HomeMy WebLinkAboutSadie Creek Subdivision CUP
CUP 04-023
MERIDIAN PLANNING & ZONING MEETING
APPLICANT FOLIO, Inc.
August 5, 2004
ITEM NO.
12
REQUEST Public Hearing: Conditional Use Permit for a Planned Development for mixed-use
development consisting of 120 mulli-family units, 28,660 s.f. commercial/office space and 3 acres
of open space on 10.05 acres in a C-G zone for proposed Sadie Creek Sub. - 2935 N. Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~ b \J 11\.1 ;{
Emailed:
Date: )(/ '3 --0 l1 Phone: ~ 10 (--S ð:kJ
Staff Initials: ~
Malerlais presented at public meeting. shall become properly af the City af Meridian.
MAYOR
Tammy de Ween!
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CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bini
William LM. Nary
Shaun Wanlle
Charles M. Rountree
IDAHO
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
0
STAFF REPORT:
P&Z Hearing Date: August 5, 2004
Transmittal Date: August 02, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Senior Engineering Tech~
Craig Hood, Associate City Planner (1#
RECEIVgI)
From:
022004
Re:
Sadie Creek SubdiYision
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Clerk OIli.œ
. Preliminary Plat (PP) Approval of 30 Multi-Family Lots, 7 Commercial Lots, and 6
Common/Other Lots on 10.05 Acres in the C-G Zone, by FOLIO, Inc. (File No. PP-
04-021).
. Conditional Use Permit (CUP) Approval for a Planned Development (PD) Including
Detailed Approval of 30 Multi-Family Units and Conceptual Approval of 7
Commercial Pad Sites, in the C-G Zone, by FOLIO, Inc. (File No. CUP-04-023).
We have reviewed the aforementioned applications and now offir the following comments, as
conditions of approval. These conditions shall be considered in jùll, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, FOLIO, Inc., has requested Preliminary Plat (PP) and Conditional Use Permit (CUP)
approval for a Planned Development (PD) on 10.05 acres ofland located on the west side of Eagle
Road, approximately 600 feet south of Us tick Road. This site was recently annexed into the City as
part of AZ-03-0l8, Kissler/CobbslEagy/Ruwe, which encompassed approximately 36 acres. This is the
parcel that was owned by Janet Ruwe. There is an existing home and some outbuildings on the site that
the applicant is proposing to remove. The subject site is designated "Mixed Use - Regional" on the
2002 Comprehensive Plan Future Land Use Map and currently zoned C-G.
The submitted Preliminary Plat (PP-04-02l) proposes to subdivide the existing IO-acre lot into 30
multi-family residential lots, 7 commercial lots and 6 common/other lots. The applicant is proposing to
construct a public street access off of Eagle Road (SH 55), located near the south property line. The
applicant is proposing two public street stubs, one to the north and one to the. south. Access to the
multi-family units is provided via drive aisles. A majority of the multi-family lots do not have ITontage
on a public street, but all of the multi-family lots have access to the proposed drive aisle easement and
PP-04-021 & CUP-04-023
SadieCreek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 2
parking. Please reference any correspondences fi-om ITD and see the Preliminary Plat section of this
report for detailed analysis of the proposed access to Eagle Road (SH 55).
The submitted Conditional Use Permit/Planned Development (CUP-04-023) requests detailed approval
for 30 multi-family buildings, each containing one four-plex structure, for a total of l20-units. A
CUPIPD application is required because the recorded development agreement for this property requires
all uses to go through the CUP process for approval. The applicant has not requested any deviations
from the standard dimensional standards (e.g. - setback, frontage, building height, etc.) for
development included in Titles II and 12 of City Code. However, the submitted site plan and
landscape plan do not appear to be drawn in conformance with the City's requirements for open space.
MCC 12-6-2 requires two or more amenities to be provided as part of every PD. The applicant is
proposing to construct picnic tables and area, a volleyball court, basketball court, and a tot lot. See the
Conditional UseIPD section of this report for further analysis of amenity and open space requirements.
As noted above, this site was recently annexed in the City with Ordinance No. 04-1074. This site is
subject to the recorded development agreement for AZ-03-0l8 and the conceptual site plan associated
with the annexation application. The conceptual site plan dated December 22, 2003, shows a mix of
commercial, office, residential and transitional uses. The section of the conceptual site plan for the
subject 10 acres included a transitional usellandscaping along the west property line, multi-family
residential to the east of that, and commercial/office near Eagle Road. Staff believes that the submitted
site plan is consistent with the conceptual site plan approved with AZ-03-018. Please see the CUPIPD
section of this report for more detailed information about the submitted site plan.
The subject applications (PP and CUP/PD) were submitted concurrently to the Planning & Zoning
Department for review. 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.
NOTE: On July 23, 2004, the applicant submitted a reYÎsed site plan to the Planning & Zoning
Department. During the Agency/Department Comments Meeting on July 16th, the Sanitary
Services Company (SSC) requested a modification to the trash enclosures and staff requested
changes to the drive aisle and parking areas. The applicant has modified the site plan to reflect
the City's minimum requirements for drive aisle and parking stall dimensions, ACHD's
requirements for a local/commercial street section, as well as SSC's requirements for trash
enclosures. No other significant modifications have been made to the site plan. The following
analysis is based on the revised site plan prepared by Unger Land Consulting, drawn by RCU,
with a reYÎsion date of July 22, 2004.
CURRENT OWNERS OF RECORD
Janet Ruwe is the current property owner who has submitted notarized consent for FOLIO, Inc., to
submit the subject applications.
LOCATION
The subject property is located on the west side of Eagle Road, approximately 600-feet south of Us tick
Road, within Section 5, Township 3 North, Range 1 East.
PP-04-021 & CUP-04-O23
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 3
SURROUNDING PROPERTIES
North: Single-family home/Agricultura1, zoned RI (Ada County)
South: Agricultural, zoned RUT (Ada County)
East: Agricultural, zoned C-G (part of recently approved annexation and concept plan AZ-03-0l8)
West: Single-family home lots in Carol's Subdivision, some zoned R1 (Ada County) and some
zoned R-2 (City)
PRELIMINARY PLAT ANALYSIS
Sections l2-3-3.J.2 and l2-3-5.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 subdiYÎsion with the Comprehensive Development Plan;
This site is currently designated as "Mixed Use - Regional" on the Comprehensive Plan Future
Land Use Map and zoned C-G. This designation is intended to "provide for a combination of
compatible land uses that are typically developed under a master or conceptual plan. The
purpose of this designation is to identify key areas which are either infill in nature or situated in
highly visible or transitioning areas of the city where innovative and flexible design
opportunities are encouraged". The applicant is proposing to construct a mixed-use
development with a residential density of 15 dwelling units per acre and 7 commercial/office
lots.
Comnrehensive Plan Standards for Mixed Use Areas (taken from Chanter VII):
"Where feasible, multi-family residential uses will be encouraged, especially for projects with
the potential to serve as employment destination centers and when the project is adjacent to
State Highways 20-26,55 or 69."
"In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space."
"Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged."
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV,
Objective D, Action item 2)
The applicant is proposing one full access driveway to SH 55 (Eagle Road), located at the
south property line. Currently, the only frontage on a public street the subject parcel has is on
State Highway 55.lfnotfor the frontage on SH 55, the parcel would be land locked. As of the
print deadline for this report, staff has not received a correspondence from the Idaho
Transportation Department (lTD) regarding this development application. However, 1TD has
PP-{)4-{)21 & CUP-{)4-023
Sadie Creek.PP.CUP.doc
.
.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 4
submitted letters to the City in the past stating that their policy for access to a Type IV
Principal Arterial will be at intersections only, and spaced at one-half mile intervals in urban
areas. ITD allows approaches (other than intersections) in special cases and on a temporary
basis. Sta nds that the ro osed ermanent access to Ea Ie Road SH 55 does not meet the
standard location reauirement ofITD. (See more discussion about access in the Conditional
Use/PD section below.)
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from
the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II,
Objective A, Action item 3)
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is sajè, accessible and convenient.
Staff believes that the submitted site plan/plat is designed to be pedestrian friendly.
.
"Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
The submitted landscape plan depicts a 28-foot wide landscape buffer along the frontage of SH
55. Meridian City Code requires a 35-foot wide landscape buffer along SH 55 (Eagle Road). III
order to meet the above-listed Comprehensive Plan Action Item. the applicant should moditV
the site and landscape plans to depict a 35-foot wide landscape buffer adjacent to SH 55. (See
more discussion about landscaping in the Conditional UselPD section below.)
.
"Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (Chapter VII, Goal I, Objective C, Action item 4)
If the applicant complies with the conditions in this report, the development will meet the
standards for landscaping, signage, fences and walls outlined in City Code.
.
"Require useable open space to be incorporated into new residential subdivision plats."
(Chapter VII, Goal IV, Objective C, Action item 3)
The applicant states that 51,415 square feet of use able open space is being provided within the
residential portion of the development (11.8% of the residential area). The applicant has not
addressed the useable private open space requirement for each residential unit. (See Special
Considerations in the CUPIPD section below.)
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity." (Chapter VII, Goal IV, Objective C, Action item 6)
Through sidewalks adjacent to stub streets to the north and south, the applicant is proposing
pedestrian access to adjacent properties.
"Support a variety of residential categories (low-, medium-, and high-density single-family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
PP-04-021 & CUP-04-023
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 5
providing the City with a range of affordable housing opportunities." (Chapter VII, Goal IV,
Objective C, Action item 10)
Staff is supportive of the proposed development as it provides additional housing opportunities
with higher densities.
.
