9. Existing Access to the Site
The site currently has access to the public transportation system via Girdner Lane.
10. Site History
On May 8, 2002, the Commission approved Sutherland Farms Subdivision. Sutherland Farms
Subdivision was approved as a 308-lot mixed use subdivision on 127.64-acres. The site was
anticipated to generate 12,414 vehicle trips per day.
The site that the District is currently reviewing was included as a part of the Sutherland Farms
Subdivision's preliminary plat.
11. Capital Improvements Plan/Five Year Work Program
This segment of Victory Road (between Overland Road and Victory Road) is included in the District
Five Year Work Program as a project that is in the preliminary development stage. This segment is
also identified as item #27 in the District's Capital Improvement Plan.
Eagle Road is anticipated to be reconstructed as a 5-lane roadway with curb, gutter and sidewalk
within 96-feet of right-of-way.
B. Findings for Consideration
Street Sections
Easy Jet Drive -Residential Collector
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
On May 8, 2002, the Commission approved the preliminary plat for Sutherland Farms Subdivision.
As a part of the Sutherland Farms Subdivision, the applicant proposed to construct East Easy Jet
Drive as a residential collector. East Easy Jet Drive was approved to be constructed as a 36-foot
street section with vertical curb, gutter and 5-foot concrete sidewalks abutting the site. With the
revised preliminary plat that is currently under review, the applicant is proposing to construct East
Easy Jet Drive as a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalks
abutting the site.
Internal Streets
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
3
Residential Collector
The applicant is proposing to construct a residential collector roadway (South Bay Star Way) to
intersect East-Easy Jet Drive approximately 475-feet east of the west property line. The residential
collector is proposed to be constructed as a 52-foot street section with vertical curb, gutter and 5-foot
concrete sidewalks within 66-feet of right-of-way. The street section is so large due to the fact that
the applicant is proposing to construct a 10-foot wide median within the public right-of-way. This
street section meets District policy and should be approved with this application.
Local Streets
The applicant is proposing to construct East Rolfe Street, South Flame Way, East Quinn Drive and
South Nephrite Way as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalks
within 50-feet of right-of-way. The proposed street section meets District policy and should be
approved with this application.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
The applicant is proposing to construct a residential collector roadway (South Bay Star Way) to
intersect East Easy Jet Drive approximately 475-feet east of the west property line. This roadway
location is proposed to align with South Bay Star Way on the south side of Easy Jet Drive: This
roadway location meets District policy and should be approved with this application.
The remainder of the internal roadways meets District policy in regard to roadway offsets and should
be approve with this application.
3. .islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct a 10-foot wide median within the public right-of-way of South
Bay Star Way. The applicant should construct the island so that the roadway around the traffic island
maintains a minimum of a 21-foot street section. The landscape island within the public right-of-way
dedicated by this plat should be owned and maintained by a homeowners association. Notes of this
should be required on the final plat.
4. Easy Jet Drive
Easy Jet Drive to the west of this site has not been final platted at this time. The preliminary plat has
been approved and the civil plans are ready for submittal. Easy Jet Drive to the west of this site
should be final platted before the final plat of this site is approved. This will ensure that this site will
have an access to the public transportation process.
5. Other Access
Easy Jet Drive and South Bay Star Way are classified as residential collector roadways. The District
restricts access to residential collectors. Other than the access point that has specifically been
approved with this application, direct lot access to Easy Jet Drive and South Bay Star Way is
prohibited. Notes of this should be required on the final plat.
4
C. Site Specific Conditions of Approval
1. Construct East Easy Jet Drive as a 36-foot street section with vertical curb, gutter and 5-foot concrete
sidewalks abutting the site, as proposed.
2. Construct South Bay Star Way as a 52-foot street section with vertical curb, gutter 5-foot concrete
sidewalks and a 10-foot wide median within 66-feet of right-of-way, as proposed.
