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HomeMy WebLinkAboutSadie Creek PP 04-021PP 04-023 MERIDIAN PLANNING & ZONING MEETING August 5, 2004 APPLICANT FOLIO, Inc. ITEM NO. 13 REQUEST Public Hearing: Preliminary Plat approval of 30 residential four-plex lots, 7 commercial lots and 8 common lots on 10.05 acres in a C -G zone for proposed Sadie Creek Subdivision - 2935 North Eaale Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: See afffdaVff of COMMENTS See attached Staff Comments No Comment No Comment See attached Comments See attached Comments See attached Comments See attached Comments Materials presented at public meetings shall become properly of the City of Meridian. MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird William L.M. Nary Shaun Wardle Charles M. Rountree 1 CITY OF CU67i ian it IDAHO CITY HALL (208) 888-4433 —Fax 8874813 PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 — Fax 898-9551 LEGAL DEPARTMENT (208) 466-9272 — FAX 466-4405 STAFF REPORT: P&Z Hearing Date: August 5, 2004 Transmittal Date: August 02, 2004 To: Mayor, City Council and Planning & Zoning Commission From: Bruce Freckleton, Senior Engineering Tech RF CE V ED Craig Hood, Associate City Planner 44 ,' 5 0 2 2004 Re: Sadie Creek Subdivision City Of Meridiart (it Clerk Office • 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 offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The applicant, FOLIO, Inc., has requested Preliminary Plat (PP) and Conditional Use Permit (CUP) approval for a Planned Development (PD) on 10.05 acres of land located on the west side of Eagle Road, approximately 600 feet south of Ustick Road. This site was recently annexed into the City as part of AZ -03-018, Kissler/Cobbs/Eagy/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 -04-021) proposes to subdivide the existing 10 -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 frontage 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 Sadie Creek.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: August 5, 2004 Page 2 parking. Please reference any correspondences from 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 120 -units. A CUP/PD 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 11 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 Use/PD 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 -03-018 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 use/landscaping 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 CUP/PD 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 revised 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 revision 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 Ustick Road, within Section 5, Township 3 North, Range 1 East. PP -04-021 & CUP -04-023 Sadie Cr=k.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: August 5, 2004 Page 3 SURROUNDING PROPERTIES North: Single-family home/Agricultural, zoned RI (Ada County) South: Agricultural, zoned RUT (Ada County) East: Agricultural, zoned C -G (part of recently approved annexation and concept plan AZ -03-018) West: Single-family home lots in Carol's Subdivision, some zoned Rl (Ada County) and some zoned R-2 (City) PRELIMINARY PLAT ANALYSIS Sections 12-3-3.J.2 and 12-3-5.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 subdivision 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. Comprehensive Plan Standards for Mixed Use Areas (taken from Chapter VID: "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. If not for 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 (ITD) regarding this development application. However, ITD has PP -04,021 & CUP -04-023 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. Staff finds that the proposed permanent access to Eaele Road (SH 55) does not meet the standard location requirement of ITD. (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 safe, 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). In order to meet the above -listed Comprehensive Plan Action Item, the applicant should modify the site and landscape plans to depict a 35 -foot wide landscape buffer adiacent to SH55. (See more discussion about landscaping in the Conditional Use/PD 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 useable 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 CUP/PD 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 thoroughfare. " Staff finds that if the applicant complies with the conditions included in this report the lot configuration and overall design of the subdivision would be in general conformance with the City 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 information regarding this finding. PP -04-021 & CUP -04-023 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 financial capability of supporting services for the proposed development; Staff finds that the City and its related services are capable of servicing the proposed development. The development will not require major expenditures for providing supporting services. Staff recommends that the Commission and Council reference any written and/or verbal testimony submitted by the Meridian Police and Fire Departments with regard to their capability to serve the proposed development. E. The other health, safety or environmental problems that may be brought to the Commission's attention. 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 PLATI 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 -04-023 Sadie Creek.PP.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 from the arterial roadway. The City Council recently required the property at the northeast corner 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 frontage 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 Eagle Road be approved temporarily. Further, staff believes that this access should be restricted torit-in/right-out movements only. This recommendation prevents vehicles from 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 from Ustick Road, via the Ruwe Way extension, is constructed and accepted by ACHD the Sadie Creek Drive access should be closed. Unless otherwise approved by the City and ITD, ermanent access to Eagle 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 frontage. In lieu of street frontage, 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 D106.1 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). 