"Locate new community commercial areas on arterials or collectors near residential areas in
such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Obj. B,
#5)
The subject property has frontage on Eagle Road, an arterial street. If landscaping and
sidewalks are constructed adjacent to the residential uses to the west, as shown on the
submitted site plan and conditioned in this report, staff believes that this development could
complement the adjoining residential areas.
.
"Permit new. . . commercial development only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter IV,
Goal I, Obj. A, #6)
Sanitary sewer and water to serve this development is currently available in N Eagle Road.
The applicant shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
.
"Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares." (Chapter VII, Goal V, Objective A, Action item 14)
There are currently no permanent major open space or park facilities near this site. This
higher-density development is located adjacent to Eagle Road, a major thorouglifare. "
Staff fmds that if the applicant complies with the conditions included in this report. the lot
confu!Uration and overall desÎl!D of the subdivision would be in I!eneral conformance with the
Citv of Meridian Comprehensive Plan.
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 primary public costs to serve the future
residents will be fire and police services.
Sanitary sewer and water to serve this development is currently available in N. Eagle Road.
The applicant shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
On July 6, 2004, the ACHD staff approved this development with site-specific and standard
conditions. Please review the ACHD report for additional infonnation regarding this fmding.
PP-04-021 & CUP-04-O23
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 6
On July 16, 2004, a joint agency/department comments meeting was held with representatives
of key service providers to this property. A concern about secondary emergency access to
this site has been raised by the Meridian Police and Fire Departments. Staff finds that there
are some circumstances surrounding this parcel that restrict the ability of emergency service
providers to adequately service this site (see detailed comments at the end of this report, and
Site Specific Condition #4 in the Preliminary Plat section). With the emergency services
exception, which has been addressed in this report, public services can be made available to
accommodate the proposed development. The Commission and Council should reference any
written and/or verbal testimony submitted by the Meridian Police and Fire Departments, and
any other public service provider, 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, staff finds that the subdivision will not conflict with the capital improvement
program.
D.
The public fmancial capability of supporting serYÎces 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
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 enYironmental problems that may be brought to the
Commission's attention.
Staff has not identified any environmental problems that may be associated with the
development of this site. ACHD and ITD consider road safety issues in their analysis, and
ACHD staff has recommended, with conditions, approval of the subject subdivision. Staff
recommends that the Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
A. Access:
Public Street Access: The applicant is proposing to construct a public street that intersects SH
55 (Eagle Road) to serve the development. This roadway is located at the south property line
and will be shared as a main entrance with the currently undeveloped 13 acres to the south. The
proposed roadway, Sadie Creek Drive, is proposed as a 40-foot street section (measured back
of curb to back of curb), with curb, gutter and sidewalk, within 54-feet of right-of-way (as
required by ACHD). The applicant will be constructing, at a minimum, one-half of the roadway
improvements plus additional pavement as required by ACHD. The remainder of the roadway
will be constructed when the parcel to the south develops.
PP-04-021 & CUP-04-Q23
Sadie CreekPP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 7
As noted above, ITD has not yet commented specifically on this access point for compliance
with policy. However, ITD has submitted letters to the City in the past stating that their policy
for access to a Type IV Principal Arterial will be at intersections only, and spaced at one-half
mile intervals in. urban areas. ITD recently released the "Eagle Road Arterial Study Workshop
Report of Discussion and Conclusions" prepared by Cambridge Systematics. That report
supported the limited access at intersections and one-half mile intervals. That report also
proposed 10-foot pedestrian and bike trail separated fi-om the arterial roadway. The City
Council recently required the property at the northeast comer of Eagle and Ustick to provide
sidewalk and landscaping improvements consistent with the Eagle Road Arterial Study.
The proposed access point to Eagle Road is located approximately 850-feet south of Ustick
Road. ITD allows approaches (other than intersections) in special cases and on a temporary
basis. Unlike other properties adjacent to ITD roadways, this parcel does not have fi-ontage on
any other public street. Therefore, if the City is to allow this parcel to develop at this time,
access to Eagle Road would be necessary.
Due to the close proximity of the proposed public street to the signalized intersection of
Ustick/Eagle, and the high speeds on Eagle Road (55 MPH), staff recommends that the
proposed Sadie Creek Drive access to Ea!!le Road be approved temlJorarilv. Further, staff
believes that this access should be restricted to ri!!ht-in/ri!!ht-out movements onlv. This
recommendation prevents vehicles fi-om turning across multiple lanes of traffic with a 55 MPH
speed limit, allows access to the site at the furthest possible on-site location, and allows the
City and ITD to limit permanent access to an arterial roadway. This recommendation will also
allow the parcel to develop now, and does not require the developer to wait until an access to
Ustick Road is provided to the parcel through an adjacent property. When access to this parcel
fi-om Ustick Road- via the Ruwe Wav extension, is constructed and accepted bv ACHD the
Sadie Creek Drive access should be closed. Unless otherwise approved bv the Citv and ITD.
permanent access to Ea!!le Road (SH 55) is prohibited. See Site Specific Condition #2 below.
Lot Access: A majority of the proposed buildable lots do not have public street fi-ontage. In lieu
of street fi-ontage, the applicant is proposing to construct drive aisles for access to each lot.
Because several of the proposed commercial and residential lots do not have frontage on a
public street, a cross parking/cross access agreement(s) for the new lots within the subdivision
to utilize the driveways and parking should be provided. Maintenance of the drive aisles and
parking areas should be provided for in a note on the face of the final plat, AND/OR in a
document such as CCR's. See Site Specific Condition #3 below.
Emergency Access: As stated above, there is only one access point provided to this site. Section
Dl06.l of the IFC requires two separate approved fire accesses for developments with over 100
multi-family units. With the proposed 120 units the Fire Department is limiting development to
no more than 100 units prior to an approved secondary access (or fire sprinkler all units).
Further, and even more restrictive than the Fire Department's requirements, the Police
Department is requiring that a secondary access (Ruwe Way) be constructed before the
applicant can develop to the west of the proposed street (Ruwe Way). This requirement will
restrict development to the first 13/14 multi-family buildings, until an approved secondary
PP-Q4-Q21 & CUP-Q4-023
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 8
access is provided to the site. See Fire Department and Police Department Comments and Site
Specific Condition #4 below.
B.
Interconnectivitv: This parcel is the first of several parcels north of Carol Subdivision and south
of Ustick Road to request detailed approval of a development. Because interconnectivity
among parcels with &ontage on arterials is critical to reducing access points, the applicant is
proposing stub streets to both undeveloped parcels to the north and south via Ruwe Way. The
properties to the west in Carol's Subdivision have already developed and staff believes a stub
street to the west is not appropriate. Staff is supportive of the proposed stub street locations to
the north and south.
NOTE: Staff received a phone call &om a gentleman stating that he had concerns with the
location of the stub street to the north. It is common practice for staff to require stub streets to
parcels with high development/redevelopment potential. Without input from the abutting
property owner, it is impossible for staff to determine the absolute best location for a stub
street. Staff is supportive of the location of the subject stub streets I) because they are
consistent with the concept plan approved with the annexation and zoning of this property (AZ-
03-018] and 2) because staff believes that the location of the stub streets will allow adjacent
properties to develop efficiently. However, staff recommends that the Commission and Council
consider any public testimony or letters when determining if the location of the stub streets are
ideal for both the subject property owner and the adjacent property owner(s).
In addition to the public street stubs to the north and south, staff is recommending that one (or
both) of the drive aisles in the commercial portion of this development be constructed to the
north property line. The site plan shows the eastern most driveway being constructed to the
north property line and the western driveway stopping just short (about one or two feet) from
the property line. Due to the potential of the northern property to develop with similar uses
(commercial) along Eagle Road, interconnectivity and reducing access points to an arterial
roadway is important. Vehicular, and pedestrian, north-south interconnectivity is not only
important for an efficient traffic pattern for the general public, it is also important for
emergency accessibility. Therefore, staff recommends that either (or both) the eastern or
western drive aisle in the commercial portion of this development be constructed to the north
propertv line and that a cross-access easement be provided to the propertv to the north (Parcel
#SII05ll01O0. Eagy) to utilize the new drive aisle(s) as access to Sadie Creek Drive. In order
for this mixed-use development to adequately serve the future residents in the area, staff further
recommends that a pedestrian walkway be constructed from the proposed sidewalks abutting
the drive aisle(st to the north (Parcel #Sll05110100t The pavement for the drive aisle(s)
should be a minimum of20-feet wide, and include curb and gutter, and sidewalk on at least one
side. The required walkway(s) should be constructed in accordance with MCC l2-5-2.K and
MCC 12-13-15. See Site Specific Conditions #5 below. NOTE: This recommendation is
consistent with the submitted concept plan approved by the City with AZ-03-0l8, which
showed a north-south vehicular connection in the commercial portion nearer Eagle Road.
C.
Landscaping: The Landscape Plan submitted with the preliminary plat application prepared by
The Land Group Inc., labeled Sheet L-l, and dated 5/14/04, is not approved as submitted.
PP-<J4-<J21 &CUP-04-<J23
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 9
Street Buffers: Meridian City Code 12.13-10-4 requires a 35-foot . wide landscape buffer
adjacent to SH 55. MCC 12-13-10-2 requires all buffers to be located beyond any street right-
of-way. MCC 12-13-10-6 requires street buffers to contain trees, shrubs, lawn, or other
vegetative groundcover, with a minimum density of one tree per 35 linear feet. The submitted
landscape plan depicts a 28-foot wide landscape buffer adjacent to Eagle Road. In accordance
with MCC the a¡:mlicant should construct a 35-foot wide landscape buffer adjacent to Ea!!le
Road. Said buffer should include trees, shrubs, lawn, or other vegetative groundcover as
required in MCC 12-13.10-6.