3. Construct East Rolfe Street, South Flame Way, East Quinn Drive and South Nephrite Way as 36-foot
street sections with rolled curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way, as
proposed.
4. Construct a residential collector roadway (South Bay Star Way) to intersect East Easy Jet Drive
approximately 475-feet east of the west property line to align with South Bay Star Way on the south
side of Easy Jet Drive, as proposed.
5. Construct a 10-foot wide median within the public right-of-way of South Bay Star Way, as proposed.
Construct the island so that the roadway around the traffic island maintains a minimum of a 21-foot
street section.- The landscape island within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
6. Other than the access point that has specifically been approved with this application, direct lot access
to Easy Jet Drive and South Bay Star Way is prohibited. Notes of this shall be required on the final
plat.
7. 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 pavemeht 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.
5
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
7
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.
Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant far 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.
8
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•• DISTRICT
HEALTH Environmental Health 1~'v~i~QEIVED
DEPARTMENT
Rezone # ~1 L rJ `r -
Conditional Use # ~u..~ D Y
MAR 1 6 2004
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^ Garden City
Meridian
'--t'ity~`t~e~~r„7TC~- ^ Kuna
Preliminary /Final /Short Plat ^ ACZ
.~~~-4~E/L~,~)~ F~FI s~ S'c,e,B (~/U/ oi(/ ~~ 'i~ ^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
`,~ water availability.
]d18. After writt_ ep approval from appropriate entities are submitted, we can approve this proposal for:
entral sewage ^ community sewage system ^ community water well
^ interim sewage central water
^ individual sewage ^ individual water
9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division o~nvironmental Quality:
central sewage ^ community sewage system ^ community water
^ sewage dry lines central water
10. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
014. Please see attached stormwater management recommendatations
/^ 15.
Date: 3 / ! I O
Reviewed By: '~
coeo srooi~ Review Sheet
CENTRAL
~ DISTRICT
~THEALTH
To prevent and treat disease and disability, m promote beallA~r fijestyfes; and to protec( mxd promote the health and quaiilp of our envirwxment,
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water bepre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
MAIN OFFICE • 707 N. ARMSTRONG PL • BOISE, ID 83704-0825 • (208) 375-5217 • FAX 327-8500
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
u,•aix,~oxo~
Ada /Boise County Office
707 N. Nmstrong PL.
Base, ID 83704
Enviro. Health: 327-7489
Family Planning: 327-7400
Immunuations: 327-7450
Senior Nutrhion: 327-7460
WIC: 3Z7-7488
FhX: 327-8500
Valteyy Elmore, Boise, and Ada Counties
Elmore County Office
520 E. Bth Si. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-0409
FA%: 587-3521
Valley County Office
703 N. 1st St.
P.O. Bax 144E
McCaII, ID 83638
Ph. 634-7154
FFX: 634-2114
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
WilliamL. M. Nary
Charles M. Rountree
Keith Bird
~~
~,Q ,~' CITY of 9k~ m
~.~Vl eYll~1~17~ ~~'`
ll IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKB c@ RECREATION
(208) 688-3579 • Pax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
2004
Transmittal Date: March 8, 2004 Hearing Date: April 15, 2004
File No.: AZ 04-007
Request: Annexation and Zoning of 16:1 acres from R-4 to R-8 zone for Sutherland Farm
Su6dinision No. 4
By: Sutherland Fann, Inc.