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 -04-021 & CUP -04-023 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. Interconnectivity: 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 frontage 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 from 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 1) 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 property line and that a cross -access easement be provided to the provertv to the north (Parcel #51105110100. Eagv) 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(s) to the north (Parcel #51105110100)The pavement for the drive aisle(s) should be a minimum of 20 -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 12-5-2.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 -03-018, 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-1, and dated 5/14/04, is not approved as submitted. PP -04-021 & CUP -04-023 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 anplicant should construct a 35 -foot wide landscape buffer adiacent to Eagle 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 12-13-11-3.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 elan should include: A 35 -foot wide landscape buffer adjacent to Eagle Road that includes trees shrubs lawn or other vegetative groundcover as Leguired in MCC 12- 13-10-6.: 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: and Details of any landscaping within stormwater areas as required by MCC 12-13-14. Ten (10) conies of a revised landscape elan should be submitted for review at least ten (10) days vrior to the City Council hearing. The plan should include the changes listed above the sizes and species of trees shrubs berming/swale details and all proposed ground cover/treatment. Unless ITD object, the landscape plan should also incorporate the 10 foot pedestrianibicycle trail as proposed in the Eagle Road Arterial Study. See Site Specific Condition #6 below. D. Piping of Ditches: Meridian City Code 12-4-13.A.1 requires all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous, or which canals, ditches or lateral touch either or both sides of the area being subdivided, to be covered and enclosed with tiling or other covering equivalent in ability to detour access to said ditch, lateral or canal. 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 -04-021 & CUP -04-023 Sadie Cmk.PP.CUP.doc 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 final 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 final plat (MCC 12-4-10.17.3). 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 -03-018, and the current Conditional Use Permit (CUP -04-023) application shall also be considered conditions of the Preliminary Plat (PP -04-021). 2. 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. 3. 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. 4. 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 11 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 I 1 approved secondary access is provided to the site. A note shall be placed on the face of the final plat stating this restriction. 5. 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 #S 1105110100, 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 #S 1105110100). 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 12-5-2.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. 6. 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 from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. • A 10 -foot wide trail within the fixture Eagle Road Right-of-way as detailed in the Eagle Road Arterial Study, unless otherwise prohibited by ITD. 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. 8. 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 -04023 Sadie Creek.PP.CUP.doc 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 12-4-10.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. 10. Sewer and water service shall be via main line extension from the existing mains adjacent to the subject site. The applicant shall be required to extend sewer and water mains to and through the proposed development, thereby making them available to adjacent properties. The subdivision designer to coordinate main sizing and routing with the Public Works Department. The Applicant shall execute City of Meridian standard forms of easements, for any mains that 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 10 -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. 12. 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. 13. 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 -04-021 & CUP -04023 Sadie Creek.PP.CUP.doc 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 1 through 7, Block 1, to obtain detailed Conditional Use Permit approval. STANDARD CONDITIONS (PRELIMINARY PLAT) 1. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 2. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc. that has not been completed. 3. A 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 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided (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 100 -year storm events. Side slopes within drainage areas shall not exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above groundwater. The applicant shall coordinate mailbox locations with the Meridian Post Office. 8. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 9. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 10. The applicant shall be required to pay Public Works development plan review, and PP -04-021 & CUP -04023 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 final 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. Staff's 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 shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all 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 by ordinance See Special Consideration "A" below for detailed analysis of the parking situation for this development. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; The 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 of the Zoning Ordinance and that the development plan is consistent with the recorded development agreement and concent plan approved by the City for this site C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; PP -04-021 & CUP -04023 Sadie Cmek.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 uses/buildings in the area. There is a significant amount of open space being provided (approximately 11 % 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. 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 provide 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 ability of emergency 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 -04023 Sadie C=k.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 services and will not be detrimental to the economic welfare of the community; If approved, the developer will be required to finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the site will be fire and police services. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; As this 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 Ustick Road). There were 7,707 vehicle trips per day on Ustick Road (west of Eagle Road) on April 5, 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 (from 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 reportstaff does not believe that the vehicular approach proposed to serve this property (Sadie Creek Drivel is designed 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-in/right-out movements only. Please review the Preliminary Plat section of this report and any correspondences from 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 -04-021 & CUP -04-023 Sadie Creek.PP.CUP.doe 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. A. Parking: 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 1 van -accessible stall) per four-plex structure. In accordance with MCC 11-13-4.17, all of the 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 of Ruwe 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 proposed buildings (4 units) be removed. Further, staff recommends that the applicant provide the additional required parking spaces (2) for the remaining 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 1 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 12-6-2.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 days prior to the City Council hearing, the applicant should be required to submit 10 copies of a schematic showing how the common/amenity 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. C. Open Space: Meridian City Code 12-13-16 requires all multi -family developments to provide common open space that equals or exceeds ten percent of the gross land 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 -04023 Sadie Cre&PP.CUP.doc 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 12-6-2.A.4 states that all residential planned developments shall provide each dwelling unit with at least 100 square feet of useable private open space, such as a patio or deck. The applicant has failed to address this requirement. The applicant should comply 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- family 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 11-12-1.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 -family 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). 2. Remove one of the proposed multi -family buildings (4 units), east of Ruwe Way (13 buildings 52 units to remain). 3. 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). 4. 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 Cre k.PP.CUP.doc 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 useable private open space, such as a patio or deck. Present, at the P&Z Commission public hearing, calculations and/or drawings that explain how the required usable private open space requirement will be met for the multi -family development. 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 11-12-1.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. 10. Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter fencing, irrigation, and landscaping shall be installed. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc. 11. All internal sidewalks shall be constructed in accordance with MCC 12-5-2.K. 12. Submit 10 copies of a revised site plan and landscape plan in conformance with this report and the direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this application. Other Agency/Department Comments & Conditions SANITARY SERVICES COMPANY (SSC) 1. Design the enclosures per the standard recommendations of SSC for access, gates, floor/pad, container stops/bumpers, and dimensions. Coordinate the design with SSC. Approval of the trash PP -04-021 & CUP -04-023 Sadie Creek.PP.CUP.doc Mayor, Council, and P&Z Commission Hearing Date: August 5, 2004 Page 20 enclosure design will be requirjed prior to submittal of a Certificate of Zoning Compliance permit. MERIDIAN FIRE DEPARTMENT Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. 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 tum around. 3. All entrance and internal roads shall have a turning radius of 28' 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 1). 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 home 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 D106.1 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 -04-023 Sadie Cmk.PP.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 -04-021) 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 -04-021 & CUP -04-023 Sadie CreekPP.CUP.doc Inhn C Frnnriwn Ada County Highway District 3775 N. Dave E. Wynkoop 1st Vice President uaroen Lary Iu oor Iv-ovaa Susan S. Eastlake, 2nd Vice President Phone (208) 387-6100 Sherry R. Huber, Commissioner FAX (208) 387-6391 Dave Bivens, Commissioner E-mail: tellus@ACHD.ada.1d.us July 9, 2004 R To: Folio, Inc. RECEIVED 2076 South Eagle Road JUL 14 2004 Meridian, Idhao 83642 City of Meridian Subject: Sadie Creek Subdivision City Cleric office 37 -lot mixed use subdivision 2935 North Eagle Road 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. Sincerely, Andrea N. Tuning L�l 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 �ftft Ada County Highway District & 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, atuningCcil achd. ada. id. us File Numbers: Sadie Creek Subdivision / MPP04-021 l MCUP04-023 Site address: 2935 North Eagle Road Owner/Applicant: 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 8 -common lots. The site is currently 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 Common Lots: 8 -common lots Vicinity Map 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 C -G 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 Eagle Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Ustick 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 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 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. 8. 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). 9. Existing Access to the Site The site currently accesses Eagle Road by an existing 24 -foot wide driveway located approximately 60 -feet north of the south property line. 10. Site History On Tuesday July 29, 2003, the District acted on a rezone application known as MAZ03-018. The application included this site. 2 11. Capital Improvements Plan/Five 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. 12. 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) 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 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. 2. 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. 3. 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 B, 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. 