Internal Landscaping: Meridian City Code 12-13-11 requires parking lots to be landscaped.
MCC l2-13-ll-3.E. requires each interior planter serving a single row of parking to contain at
least one tree and to be covered with low shrubs, lawn, or other vegetative groundcover. MCC
12-13-11-2 requires a five-foot wide landscape strip along all interior lot lines that are adjacent
to parking, loading, or other paved vehicular use areas. MCC 12.13-7-3 establishes the
minimum plant sizes for required landscape areas. MCC 12-13-14 establishes requirements for
stormwater swales with landscaping.
On the submitted landscape plan there are two landscape planters adjacent to the southern drive
aisle/parking for the multi-family units, west of Ruwe Way that do not contain trees. The
landscape plan/site plans depict a driveway adjacent to the north property line. Said driveway
runs parallel with the property and does not contain the required 5-feet of landscaping. In the
legend on the submitted landscape plan a conifer tree is shown with a minimum height at
planting of 5- to 6-feet. The applicant is proposing to construct stormwater swales within this
development.
A revised landscape plan should include: A 35-foot wide landscape buffer adjacent to Ea!!le
Road that includes trees. shrubs. lawn. or other ve!!etative l!IOundcover as required in MCC 12-
13-10-6.: Each interior planter servin!! a single row of parkin!! to contain at least one tree and to
be covered with low shrubs- lawn. or other ve!!etative !!1'oundcover (no permabark): AS-foot
wide (minimum) landscape strip alon!! all lot lines that are adjacent to paved vehicular use
areas (except stub streets and stub drive aisle(s)): Minimum plant sizes as outlined in MCC 12-
13.7-3: and Details of anv landscapin!! within stormwater areas as required bv MCC 12-13.14.
Ten (10) copies of a revised landscape plan should be submitted for review at least ten (10)
davs prior to the Citv Council hearin!!. The plan should include the chan!!es listed above. the
sizes and species of trees. shrubs. bermin!!!swale details- and all proposed !!1'ound
cover/treatment. Unless ITD object. the landscape plan should also incomorate the lO-foot
pedestrian/bicvcle trail as proposed in the Eagle Road Arterial Studv. See Site Specific
Condition #6 below.
D.
Pipin!! of Ditches: Meridian City Code l2-4-13.A.l 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. In accordance with Meridian City Code, the applicant should be required
to tile or cover any other irrigation ditches, laterals or canals that cross, intersect or lie adjacent
to the subject site. See Site Specific Condition #7 below.
PP-O4-O21 &CUP-O4-O23
Sadie Creek.PP.CUP.doc
2.
3.
4.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 10
E.
Pressure Irrigation: Underground year-round pressurized irrigation must be provided to all
lots within this development (MCC 12-5-2.N). The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The
applicant shall be required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, a single-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on the
fmal plat by the City Engineer. A draft copy of the pressurized irrigation system O&M
manual must be submitted prior to plan approval. See Site Specific Condition #8 below.
F.
Fencing: No fencing is proposed as part of the preliminary plat application. At a previous P &
Z Commission hearing for a multi-family development, the Commission made a
recommendation that fencing between units be prohibited. This recommendation was made to
reduce the potential hazards associated with life safety responses. In order to limit obstructions
for emergency services, staff recommends that fencing along side lot lines be prohibited. If the
applicant intends to install any permanent fencing within the subdivision, 10 copies of fencing
details must be submitted at least 10 days prior to the City Council hearing. A detailed fencing
plan shall be submitted upon application of the fmal plat (MCC 12-4-1O.F.3). If no permanent
fencing is provided, temporary construction fencing to contain debris must be installed around
the perimeter prior to issuance of a building permit. All fencing shall be installed in accordance
with MCC 12-4-10. See Site Specific Condition #9 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. All conditions of the previously approved development agreement for AZ-03-0l8, and the
current Conditional Use Permit (CUP-04-023) application shall also be considered conditions
of the Preliminary Plat (PP-04-021).
If access to Eagle Road (SH 55) is granted to this property from ITD, the proposed Sadie Creek
Drive access to Eagle Road shall be temporary. This access shall be restricted to right-in/right-
out movements only. When access to this parcel from Ustick Road, via the Ruwe Way
extension, is constructed and accepted by ACHD the Sadie Creek Drive access shall be closed.
If access is not approved to SH 55 by ITD, then access shall be taken from Ustick Road, when
available. Place a note on the face of the final plat stating that unless otherwise approved by the
City and ITD, permanent access to Eagle Road (SH 55) is prohibited.
There is no frontage requirement for the lots within Sadie Creek Subdivision. Prior to signature
of the final plat by the City Engineer, provide a recorded copy of a cross parking/cross access
agreement(s) for the lots within the subdivision to utilize the driveways and parking.
Maintenance of the drive aisles and parking areas should be provided for in a note on the face
of the final plat, AND/OR in a document such as CCR's.
Provide a Fire Department Planning & Zoning Department approved secondary vehicular
access prior the issuance of any building permit west of Ruwe Way. Development of this
property shall be restricted to the first II multi-family buildings, east of Ruwe Way, until an
PP-04-021 & CUP-04-023
Sadie CreekPP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page II
7.
8.
5.
6.
approved secondary access is provided to the site. A note shall be placed on the face of the final
plat stating this restriction.
Construct either (or both) the eastern or western drive aisle in the commercial portion of this
development to the north property line and provide a cross-access easement to the property to
the north (Parcel #Sll051101O0, Eagy) to utilize the new drive aisle(s) as access to Sadie
Creek Drive. Construct a pedestrian walkway (sidewalk) adjacent to the drive aisle(s), to the
north (Parcel #S11O51 10100). The pavement for the drive aisle(s) shall be a minimum of 20-
feet wide, and include curb and gutter, and sidewalk on at least one side. The required
walkway(s) shall be constructed in accordance with MCC l2-5-2.K and MCC 12-13-15. This
requirement shall be completed prior to issuance of any building permit for the
office/commercial portion of this project.
Submit ten (10) copies of a revised landscape plan to the City Clerk at least ten (10) days prior
to the City Council hearing. The plan shall include the following changes/additions:
.
A 35-foot wide landscape buffer adjacent to Eagle Road that includes trees, shrubs,
lawn, or other vegetative groundcover as required in MCC 12-13-10-6. Said landscape
buffer shall be located outside of any right-of-way required by ITD with this
application.
Each interior planter serving a single row of parking to contain at least one tree and to
be covered with low shrubs, lawn, or other vegetative groundcover (no permabark)
A 5-foot wide (minimum) landscape strip along all lot lines that are adjacent to paved
vehicular use areas (except stub streets and stub drive aisle(s))
Minimum plant sizes as outlined in MCC 12-13-7-3
Details of any landscaping within stromwater areas as required by MCC 12-13-14 (See
Standard Condition #6 below for more detailed information).
Any tree over 4" in caliper that is removed ITom 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.
A IO-foot wide trail within the future Eagle Road Right-of-way as detailed in the Eagle
Road Arterial Study, unless otherwise prohibited by lTD.
.
.
.
.
.
.
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 MCC 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 not be obtained, plans will be
reviewed and approved by the City Engineer prior to final plat signature.
The applicant has indicated that Nampa & Meridian Irrigation District will own and operate the
pressurized irrigation system within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. The Applicant shall
be required to utilize any existing surface or well water for the primary source. If a surface or
well source is not available, a single-point connection to the culinary water system shall be
PP-04-021 & CUP-04-D23
Sadie Creek.PP.CUP.doc
12.
13.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 12
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.
9.
Place a note on the face of the final plat stating: "No fencing shall be built closer to any
building than five feet per story." If the applicant intends to install any permanent fencing
within the subdivision, 10 copies of fencing details must be submitted at least 10 days prior to
the City Council hearing. A detailed fencing plan shall be submitted upon application of the
final plat (MCC 12-4-IO.F.3). Ifno permanent fencing is provided, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a building
pennit. All fencing shall be installed in accordance with MCC 12-4-10.
10.
Sewer and water service shall be via main line extension ITom 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
are required to provide service.
Subdivision designer to revise the preliminary plat map to show all new sanitary sewer and
water mains that will be constructed to provide service to each lot within this development.
Modeling indicates that a lO-inch diameter water main will be necessary within the public
street portions as a backbone to the water system.
11.
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. 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 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
regarding Shallow Injection Wells.
Subdivision designer to revise the preliminary plat map to graphically depict the proposed
location and type of drainage facilities for handling drainage.
Place a note on the face of the final plat stating that minimum building setbacks shall be in
accordance with the requirements of the zoning ordinance in effect at the time of building
permit submittal.
Place a note on the face of the final plat stating that maintenance of all common areas,
including but not limited to: drive aisles, parking areas, landscaping, etc., shall be the
responsibility of the Sadie Creek Homeowners' and/or Business Owners' Association( s).
PP-{)4-{)21 & CUP-{)4-023
Sadie Creek.PP.CUP.doc
7.
8.
9.
10.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 13
14.
Place a note on the face of the final plat that requires all future commercial uses on Lots I
through 7, Block I, to obtain detailed Conditional Use Permit approval.
STANDARD CONDITIONS (PRELIMINARY PLAT)
I. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2.
Prior to signature of the final plates) 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 detailed landscape plan, in compliance with the Landscape Ordinance, and in accordance
with the changes noted within this staff report, shall be submitted for the subdivision with the
final plat application.
4.