Location of Property or Project: east of South Eagle Road and north of Victory Road
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No vaR, vac)
Michael Rohm, P/Z (NO VAR, VAC, FP)
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
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PPoMy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP oMy)
QWBSt (FP/PP only)
Intermountain Gas (FPiPP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexa£ion only)
Ada County Land Records (FP/PP oMy)
Meridian Development Corporation
Historical Preservation Commission
City Of fliuridian
City C] ~~rk (~ lli eG
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (203) 884-8723 Finance & Utility Billing Fax (208) 887-4813
_ .d .@ ~ ~:
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
Keith Bird
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: April 8, 2004
Transmittal Date: March 8, 2004 Hearing Date: April 15; 2004
File No.: AZ 04-007
Request: Annexation and Zoning of 16.1 acres from R-4 to R-8 zone for Sutherland Farm
4
By: Sutherland Farr
Location of Property or Project:
Inc.
east of South Eagle Road and north of Victory Road
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, VAC)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith BOrup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, CIC
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
,~
_ -P~.~ ~•
t1 IDAHO
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-f297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
City Of Meridiarx
City Clerk Office
Meddlan SCh001 DIStrICt (No FP)
Meridian Post Office (FPiPP onty)
Ada Ccunty Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonty)
QWBSt (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 oMy)
Meridian Development Corporation
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fan (208) 884-8723 Finance & U[ility Billing Fax (208) 887-4813
~ir~Fia & ~~~~ ~~u~ tiic~ict
16 March, 2004
- 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr.
City Clerk
_ Cii~ of.lVIextdian, - ---- - -
3~ 1~~= "aI."v~ - - --- - -- - - -
Meridian, ID 83642
1tE: AZ 04-007 Sutherland Farm Subdivision No. 4
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning of 16.1 acres from R-4 to R-8 zone for Sutherland
Farm Subdivision No. 4
Thank you,
,13~6?~-
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File -Office/Shop
a
~,,~ ~ ~a. , u °,i ~ ~i i~. -
' M~ Rn
- ~ -. _ - Rl~e4 3 C_'-b~'~`
~ 33~~ UfJTer('idiars
~. APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Page 1 of 1
Jessica Johnson
From: Daren Fluke [dfluk®ti~Jub.com}
Sent: Wednesday, April 07, 2004 2:48 PM
To: Jessica Johnson
Cc: siddowas~a.meridian.id.us
Subject: Sutherland Farm #4
RECEIVED
APR 0 7 2004
City Of Meridian
City Clerk Office
Jessica, we have an issue with Sutherland #4 that needs to get worked out prior to the public
hearing. We would like to request thnt the Commission table the item to the April 29, 2004.
Thanks, please let me know if there is airy problem with this request. D
wren ~Fluk~ ~~
J-iT-~ ENGINEERS, INC.
250 S. Beechwood Ave.
Boise, ID 83709
(208)376-7330
(208) 323-9336 - Fas
(208) 869-3903 -Cell
www.jeb.com
4/8/2004
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wazdle
William L. M. Nary
Charles M. Rountree
~,Q ,~' CITY OF
~../Vl BYlG~IGCY!
l` - IDAHO
LEGALDEPARTMENT
(208)466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Pax 898-SSOI
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(206) 887-2211 • Fax 887-1297
Keith Bud ~l ~ jeoa PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: April 8, 2004
Transmittal Date: March 8, 2004 Hearing Date: April 15, 2004
File No.: RZ 04006 -REVISED
Request: Rezone of 16.1 acres from R-4 to R-8 zone for Sutherland Farm Subdivision
No. 4
By: Sutherland Farm, Inc.
Location of Property or Project: east Of
Road and north of
David Zeremba, P/Z (No VAR, VAC, FP)
David Moe, P2 (No VAR, VAC, FP)
Wendy Newton-Huckabay, P/Z (No VAR, vac)
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 BiM, C/C
Shaun Wardle, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney Your C
City Engineer
City Planner
APR - b ~'
Mertdlan SCh001 DIStfICt (No FPf
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP oMy)
QWest (FP/PP onty)
Intermountain Gas (FPiPP Only)
Bureau of Reclamation (FP/PP Onty)
Idaho Transportation Department (NoFPJ
Ade COUnty (Annexation onty)
Ada County Land Records (FP/PP onty)
Meridian Development Corporation
Histl
Remarks:
APR - ~ aoo~
City ep Meridian
Qityi Clerk Otftc~~
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