3 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. 0 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 terminus 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 100 -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 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 permits), 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. 3. Construct a 20 -foot wide driveway that intersects East Sadie Creek Drive approximately 120 -feet west of Eagle Road, as proposed. 4. Construct a 22 -foot wide driveway that intersects East Sadie Creek Drive approximately 305 -feet west of Eagle Road, as proposed. 5. Construct a 22 -foot wide driveway that intersects East Sadie Creek Drive approximately 520 -feet west of Eagle Road, as proposed. 6. Construct a 22 -foot wide driveway that intersects East Sadie Creek Drive approximately 800 -feet west of Eagle Road, as proposed. 5 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 100 -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. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. 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. Development Process Checklist :1 ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: []Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also appl, to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ❑Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ❑The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development RevieN Division for plan review and assessment of impact fees. (Note: if 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 permit from Construction Services (ACHD) for ANY work in the right-of-way, includinc but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a `Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -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) ❑ Sediment & Erosion 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. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services • ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. NO § � , | k ! ! z | Figure! um =1 it)va m 0 0o SADIE CREEK SUBDIVISION MERIDIAN, IDAHO i sa 3� P e g r.n D Z � m LE �1 m LE Z; �� g 5 f� ! yyI f caowwe Ea.o m SADIE CREEK SUBDIVISION MERIDIAN, IDAHO i JUL 13 2004 City {if M : idiar Siit�y clock a7ffiCP. #7"04a" vwuuct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 William G. Berg Jr. City of Meridian 33 East Idaho Ave. RE: Sadie Creek Subdivision/CUP04-023, PP04-021 Dear Will: Nampa &Meridian Irriloti I trict 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, WO -�len�c Asst: Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Bob Unger/Unger Land Consulting/6104 N. Gary Ln, Boise Filer Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 Pwpdring Toddy's Sludenm Por Tomorrow's SUPERINTENDENT Christine H. Donnell June 24, 2004 Joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED JUN 2 9 2004 City of Meridian City Clerk office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Sadie Creek Multi -Family Units will have a significant impact on school enrollments at River Valley Elementary. Lewis & Clark Middle, and Meridian High School. We can predict that these homes, when completed, will house thirty-eight (38) elementary aged children, thirty (30) middle school aged children, and twenty-one (21) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, Wendel Bigh Supervisor of Facilities and Construction ce CENTRAL CENTRAL'"ffISTRICT HEALTH DEPARTMENT DISTRICT Return to: HEALTH Environmental Health Division LJ Boise DEPARTMENT RECEIVED LJ Eagle Rezone # jug -7 20 ❑ Garden City Conditional Use #vidian Meridian Prelims / Final / Short Plat JO ©� Cb2� City Cterk O ICe LJKuna — - - - �'- - ❑ ACZ ❑ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. &. After writte I roal from appropriate entities are submitted, we can approve this proposal for: entrasewage ❑ community sewage system ❑ community water well ❑ interim sewage central water ❑ individual sewage ❑ individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, / Division of Environmental Quality: Ad�central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines central water �10. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store A4. Please see attached stormwater management recommendatations Date: / LJ 15. Reviewed By c Review Sheet CDHD 9/00lkc t, STATE ( COUNT` Meridian Idaho being first duly sworn upon (city) (state) oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the preliminary plat of Sadie Creek Subdivision. Dated this 12th. day of July , 2004 (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. L RUTH'QHORIK N taryPublicf r ho NOTA �1BLIC Residing at STATc. JF IDAHO �/ My Commission Expires: Master\affid-posting r Tara Green From: Craig Hood [hoodc@meridiancity.org] Sent: Monday, August 02, 2004 10:32 AM To: greent@meridiancity.org; johnsonj@meridiancity.org Subject: FW: High density subdivion on Eagle Road Please enter the comments from Mr. Williams into the record for Sadie Creek Subdivision (on for P & Z 8-5). Thanks, Craig -----Original Message ----- From: Williams, Walt [mailto:WWilliams@idahopower.com] Sent: Friday, July 30, 2004 11:36 AM To: vigilk@meridiancity.org Subject: FW: High density subdivion on Eagle Road > I live two houses off Eagle road, on Leslie Drive about 1/4 mile south of Ustick road and Eagle. I attended a meeting Wednesday night at Meridian City Council that a contractor held about a total of 30 fourplexes to be built about half way between Lesllie drive and Ustick Road with a only exit to Eagle Road. As you may or may not know, safely entering Eagle road is difficult at best during morning and afternoon rush hours. This new subdivision on ten acres with 120 living units with only one road, entering Eagle Road, will only increase congestion and endangerment to people entering or exiiting Eagle Road at Ustick, the new road and Leslie Drive. 120 living units with 2 cars per unit and the commercial units in front of them is not a very good situation for this area, doesn't Meridian Planning consult you people on their building plans?, I thought your department had said new subdivisions had to exit to other roads than Eagle. > Walter C. Williams > 3104 Leslie Drive > Meridian [INFO] -- Access Manager: This transmission may contain information that is privileged, confidential and/or exempt from disclosure under applicable law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the information contained herein (including any reliance thereon) is STRICTLY PROHIBITED. If you received this transmission in error, please immediately contact the sender and destroy the material in its entirety, whether in electronic or hard copy format. Thank you. A2 1