All sidewalks shall be constructed in accordance with MCC l2-5-2.K. Prior to signature of the
final plates), all sidewalks shall be constructed or a financial guarantee that said improvements
will be completed shall be provided (MCC 12-5-3).
5.
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.
Submit any up-dated 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 storms up to and including a IOO-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-feet above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
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.
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.
The applicant shall be required to pay Public Works development plan review, and
PP-O4-O21 & CUP-04-O23
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 14
construction inspection fees, as determined during the plan review process, prior to signature
on the fina1 plat per Resolution 02-374.
11.
All lot, parcel and tract sizes shall meet the minimum dimensional standards as established in
the zoning ordinance.
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.
CONDITIONAL USE PERMIT ANALYSIS
The Commission and Council shaD reYÎew the particular facts and circumstances of each
proposed conditional use in terms of the foDowing and may approve a conditional use permit if
they fmd evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
C.
That the site is large enough to accommodate the proposed use and aU yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
On the submitted site plan, the applicant has not shown enough parking to accommodate all of
the proposed uses. Staff finds that the site is large enough to accommodate the proposed uses
and all yards, open spaces. parking. landscaping and other features required bv ordinance.
See Special Consideration "A" below for detailed analysis of the parking situation for t1ùs
development.
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 subject site is designated "Mixed Use - Regional" on the Comprehensive Plan Future Land
Use Map. This designation is intended to "provide for a combination of compatible land uses
that are typically developed under a master or conceptual plan. The purpose of this designation
is to identify key areas which are either infill in nature or situated in highly visible or
transitioning areas of the city where innovated and flexible design opportunities are
encouraged."
Staff finds that the proposed development is harmonious with and in accordance with the
adopted Comprehensive Plan and in general conformance with the requirements ofthe Zoning
Ordinance and that the development plan is consistent with the recorded development
agreement and concept plan approved bv the Citv for this site.
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;
PP-04-021 & CUP-04-023
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 15
Except for the elements specifically mentioned in this report, staff is supportive of the site plan
design. This area is part of a larger mixed-use area, which staff believes the applicant has
designed to accommodate. Staff believes that the multi-family building elevations/pictures are
very attractive and should be compatible with other useslbuildings in the area. There is a
significant amount of open space being provided (approximately II % of the gross land area),
and the proposed residential densities are consistent with the Comprehensive Plan which
promotes 3 to 40 dwelling units per acre.
Staff finds that if the applicant complies with the conditions outlined in this report. 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.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
The applicant is proposing a 30-foot landscape buffer along the entire west property line. Just
east of the landscape buffer are storage units. The combination of the buffer and the low-
intense use of indoor storage should not have any adverse affect on the property to the west.
The properties to the north and south are within the same Mixed Use - Regional designation in
the Comprehensive Plan Future Land Use Map. Staff believes that with the landscaping and
stub street/drive aisle requirements, this development should not have any adverse affect on the
properties or uses to the north or south. 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 proYÎde adequately any such services;
Sanitary sewer and water to serve this development is currently available in N. Eagle Road.
The applicant shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
On July 6, 2004, the ACHD staff approved this development with site-specific and standard
conditions. Please review the ACHD report for additional information regarding this finding.
On July 16, 2004, a joint agency/department comments meeting was held with representatives
of key service providers to this property. As noted in this report a concern about secondary
emergency access to this site has been raised by the Meridian Police and Fire Departments.
See detailed comments and conditions from these agencies contained herein. Staff finds that
there are some circumstances surrounding this parcel that restrict the abilitv of emergencv
service providers to adequately service this site. With the emergency services exception,
which has been addressed in this report, the public services listed above can be made
available to accommodate the proposed development. The Commission and Council should
reference any written and/or verbal testimony submitted by the Meridian Police and Fire
PP-04-021 & CUP-04-023
Sadie Creek.PP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 16
Departments, or any other public service provider, 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 serYices 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 parcel builds out, it will produce additional traffic on nearby arterial roadways. This
development is estimated to generate 1,540 additional vehicle trips per day (10 existing) based
on the Institute of Transportation Engineers Trip Generation Manual. According to ACHD, on
October 29,2002, there were 20,182 vehicle trips per day on Eagle Road (south of Us tick
Road). There were 7,707 vehicle trips per day on Ustick Road (west of Eagle Road) on AprilS,
2000. Eagle Road is currently improved with 5-traffic lanes with no curb, gutter or sidewalk
abutting the site. Ustick Road is currently improved with 2-taffic lanes with no curb, gutter or
sidewalk near the site. Ustick Road does expand to three traffic lanes at the intersection of
Ustick Road and Eagle Road. Ustick Road is not included in the District's Five Year Work
Program, but is identified as items #85 and #86 in the District's Capital Improvements Plan
(CIP) and is anticipated to become a 5-lane roadway with curb, gutter and sidewalk (fi-om
Cloverdale Road to Locust Grove Road) in the year 2014.
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;
As noted in Special Consideration "A" in the Preliminary Plat section of this report. staff does
not believe that the vehicular approach proposed to serve this property (Sadie Creek Drive) is
desÍ!med as not to create an interference with traffic in the area. Staff is recommending that the
proposed access (Sadie Creek Drive) be approved on a temporary basis, until access to Ustick
Road is provided, and that the access be restricted to right-inJright-out movements only. Please
review the Preliminary Plat section of this report and any correspondences fi-om ITD that may
be available for additional information 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.
PP-O4-O21 &CUP-O4-O23
Sadie Creek.PP.CUP.doc
C.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 17
Staff is not aware of any natural or scenic feature(s) of major importance in the area that may
be affected by the proposed development.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/pm
A. Parkin!!: MCC 11-13 outlines the requirements for all off-street parking facilities (drive aisles,
stalls, striping, etc.). Meridian City Code (MCC) 11-13-5 requires 2 parking stalls per multi-
family dwelling with 3 or more units. For the majority of the units the applicant is proposing 8
parking stalls (7 standard and I van-accessible stall) per four-plex structure. In accordance with
MCC ll-13-4.F, all ofthe proposed standard parking stalls are 9-feet wide by 19-feet long.
NOTE: There are some compact stalls on the east side of the development. The applicant is 10
parking spaces shy of meeting the minimum parking requirement for the multi-family units
proposed east ofRuwe Way. In order to preserve and slightly increase the amount of open
space provided, and prevent the site from becoming cramped or significantly modified to
accommodate additional parking, staff recommends that one of the vroposed buildin!!s (4 units)
be removed. Further, staff recommends that the applicant vrovide the additional required
parkin!! spaces (2) for the remainin!! units per MCC. All parking and areas of circulation should
be paved, striped, and meet the minimum dimensional requirements of the City of Meridian and
the Meridian Fire Department (A modification to the northern drive aisle in Block I will be
required to meet the Fire Department's standards). The project engineer/architect shall certify
that the number and size of handicap-accessible spaces conforms to the Americans with
Disabilities Act (ADA). See Site Specific Conditions #2 and #3 below. NOTE: The parking
requirements for the commercial portion of this development will be further evaluated when
detailed CUPs are submitted.
B.
Amenities: MCC l2-6-2.A.3 requires two or more amenities to be provided as part of each PD.
MCC states that "other amenities appropriate to the size and uses of the proposed development,
as may be proposed by the applicant and approved by the Commission and Council," can be
approved. In the applicant's submittal letter he is proposing to construct "amenities such as
picnic tables and area, basketball court, volleyball court, and tot lot for the project." Staff is
supportive of the proposed amenities as they sound like they may be appropriate to the size and
uses of the proposed development. However, the applicant has not shown on the site plan
where or how the amenities will fit on the site. Therefore, at least 10 davs prior to the Citv
Council hearin!!. the applicant should be reQuired to submit 10 copies of a schematic showin!!
how the common/amenitv lots/areas will be constructed. The Council should review the
proposed amenities and determine if they are appropriate to the size and uses of the proposed
development. See Site Specific Condition #4 below.
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 area. 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. The applicant states that 51,415
square feet of useable open space is being provided within the residential portion of this
development. However, no details on how the applicant came to these open space calculations
were provided with the application, so staff is unable to confirm that the open space
PP-04-021 & CUP-04-O23
SadieC",ek.PP.CUP.doc
2.
3.
4.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 18
requirement is being met. The applicant should provide open space calculations to staff prior to
the P&Z Commission public hearing. See Site Specific Condition #5 below.
In addition to the common open space requirement, Meridian City Code l2-6-2.A.4 states that
all residential planned developments shall provide each dwelling unit with at least 100 square
feet of useable private open space, such as a patio or deck. The applicant has failed to address
this requirement. The applicant should complv with the above-mentioned ordinance
reQuirements for open space and present. at the P & Z public hearing. calculations explaining
how the required usable private open space requirement for each unit will be met for the multi-
familv development. See Site Specific Conditions #6 below.
D.
Sanitary Services: The applicant should coordinate the design and location of dumpster
locations with SSC. All dumpsters must be screened in accordance with MCC ll-12-1.c.
Trash enclosures must be built in the location and to the size approved by SSC. See Site
Specific Condition #7 below.
E.
Building Elevations: The applicant submitted several photos and a floor plan for the proposed
multi-family buildings. However, the applicant did not submit a materials list with the
application. Therefore, the applicant should present. at the P & Z public hearing. a materials list
for the multi-familv buildings to be entered into the record. All building construction within the
development should comply with the photos/elevations on file with the Planning and Zoning
Department. Construction materials should substantially comply with the materials list
submitted by the applicant at the public hearing (or as modified by the Commission or
Council). Any significant modification(s) to the approved architectural design features and/or
materials list, as determined by the Planning Director, will require separate CUP modification
approval. Said modification will require City Council approval. See Site Specific Condition #8
below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE/PLANNED DEVELOPMENT)
1. All conditions of the previously approved development agreement, for AZ-03-018, and the
concurrent Preliminary Plat (PP-04-021) shall also be considered conditions of the Conditional
Use Permit (CUP-04-023).
Remove one of the proposed multi-family buildings (4 units), east of Ruwe Way (13 buildings
52 units to remain).
Provide an additional two (2) parking spaces (104 total) for the 13 4-plex buildings east of
Ruwe Way. All parking and areas of circulation should be paved, striped, and meet the
minimum dimensional requirements of the City of Meridian and the Meridian Fire Department.
The project engineer/architect shall certify that the number and size of handicap-accessible
spaces conforms to the Americans with Disabilities Act (ADA).
As amenities for the planned development, construct picnic tables/area, a basketball court, a
volleyball court and tot lot. 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/areas will be
constructed.
PP-04-021 & CUP-04-023
Sadie Creek.PP.CUP.doc
10.
11.
12.
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 19
5.
Prior to the P&Z Commission hearing, the 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.
6.
Provide each dwelling unit with at least one hundred square feet of use able 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.
7.
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. All dumpster(s) must be screened in accordance with MCC ll-12-1.C.
8.
The applicant shall present, at the P & Z public hearing, a materials list for the multi-family
buildings to be entered into the record. All building construction within the development shall
comply with the photos/elevations on file with the Planning and Zoning Department.
Construction materials shall substantially comply with the materials list submitted by the
applicant at the public hearing (or as modified by the Commission or Council). Any significant
modification(s) to the approved architectural design features and/or materials list, as
determined by the Planning Director, will require separate CUP modification approval. Said
modification will require City Council approval.
9.
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). All entrance and internal roads shall have a turning radius of 28' inside and
48' outside per the Fire Department. The fire lanes shall have a clear driving surface, available
at all times, which is 20' wide. No parking signs and painted curbs will be required for all
Fire Lanes.
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
plates) 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.
All internal sidewalks shall be constructed in accordance with MCC l2-5-2.K.
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 AI!encv/Department Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
I. Design the enclosures per the standard recommendations of SSC for access, gates, floor/pad,
container stopslbumpers, and dimensions. Coordinate the design with SSe. Approval of the trash
PP-04-021 & CUP-04-023
Sadie CreekPP.CUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 20
enclosure design will be required prior to submittal of a Certificate of Zoning Compliance permit.
MERIDIAN FIRE DEPARTMENT
1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y:z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. 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.
3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside.
4. Provide a 20' wide fire land for all internal & external roadways (modification required on the
north drive aisle on Block I).
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. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
8. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code
to service the proposed project. Fire hydrants shall be placed an average of 300' apart.
9. The Fire Department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
10. No parking signs and painted curbs will be required for all Fire Lanes.
11. The first digit of the Apartments shall correspond to the floor level.
12. Section D1O6.1 of the IFC requires two separate approved fire accesses for developments with over
100 multi-family units. With the proposed 120 units the Fire Department is limiting development
to no more than 100 units prior to an approved secondary access (or fire sprinkler all units).
MERIDIAN POLICE DEPARTMENT
1. To increase emergency access to the site, the applicant shall provide a stub street to the property to
the north and south. A connected secondary access on Ruwe Way be finished before applicant may
PP-04-021 & CUP-04-O23
Sadie CreekPP.cUP.doc
Mayor, Council, and P&Z Commission
Hearing Date: August 5, 2004
Page 21
develop to the west of the proposed street. Access will be key for public safety response in to this
location given the density.
2. I recommend approval only with the stipulation from the P & Z Commission the egress from the
subdivision along Sadie Creek Drive be right turn only onto Eagle Road. Current traffic loads
coupled with the multiple lanes and traffic traveling over 50 MPH make it very unsafe for left turn
access along this stretch of State Highway 55. The secondary access if planned properly would
help to alleviate egress pressure.
STAFF RECOMMENDATION
Staff supports the overall design of the proposed preliminary plat (PP-04-02l) and the proposed
conditional use permit for a planned development (CUP-04-023). Staff recommends approval of the
submitted applications with the conditions listed above.
PP-04-Q21 & CUP-Q4-023
Sadie CreekPP.CUP.doc
--'~-...
""'-v'"
Ada County Highway District
John S. Franden, President
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
377S N. Adams Street
Garden City ID 83714.6499
Phone (208) 387-6100
FAX (208) 387.6391
E-mail: tellus@ACHD.ada.id.us
July 9, 2004
To:
Folio, Inc.
2076 South Eagle Road
Meridian, Idhao 83642
RECEIVED
JUL 1 4 2004
Subject:
Sadie Creek Subdivision
37-lot mixed use subdivision
2935 North Eagle Road
qty of Meridian
Clly Cleric Office
On July 6, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Principal Development Analyst
Right-of-way & Development Services
Planning Division
CC:
Project file
Construction Services
Drainage
Utilities
City of Meridian
Unger Land Consulting
6104 North Gary Lane
Boise, Idaho 83714
"",;;--it,,"
. ~ 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 July 6,
2004. Tech Review for this item was held with the applicant on Friday July 2, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuninc¡(â)achd.ada.id. us
File Numbers:
Sadie Creek Subdivision I MPP04-021 I MCUP04.023
Site address:
2935 North Eagle Road
OwnerlApplicant:
Folio, Inc.
2076 South Eagle Road
Meridian, Idaho 83642
Representative:
Unger Land Consulting
Bob Unger
6104 North Gary Lane
Boise, Idaho 83714
Application Information:
The applicant has submitted a conditional use and preliminary plat application to the City of Meridian
requesting approval to construct a 37-lot mixed use subdivision on 10.05-acres. The site is proposed to
contain 30-single-family residential lots, 7-office lots and a-common lots. The site is culTently zoned C-G
(General Commercial). The site is located on the west side of Eagle Road just south of Ustick Road.
Acreage: 10.05-acres
Current Zoning: C-G
Proposed Zoning: C-G
Buildable Lots: 37-lots
30-single family lots
7 -office lots
8-common lots
Common Lots:
Vicinity Map
8.
9.
10.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 1,540 additional vehicle trips per day
(10 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: The site currently has an existing single-family residential dwelling.
5.
Description of Adjacent Surrounding Area:
a. North: 7.874-acre site zoned CoG
b. South: Carol's Subdivision (single-family residential subdivision).
c. East: 18.399-acre site zoned C-G
d. West: Carol's Subdivision (single-family residential subdivision).
6.
Impacted Roadways
Eaole Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Approximately 275 -feet
Principal Arterial
South of Ustick Road was 20,182 on 10-29-02.
Currently better than C
55-MPH
Ustick Road:
Frontage:
Functional Street Classification:
Traffic count:
None
Minor Arterial
West of Eagle Road was 7,707 on 4-5-00.
East of Eagle Road was 9,926 on 4-5-00.
Currently better than C
45-MPH
level of Service:
Speed limit:
7.
Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 2-taffic lanes with no curb, gutter or sidewalk abutting the site.
Ustick Road does expand to three traffic lanes at the intersection of Ustick Road and Eagle Road.
Eagle Road is currently improved with 5-traffic lanes with no curb, gutter or sidewalk abutting the site.
Existing Right-of-Way
Ustick Road has a total of 50-feet of right-of-way (25-feet from centerline).
Eagle Road has a total of 140-feet of right-of-way (70-feet from centerline).
Existing Access to the Site
The site currently accesses Eagle Road by an existing 24-foot wide driveway located approximately
50-feet north of the south property line.
Site History
On Tuesday July 29. 2003, the District acted on a rezone application known as MAZ03-018. The
application included this site.
2.
3.
3
11.
Capital Improvements PlanlFive Year Work Program
Ustick Road is not included in the District's Five Year Work Program, but is identified as items #85
and #86 in the District's Capital Improvements Plan and is anticipated to become a 5-lane roadway
with curb, gutter and sidewalk (from Cloverdale Road to Locust Grove Road) in the year 2014.
Other Development in Area
MAZ03-012 - On May 7, 2003, the District approved a request to annex and rezone 24.00-acres from
R-1 to R-2. (SEC of Eagle Road and Ustick Road)
12.
MAZ03-018 - On July 29, 2003, the District approved a request to annex and rezone 43.86-acres
from RT to C-G. (SWC of Eagle Road and Ustick Road)
MAZ03-022 - On September 2,2003, the District approved a request to annex and rezone 4.92-
acres from RT to C-G. (South of Ustick Road just east of Eagle Road)
MAZ03-025 - On October 7,2003, the District approved a request to annex and rezone 57.84-acres
from RT to C-G. (NWC of Eagle Road and Ustick Road)
B.
Findings for Consideration
1.
Eagle Road
Eagle Road is under the jurisdiction of the Idaho Transportation Department. The applicant should
contact the Idaho transportation Department for any requirements regarding any required roadway
improvements. The roadway improvements may include: the dedication of additional right-of-way,
the construction of sidewalk and roadway offsets.
Roadway Offsets
District policy 7204.11.6, requires local or commercial roadways to align or offset a minimum of 125-
feet from another local or commercial roadway (measured centerline to centerline).
All of the internal roadways meet the minimum offsets that have been established by District policy.
Internal Street Sections
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Although
some parking is allowed, the District will further restrict parking on a reduced width street if curves or
other physical feature causes problems, if actual emergency response experience indicates that
emergency vehicles may not be able to provide service, or if other safety concerns arise. The right-
of-way width of a 29-foot street section will be in accordance with Section 7204.4.1.
Parking is allowed on one side of a reduced width street when the following criteria are met:
. Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day.
. There must be no possibility that the street will be extended in the near future, or that another
street may be connected to it in a manner that would allow more than 1,000 vehicle trips per
day.
. The developer is required to install "no parking signs" on one side of the street, as specified by
the District."
. Vertical curbs with attached 5-foot minimum wide sidewalks or rolled curbs with 4-foot
minimum wide detached sidewalks and a 5-foot minimum wide planter strips are required.
District policy 7202.8 and 72-F1 8, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
The applicant is proposing to construct two public roadways within Sadie Creek Subdivision. The
applicant is proposing to construct these roadways as 29-foot street sections with rolled curb, gutter
and sidewalk within 50-feet of right-of-way. The District does have a 29-foot street section that can
be constructed in areas where the surrounding use and zoning is single-family residential. The
District also restricts the number of vehicle trips per day on reduced streets to 1,000 vehicle trips per
day. Due to the fact that the surrounding uses and zoning are not single-family residential and are
anticipated to exceed the 1,000 vehicle trip per day threshold that has been established by District
policy, the applicant should construct East Sadie Creek Drive and North Ruwe Way as 40-foot street
sections with vertical curb, gutter and 5-foot attached concrete sidewalks within 54-feet of right-of-
way.
4.
Driveways
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
The applicant is proposing to construct six (6) driveways within the subdivision.
1. The applicant is proposing to construct a 20-foot wide driveway that intersects East Sadie Creek
Drive approximately 120-feet west of Eagle Road. This driveway meets District policy and should
be approved with this application.
2. The applicant is proposing to construct a 22-foot wide driveway that intersects East Sadie Creek
Drive approximately 305-feet west of Eagle Road. This driveway meets District policy and should
be approved with this application.
3. The applicant is proposing to construct a 22-foot wide driveway that intersects East Sadie Creek
Drive approximately 520-feet west of Eagle Road. This driveway meets District policy and should
be approved with this application.
4. The applicant is proposing to construct a 22-foot wide driveway that intersects East Sadie Creek
Drive approximately 800-feet west of Eagle Road. This driveway meets District policy and should
be approved with this application.
5. The applicant is proposing to construct a 22-foot wide driveway that intersects North Ruwe Way
approximately 90-feet north of the south property line. This driveway is proposed to be located
approximately 5-feet north of the intersection of East Sadie Creek Drive and North Ruwe Way
(measured near edge to near edge). This driveway location does not meet District policy due to
its close proximity to the intersection of East Sadie Creek Drive and North Ruwe Way. The
applicant should shift the driveway to align (centerline to centerline) with East Sadie Creek Drive
or offset (near edge to near edge) East Sadie Creek Drive by a minimum of 50-feet.
6. The applicant is proposing to construct a 22-foot wide driveway that intersects North Ruwe Way
approximately 75-feet south of the north property line. This driveway meets District policy and
should be approved with this application.
5.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions: .
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection; unless a satisfactory storm drain system is installed.
4
4.
5.
6.
5
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct a stub street to the north property line approximately 439-feet
east of the west property line. This stub street will serve the 7.874-acre parcel that is located directly
to the north. Staff is supportive of the applicant's proposal. Due to the fact that the stub street will
exceed 150-feet in length, the applicant should construct a temporary turnaround at the terminus of
North Ruwe Way and install a sign at the teiTninus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the south property line approximately 365-feet
east of the west property line. This stub street will serve the 17.25-acre parcel that is located directly
to the south. Staff is supportive of the applicant's proposal. Due to the fact that the stub street is less
than 150-feet in length, the applicant will not be required to construct a temporary turnaround at the
terminus of North Ruwe Way. The applicant will be required to install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6.
Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct an island within the public right-of-way of East Sadie Creek
Drive. The applicant should construct the island to be a minimum of 4-feet wide with a minimum
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 21-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
All of the 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.
C.
Site Specific Conditions of Approval
1.
Comply with requirements of ITD for Eagle Road frontage. Submit a letter from ITD regarding the
said requirements prior to District approval of the final plat or issuance of a building permit (or other
required peiTnits), whichever occurs first. Contact The Idaho Transportation Department's District III
Traffic Engineer Dan Coonce at 334-8300.
2.
Construct East Sadie Creek Drive and North Ruwe Way as 40-foot street sections with vertical curb,
gutter and 5-foot attached concrete sidewalks within 54-feet of right-of-way.
Construct a 20-foot wide driveway that intersects East Sadie Creek Drive approximately 120-feet
west of Eagle Road, as proposed.
3.
Construct a 22-foot wide driveway that intersects East Sadie Creek Drive approximately 305-feet
west of Eagle Road, as proposed.
Construct a 22-foot wide driveway that intersects East Sadie Creek Drive approximately 520-feet
west of Eagle Road, as proposed.
Construct a 22-foot wide driveway that intersects East Sadie Creek Drive approximately 800-feet
west of Eagle Road, as proposed.
4.
5.
6.
7.
8.
6
7.
Shift the driveway to align (centerline to centerline) with East Sadie Creek Drive or offset (near edge
to near edge) East Sadie Creek Drive by a minimum of 50-feet.
8.
Construct a 22-foot wide driveway that intersects North Ruwe Way approximately 75-feet south of the
north property line. as proposed.
9.
Construct a stub street to the north property line approximately 439-feet east of the west property
line, as proposed. Construct a temporary turnaround at the terminus of North Ruwe Way and install a
sign at the terminus of the roadway stating that. "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
10.
Construct a stub street to the south property line approximately 365-feet east of the west property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
11.
Construct an island within the public right-of-way of East Sadie Creek Drive, as proposed. Construct
the island to be a minimum of 4-feet wide with a minimum area of 1 OO-square feet and designed to
safely channel traffic. Maintain a minimum of a 21-foot street section around the traffic island. The
design shall be reviewed and approved by ACHD's Development staff.
12.
All of the proposed landscape islands/medians 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.
13.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
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.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required peiTnits), 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.
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.
E.
1.
2.
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.
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
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
11.
Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
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
1.
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.
8
II
Development Process Checklist
II
i:ElSubmit a development application to a City or to the County
i:ElThe City or the County will transmit the development application to ACHD
i:ElThe ACHD Planning Review Division will receive the development application to review
i:ElThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating thai W the development is within a platted subdivision or part 01
a previous development application and that the site specific requirements from the previous development also appl'
to this development application.
Dwrile a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy,
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Cammlsslan level reparls,
DFor All development applications, including those receiving a "No Review" or "Camply With" letter:
The applicant should submitlwo (2) sets of engineered plans directly to ACHD for review by the Development Revle..
Division for plan review and assessment of Impact fees. (Note: W there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
The applicant Is required to get a permilfrom Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street Improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (ZDne)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesf form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-af-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erasion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval fram Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
9
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SADIE CREEK SUBDIVISION
MERIDIAN. IDAHO
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i 3 2004
~ &; ~ 1~ 'Di4tUet
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463.0092
7 July 2004
Phones: Area Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
William G. Berg Jr.
City of Meridian
33 East Idaho Ave.
Meridian, ill 83642
RE:
Sadie Creek SubdiYÎsioniCUPO4-023, PPO4-021
Dear Will:
Nampa & Meridian Irrigation District requires that 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 Milk Lateral courses on the
east boundary line of 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 municipal surface
drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans. The developer must comply with Idaho Code 31-3805. It is recommended that
irrigation water be made available to all developments within the Nampa & Meridian
Irrigation District.
Thank you,
ra£nt: ~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Water Superintendent
Bob UngerJUnger Land Consulting/6IO4 N. Gary Lu, Boise
File - Office/Shop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS - 40,000
1Iam¡u. & ~ ~od
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208.463.0092
Bob Unger
Unger Land consulting
6104 N. Gary Lane
Boise, ID 83714
Phones: Areo Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
RE:
Land Use Change Application - Sadie Creek Subdivision
Please note the District now reQuires three (3) sets of plans
Dear Mr. Unger:
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,
Dielated by Ms. Moon! and
mailed without slgnatun!
In her absence \0 avoid daIsy
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNMlsmc
cc:
File
Water Superintendent
Will Berg, City Clerk, Meridian City
Folio, Inc., 2076 S. Eagle Rd., Meridian, ID 83642
enc.
APPROXJMA TE IRRIGABLE ACRES
RIVER flOW RIGHTS - 23,000
BOISE PROJEa RIGHTS - 40,000
08/04/2004 08: 07 FAX 2088886854
MERIDIAN P&Z DEPT.
.. City Clerk ~ 001
(;.EIVED
AUG a 4 2004
. City Of Meridian
City Clerk Office
UNGER LAND CONSULTING
6104 N. Gary Lane, Boise, Idaho 83714
ungerbb@aol.com
(208) 861-5220
TO:
Meridian City Council
Meridian Plamúng & Zoning Commission
660 E. WatertowerLn., Ste. 202
Meridian, Idaho 83642
DATE: August 3, 2004
RE:
Sadie Creek SubdivisioD
On behalf ofFOUO INC., we offer the following comments pertaining to OUI'
applications and Conditions of Approval:
PREL1MI:NARY PLAT
We concur with st¡¡ff's recommended Site Specific and Standard Conditions with the
following exceptions:
SITE SPECIFIC
Condition 2. Access to Eagle Road is impelative for the development of this
property and the surrounding properties. We have submitted a Right-Of-Way
Encroachment Application to TID for a full access until such time as Ruwe Way is
extended north to Ustick Road and are currently waiting for review. Although OUI'
proposed access is not at the V. mile location and not in compliance with TID's policies,
they have granted numerous accesses along Eagle Road that are not in compliance with
their policies and would be hard pressed to deny our request. In addition, the proposed
location of our access will serve as access for the properties to the north and south
consisting of 40+ acres. The north/south stub streets and driveways will provide frontage
road access to Ustick Road for all properties located within this south west comer of
Ustick Road and Eagle Road.
Condition 4. We have met with Joe Silva of the Meridian Fire Department in
review of our plan. On his request we have provided fire access lanes within the
residential portions of this development, which included with the driveways located in
the commercial area, provide alternate accesses for emergency vehicles though out the
project. All roads will be constructed with 40' of pavement instead of the 29' normally
provided for residential development. This wider pavement will provide better access to
all areas of the development for emergency vehicles- The restriction of only one phase of
the residential development until Ruwe Way is extended to Ustick Road will be an
extreme detriment to the prpject. We anticipate phasing this project with the second
AUG 04 '04 08:28
2080086854
PAGE. 01
08/0412004 08: 08 FAX 2088888854
MERIDIAN P&Z DEFT.
.. C11:Y Clerk
14)002
p~ase (the area west ofRuwe Way) not being developed for another year. Our hope is
that the property to the north will develop in the near future allowing access to U stick
Road in alignment with Ruwe Way.
Condition 7. The existing ditch along the southern boundary of our project is
very small (approximately 2' wide and l' deep) and with the cooperation of the property
owner to the south, our plan is to reduce the bank slopes and landscape the ditch to
provide a creek type appearance.
CONDITIONAL USE / PLANNED DEVELOPMENT
We concur with stafF's recommended Site Specific Conditions the following exceptions:
SITE SPEC:ŒIC
Condition 12, Meridian Fire Department. WIth the recommended condition that
we reduce the number of units to 116 to meet parking requirements, the wider stteets
sections, and additional internal accesses, we believe that a waiver of this requirement
would not adversely affect emergency response.
Conditions 1 & 2, Meridian Police Department- As stated in the preliminary plat
review, we have submitted a Right-Of-Way Encroachment Application to lID for a full
access until such time as Ruwe Way is extended north to Ustick Road and are currently
waiting for review. Although our proposed access is not at the ~ mile location and not in
compliance with ITD's policies, they have granted numerous accesses along Eagle Road
that are not in comp1iance with their policies and would be hard pressed to deny our
request In addition, the proposed location of our access will serve as access for the
properties to the north and south consisting of 40+ acres. The north/south stub streets
and driveways will provide ftomage road access to Ustick Road for all properties located
within this south west comer of Us tick Road and Eagle Road. All roads will be
constructed with 40' of pavement instead of the 29' normally provided for residential
development. This wider pavement will provide better access to all areas of the
development for emergency vehicles. The restriction of omy one phase of the residentia1
development until Ruwe Way is extended to Ustick Road will be an extreme detriment to
the project. We anticipate phasing this project with the second phase (the area west of
Ruwe Way) not being developed for anothes- year. Our hope is that the property to the
north will develop in the:near future allowing access to Ustick Road in alignment with
Ruwe Way.
RUG 04 '04 08:28
2088886854
PRGE.02
08/04/2004 08: 08 FAX 2088886854
MERIDIAN P&Z DEFT.
.. City Clerk
We look forward to working with you and your staff on this project and request your
approval. If yoU have any questions or concerns please contact me at (208) 861-5220.
Sincerely,
~rt~
cc. FOUO INC.
AUG 1214 '1214 1218:28
212188886854
~OO3
PAGE. 1213
08/0212004 15:16 FAX 2088886854 MERIDIAN P&Z DEPT. ~ Clty Clerk
RUG 02 2004 2:28 PM FR 5T OF ID DI5T 3 OFFIC34 8917 TO 98886854
I
I
i_, .
TRANSPORTATION DEPARTMENT
t¿!~"f!1ïér.3 ;-P,!'.,,~õj; SØ~.B_:.. ~olsi."ïc . ':8s.7!l7-:2028 .' 72~~L:J;3~:s300
~002
P.132
RECEIVED
tUG 0 2 2004
August 2, 2004, 2004
Craig Hood
Meridian Plamring and Zorring
660 B. Water Tower Ln. Ste 202
Meridian. ID 83642
0: SADIE CREEK SUBDIVISION. BRoSS AND USTICK ROAD
DearMr. Hood:
City Of Meridian
City Clerk Office
This ¡"Iter is in respDllSe to the Fax sent to John Murray on July 22,2004 concerning
development of-propelty adjacent to Eagle Road.
Please note that the developer bas not submitted an access pennit application to date, In
order to determine tempœary access from Eagle Road as appropriate for this property,
please refer to page 2 of 3 under "INTERIM ACCESS" (attached),
Your concerns in preserving the type IV access policy are appreciated.
If you have questions you may call Larry Bron50n at 334-8328 or me at 334.8924.
Sincerely yours,
6t-:=.. c..¡J;A
CHRIS CANFIELD, P.E.
Assistant District Traffic Engineer
enclosure
. An Equal Oþþl»1unity Employer -
RUG 02 '04 15:36
2088886854
PAGE. 02
08/0212004 15:16 FAX 2088886854 IlERIDIAN P&Z DEPT. ~ City Clerk
RUG 02 2004 2:28 PM FR 5T OF ID DI5T 3 OFFIC34 8917 TO 98886854
~003
P-03
Chris Canfield
From:
Sent:
To:
Cc:
Su~ject:
Chris Canfield
Monday, August 02, 2004 1:20 PM
Sue Sullivan
Larry Bronson; Matt Ward; Mollie McCarty
RE:: Development notice. Eagle ReI,
Sue,
Weare sending Craig Hood (Meridian Planning & Zoning) e copy of the D-3 District Memo #10, District Operations
Memorandum regarding Typll4 Access Control. We are drawing his 8tlentiÞn to a seclion where the developer could
obtain an interim access until the developmel'lt would continue \0 Us\icl< road upon which the access wUI either be
remolled oompletely or become right ¡n/right out depending upon spacing with the signalized intersections. In t"is
instance, they ere so dose to Ustick, that we wauld probable request that it be removed once the access to Ustick can be
obtained.
Making this development c:oincide wIth the Eagle Road Study is difJicutt at this time as \!lEI are still developing the concept
and do not heve e permit application ta go off of from t"e developer.. I think Ihat opening the lines of communication with
the cit)l planning & zaning abaut aur study is greet irthis hasn't been done already,
Mollie, can you please maJœ sure that they halle the appropriate information.
Let me know if you need enything else.
Chris Canfield, P.E.
Oistñct 3 Assistant Traffic Engineer
Phone (208) 334.8924
--oñg;.,., Message--
Frœ1: Sue SUlliVan
Sent: Manday.I>U!III$t D~. 2D q 11:36 AM
To: Chris ClnfK!ld
Subject: Development notice - Eagle Rd.
Chris,
Anna tram the Director form City of Meridian P&Z called. SI1e has not received comment back from ITD on the
following parcel:
West side of Eagle, sauth Ustick, Ruwey parcel, Sadie Creek Subdivisian.
The public; hearing is Thursday. Can you see if we received it and if a response went out? If nat, we should get them a
comment asap (tomorrow), Topics.. .access, noise, enhancements from Eagle Road Study...
Thanks,
Sue
PS Ilhink I'd fike to set up a meeting and get you over there to meet !he Meridian P&Z folks so you can put a face to it.
The cagle rd. sluff is important
FlUG 02 '04 15:36
2088886854
PFlGE.03
08/02/2004 15:17 FAX 2088886854 MERIDIAN F&Z DEPT. .. C11:Y Clerk
RUG 02 2004 2:28 PM FR ST OF ID DIST 3 O!!I53~ ~~JJ :2 JfJ~6J54
JUL."'."~",,\'! :""""""""""1""0..""'"0.. ~
IaJ 004
P.ß5
. ,
. liII-600 9-S4
IDAHO TRANSPORTATION DEPARTMENT
Department Memorandum
DATE:
November 4, 2003
DE-D3 Memo #10
TO: ~
.Z-~~
FROM: PAMELA L.OWE. P.E. "
DISTRICT 3 ENGINEER
RE:
DISTRICT OPERATING MEMORANDUM COM) ON TYPE IV ACCESS CONTROL
WIT" FRONTAGE ROADS
REVIEW DATE: 10.04-04-
1.0
OVBR.VIEW
This Operating MeaI.Om1d11m (OM) is heœby~lemented for all state and federal highways in DisbÍc[ 3,
wlùch have 1')pc IV 'PPR (with fulllre fnmbge roads or iaœmal ciroulatiOll). The folIówing OM is a
supplement to dte Idaho Transportation Department "Access ManagCDIent: Standards and Procedure~ fOT
Highway R.ight-of- Way Encro~rll:S. n
Type IV PPR açees5 COIUlol is applicable to selected se8J11eJ1[S of loma on tbe State Highway System that are
functionally classified as principal arteriahi, Type N access COl1trol.
Public road col1lleCtioDS sbalJ he pemñued at spac:ing in accordanc:e with Table 1. New private inœrim
çpnæches JDaY he detem1íned. by Idaho TI.'aIISpOrImion DeparIu¡enr: On a case by case basis.. As land uses
change. existing approaches shall be revieWlled for iDCOEporatÍon inTO a frol1l3ge road system.
2.0
DU'INITIO~
Woafs and pbrases used throughout this Dìstrict 3 OM are defined as fallows:
HIGHWAY - Any public road àncl right-of-way theteof ~nder The auChority, jurisdiction or adnUni8b:a.tiOIl of
Che Idaho Tr8ll.9portation Dop8l1lnent.
LARGE LAND DeVELOPMENTS - ~lopmeots, which have one or mare of the following:
(1) 1 mile or more of Irate highway system fraQIap in rural area.s.
(2) * mile or m.o.re of s!ate highway sysrem fIonrage in urban areas.
(3) Frontage onto an eJtÏSång pub1ic: JoacI otb~ than the state highway system.
Page lot:o
RUG 02 '04 15:37
2088886854
PRGE.04
08/02/2004 15:17 FAX 2088886854 MERIDIAN P&Z DEPT. ~ City Clerk
~~~ ~~ ~~~~ ~:~~ ~ ~ ~~ ¥!uOE..¿Ã'..DIST 3 2!:!IS:?~. 1f!!,3,J.:? !P _9~~86!,54
. i
141005
P.06
.,
'DISTRICT OPERATING MEMORANDUM ON ACCESS CONTROL TYPE IV FPR ..
OTHER DEVELOPMENTS - Any developmeDt that abuts state highway &ystem, other than Large Land
l>eveloplDeDt$.
RURAL AREA - Any geographical atea not wilhin the city impact areas of any ìncotpoIated city.
INTERIM ACCESS - Access wmc:b is allowed on an interim basis from the property direc:tly to the highway
sysrem. Interim access, when granted. ends at a futUre dale when the property is provided with an access to a
pgbJic: road system other than the highway, sucþ, as a frolttage Ot backage: road. Interim access is granted by
Rigbt-of Way Use pennie issued by lTD. A deed of zec:or:d shall document issuanc.e of suc:b a pennit. the deed
sball be filed with the approp.liate CaIuI(y Government. and the deed shall include the following Statement:
That th.! GrantOr. [¡",Ðt Gttuator'SIltDlle ) for value receiVed, does hereby grant, bargain. sell, and.
convey unto the Grantee (Il"D) an light/¡ of access belWeenl wert highWay np,] aDd GrantDl"'s
contiguous property. except for a [ wert widlb. tIIUl t ]If! ] ititBrim approach to be constructed at
highway çenteräDe StaûoD ( ¡"'.tt S/.II.tiIm 1UDIIber J to proYid~ iDwim açcess to said Highway until
access to said property is otherwise ptovided. Said interim acœss is limiœd. to the term& ant;i
~ndìtiòlls c:gnrained in the Right-of-Way Use Permit No. [wen pe11/lÌl no.] which is oelimited
dllfaUOR and is:revocable by the IcIaho Transporration DepartmenL Sæd pennit is on file at the Idabo
Transportation Department Dimíc:t Three Offiœ, 81S0 Chinden Blvd, Boise, Idaho.
URBAN AREA - MAy Seographical Ilea 'llritbin the city impact area of any inçozporated city.
3.0
P8IW1T nOCBSS
- .
Permit proc:ess for Type IV PF.R is defined as follows:
Larw: T .....1 Deveiaummiis - A.cœss shall be at the D\iIe or ~ mile (sec~OJI or ~ sectiDØ line) as determined by
Table 1. DeVelopmcOIS shall ioCDlpOÞfe eilber of the following road systems:
Frolatage road system - The lID DistriCt 3 wiD recommend tbat the appropriate plarming and zoning
aJlthariIy require !he applicant build a frontlge road system and dedicate 120 feet each side of highway
c.enterline for right-at-way and incl.ude appropriate building setbacks- A frontage road will be bmlt
w!thindù$~ac~ .
. IDtemaI àrœlatioD. 8fStem - 11se IID District 3 will ~ Ih¡It the appIopriaœ p1amting and
_in¡ aucheri :)" req- the applieanr build inremal circu18tiOl1 to elimi¡ atelreduc:e acc:ess onto state
IùgbwlilY S}'$tem and d\ldìc¡ œ a milÙtDWD 0(10 feet e.aæ side ofbighway center1ioe for right-of-way
and inc.lude appropriate blJildiag~. 1f a Tnffic lmpaa Study indicate5 IUXÜÎa:y lanes are
needed for the development, the developlD8111 \\ill dedicate ript-of-way to the lID to offset the needs
of the deve!øplneat.
Other De"elO'L:Im2I\1S ":' Access may be granred by a inœdm aceess pmnit whidi will be detenr¡ined by Idaho
Transportation Department on a case by <:ase basis. As a condition for interim. access developmentS shall
preseIVe a coaídor for the following road system:
FroB. road :system. ~ The IID District :3 win fèCOmmcnd. that the a,ppropriare planning and zoning
aut:hœir;y tequùe Ùle appliClll.llt provide infrastrUcture scr1.a.:ks and dedîc:are to the 1TD " mioirmun of
120 feet each side of highway c:e~ for rig I.t-of-way and appropriate: building seEbach. Interim
Paga 2 cO
AUG Ø2 '04 15:37
2088886854
PAGE. Ø5
08/02/2004 15:17 FAX 2088888854 MERIDIAN P&Z DEPT. ~ Cl~y Clerk
AUG 02 2004 2:28 PM FR ST OF ID DIST 3 OFFIC34 8917 !9 ~~~~6~S4
"UL.<;""~~" ::>."""..."/"",, .'........u..... ~~'-~~~ ..--
~008
P-07
-DlSTRICf OPERATING MEMORANDUM ON ACCESS CONTROL TYPE IV FPR
~S $ball be allOWed ubtil iaf.raacructara is in p1açc¡ afteIwatds the interim acc;ès! shall be removed
and all acce!S shall be via the hm. lOad systc:m.
4.0
LOCATION AND DESIGN STANDARDS
To maintain sysœm capacily, ut"ety. and efiiciençy, maximiz~ signal prOgl'C$SÎDb, and minimize delays to the
Qave1ìng public, all pennaI1ent approaches and signals shall be spaced in accordance wirlllhe s£a.l1dard of
Table 1.
TABLE 1
MINIMUM APPROACB AND SIGNAL Sf ACING
ACCESS VDANI 1:Yl'E IN'1'EIIS2C1'ION SIGNALS FRONTAG2 ROADS
UPE RDML APPROACH
SPACING
IV ¡¡n U At.-grW/ 0.5... (O.8ba) o.Smi. (O.8bn) O-IZSIlli. (O.2bn)
Jn~""
IV FlIR. R. IU~ 1.1/mi, (1,6bn) 1.0mi. (1.6km) O.lZSml. (O,JfI:m)
Jn~1I"
The distance between approacbes is measrued along ~ curb line or outside edge of the shoulder bltcweenthe
DeiltCSt edges of adjaceJ\t approa¡:hes, axc\lJdìng !he flares. transitions, or radii. The distance betl>/een
approaches shall be such Ibat the c1Ub approach transitian os: radii of the one appraach does not I:IIClI:Iilch upon
the traDSitiOD or r:adii of the adjaamt approach. Frontage ~œd diStance is lnCaSuœd &om intet1iecting point of
a prirrwy highway aDd ¡¡ec:ondaty roadway to a poÍDt 011 the secondaxy rolldway at which a new froDEage road
iIlÐmi8Cts.
5.0
DESIGN PRINCJPLES
1nœrlm approaches sbaU. be located wheJ:e tbe bigllway alignment 31\d profile meet apptoved geometric
.standards, i .e_. away from mOlt radius euxves, steep grades, or wh=e the sight di6tanc:e would not be adeq¡¡atc
foi sate Q'¡¡ffic operatiODG. htrerim app~hc8 8hall also be locaœd so as DOt to create ¡¡"due interference
with, or hua:td ro, the free movement of D,ormal highway Q1' pc:destdan/bicycle aatfic or cause areas of
c:ongestion. IntenD:¡ "pproach loc:atiODS that restrict or ;J1tetfere with the pltcelnCllt or pm'p~r f'u.acQOIIing of
uaffic contJol sigÞS, signals, 1ightJng or other devices shall also be avoided.
Pa~3of3
** TO;~L PAGE.øa **
** TOTAL PAGE.a7 **
AUG e2 '04 15:38
2088886854
PAGE. 06
~,/
p
To:
From:
Date:
Re:
Mayor Tammy de Weerd
Meridian City Council
Planning & Zoning Commission
EEC;.E1VED
U J ZOOl
CITY OF N~bl,ililAN
Carol Subdivision Homeowner
August 5, 2004
Opposition to Proposed Sadie Creek Development
As a homeowner in the Carol Subdivision, I oppose the approval of preliminary
plat (PP-O4-021) and the proposed conditional use permit for a planned
development (CUP-O4-023) I oppose the approval of these applicalions based
upon the following:
1.
2,
3.
Lack of transitional usage from low density residential dwellings to
medium density residential dwellings (1 dwelling per acre to 15
dwellings per acre)
Public Street Access via Eagle Road will result in increased traffic
through the Carol Subdivision (proposed right turn only onto Eagle
Road will result in traffic using Leslie Way in order to travel north, east and
west)
Lack of overall development plan for all properties located to north
and south of proposed subdivision
4.
Lack of landscape plan or detail requirements for the proposed
buffer zone located on the western end of the development that
borders the Carol subdivision
5.
Proposed development is not in harmony with the neighborhood that
exists in the Carol subdivision
6.
Concerns that approval of subdivision will result in lower property
values for Carol subdivision homeowners
Because of these stated issues, I oppose the approval of lhe preliminary plat for
the Sadie Creek subdivision and approval of a conditional use permit for this
planned development.
Signed:
Homeowner:
Printed Homeowner Information:
Homeowner Name:
Homeowner.Address:
Homeowner Phone #: