HomeMy WebLinkAboutWaltman Court Sub PP
PP 04-036
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Buffalo Hump, LLC
November 4, 2004
ITEM NO.
11
REQUEST Public Hearing: Preliminary Plat approval of 5 commercial building jots on
7.16 acres in a C-G zone for Waltman Court Subdivision - 420 Waltman Court
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
See affached Comments
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
See attached Comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
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Emailed:
Date:1 \/¡fJL\
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Staff Initials:
Phone: ~ÌI\,U -' ~ ~
Materials presented at public meetings shall become property 01 the City ot Meridian.
MAYOR
Tanuny deWeerd
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wanlle
Charles M. Rouotree
ctre;;dltrn
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 . Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax 887-1297
PLANNING ANDWNING
DEPARTMENT
(208) 884-5533 FAX 888-6854
STAFF REPORT:
Transmittal Date: November 1, 2004
P & Z Hearing Date: November 4, 2004
To:
Planning & Zoning Commission, Mayor and City Council
From:
Craig Hood, Associate City Planner ¡'iN
Bruce Freckleton, Developmeot Services Manager ~
Waltman Court Subdivision / CUP
Subject:
HE C E T'llij IJ
NO'; U i. 2004
. Preliminary Plat (PP) Approval of Five (5) Buildable Lots on 7.16 Acres in a
CoG Zone, by Buffalo Hump, LLC. (File No. PP-O4-036)
. Conditional Use Permit (CUP) Approval for a Contractors Yard on 1.6 Acres
in a CoG Zone, by Buffalo Hump, LLC. (File No. CUP-O4-044)
APPLICATIONS SUMMARY
The applicant, Buffalo Hump, LLC, has applied for Preliminary Plat (PP) approval of five (5)
buildable lots on 7.16 acres, and Conditional Use Permit (CUP) approval to operate a
contractors yard in the CoG zone. There is currently a home and some outbuildings on the site.
The property is designated "Commercial" on the 2002 Comprehensive Plan Future Land Use
Map and is currently zoned C-G. The site is located on the north side of Waltman Lane, at the
southern terminus of SW 5th Avenue, approximately l,OOO feet west of Meridian Road.
The proposed preliminary plat depicts five buildable lots, the extension of SW 5th Avenue into
the site, and the construction of approximately 600-feet of Corporate Drive. The applicant is
proposing to utilize an existing structure (previously a house) on Lot 4, Block 2, as the
corporate office for the subject contractor. Another one of the four buildable lots, Lot 3, Block
2, is the subject of the proposed CUP application. The applicant is proposing to construct a
10,000 square-foot shop/office building and operate a contractors yard on Lot 3, Block 2. The
remaining three proposed lots will be developed in the future.
A CUP application is required because Meridian City Code 11-8-1 (Zoning Schedule of Use
Control) requires a proposed contractors yard to receive CUP approval prior to operation. The
applicant is not requesting any deviations from the standard dimensional standards (e.g. -
building setbacks, lot frontage, building height, etc.) with the subject CUP application.
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In 2001, John and Sandra Goade applied for and received preliminary plat approval of a 6 lot
office/commercial subdivision on this site called Waltman Court Subdivision (PP-01-007). The
applicant ofPP-01-007 failed to submit a final plat to the City and the preliminary plat approval
has expired. The conditions contained within the subject report are consistent with the previous
approval of PP-OI-007, with one exception. An ACHD condition of PP-OI-007 was a
requirement to contribute approximately 50% of the costs of the Corporate Drive bridge crossing
ofthe Ten Mile Creek. This condition was a factor in the previous applicant's failure to record a
final plat, and the ACHD is no longer requiring a road trust for the bridge. The ACHD is
requiring a road trust for the remaining on-site portion of Corporate Drive that is not being
constructed with this application, but that will be constructed when Corporate Drive is extended
across the Ten Mile Creek in the future. See Preliminary Plat Special Consideration #7 below
and the ACHD report for further information regarding the crossing of the Ten Mile Creek.
The subject applications (PP and CUP) 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.
Staff recommends approval of the subject Conditional Use Permit (CUP-04-044) and
Preliminary Plat (PP-04-036) with the conditions outlined in this report.
LOCATION
The property is generally located 1,000 feet west of Meridian Road on the north side of Waltman
Lane and on the south side of SW 5th Avenue, within Section 13, Township 3 North, Range I
West.
SURROUNDING PROPERTIES
North - Troutner Business Park, zoned CoG.
South - Vacant properties, zoned RUT in Ada County.
East - Indoor/Outdoor Storage, zoned CoG.
West - Single-family residential/vacant properties, zoned R-t in Ada County.
OWNER OF RECORD
The property owners of record are John and Sandra Goade, who have provided notarized consent
for Buffalo Hump, LLC (Shane Mace), to submit the subject applications.
PRELIMINARY PLAT FINDINGS
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Development Plan;
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as
"Commercial". In Chapter VII of the Compreheosive Plan, "Commercial" areas are
anticipated to provide a full range of commercial and retail to serve area residents and
visitors. Uses may include retail, wholesale, service and office uses, multi-family
residential, as well as appropriate public uses such as govemmeot offices.
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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):
.
"Permit new. . . commercial developmeot 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, Objective A, Action item 6)
The subject site can be serviced by the City of Meridian's sanitary sewer and water
systems. The applicant shall extend sanitary sewer and water mains to and through
the subject site.
.
"Encourage infill development in vacant/underdeveloped areas within the City over
fringe area development to halt the outward progression of urban development."
(Chapter V, Goal I, Objective A)
This parcel is underdeveloped and is considered infill development..
.
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial and
residential areas." (Chapter V, Goal I, Objective A, Action item 11)
See following bullet.
.
"Develop and maintain greeobelts along waterways." (Chapter V, Goal 1, Objective
A, Action item 4)
The applicant is proposing to leave the Ten Mile Creek open abutting this site. In
accordance with the Comprehensive Plan, the applicant is proposing to construct a
Multi-Use Pathway along the Ten Mile Creek, thereby enhancing the natural features
and the development. (See detailed analysis in Special Consideration "A" below.)
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V,
Goal III, Objective D, Action item 5)
The applicant is proposing to install landscaping along Corporate Drive and SW 5th
Avenue, as well as adjacent to the proposed parking area. Staff is recommending
additional landscaping as part of the concurrent CUP application.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" fÌ"om 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
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and convenient. The applicant is proposing to construct 7-Joot wide sidewalk for the
entire frontage of Corporate Drive, and a 5-Joot wide sidewalk adjacent to SW 5th
Avenue. The AcHD is requiring the applicant to construct a 4().foot street section
on both Corporate Drive and SW 5th Avenue. Staff is supportive of the proposed
sidewalks and street sections, as they will accommodate pedestrians and bicycles
both.
Stafffinds tlult the proposed subdivision is in compliance with the Comprehensive Plan.
B.
The availability of public services to accommodate the proposed development;
lmprovemeots to Waltman Lane and Corporate Drive in this area have not taken place in
the recent past, and none are anticipated within the next 20 years (neither roadway is in
ACHD's curreot Five-Year Work Program or CIP). ACHD is requiring the applicant to
install roadway improvements (pavement widening, sidewalk, curb, gutter, etc.) on
Waltroan Lane abutting the site. Further, the ACHD is requiring the applicant to extend
SW 5th Avenue into the site and utilize SW 5th Aveoue as the main access to/from this
site. ACHD is also requiring Corporate Drive to be constructed on-site. ACHD is
recommending, with site-specific and standards conditions, approval of the subject
development.
The subject site can be serviced by the City of Meridian's sanitary sewer and water
systems. The applicant shall extend sanitary sewer and water mains to and through the
subject site.
On October 8, 2004, a joint ageocy/departrnent comments meeting was held with
representatives of key service providers to this property. The detailed conditions from the
Fire Department and other agencies/departments are at the end of this report).
The applicant should coordinate the location and design of refuse container(s) with
Sanitary Services Company (SSe). Trash enclosures must be built in the location and to
the size approved by SSC. All dumpster(s) must be screened in accordance with MCC
ll-12-l.C.
The Commission and Council should reference any written or verbal testimony submitted
by the Meridian Police Department, and any other agency not listed above, regarding
their ability to adequately service this project.
Staff finds that the property proposed for development can be serviced by essential public
facilities and services.
c.
The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement program
because the developer is required to install sewer, water, local street infrastructure,
utilities and irrigation, for the development at their cost.
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D.
The public fmancial capability of supporting services for the proposed development;
The developer will be financing the extension of sewer, water, locallinternal street
infi-astructure, utilities and iITigation services to serve the project. The primary public
costs to serve the future site will be fire and police services. Staff finds that this
development will not cause excessive additional requirements at public cost, if the
applicant complies with the conditions of approval for the conditional use permit and
preliminary plat applications. The Commission and Council consider the Meridian Police,
Parks and Fire Departments' comments with regard to their capability to serve the
proposed development.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
The applicant is proposing to leave the Ten Mile Creek adjacent to the site. Staff finds
that the Ten Mile Creek is a significant natural feature that should be protected through
standard stormwater and run-off management practices. Staff is not aware of any other
natural or scenic feature(s) of major importance in the area that may be affected by the
proposed development. Staff finds the Commission and Council should rely on any
public testimony that may be presented to determine whether the proposed use may
cause health, safety or environmental problems of which staff is unaware.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Multi-Use Pathwavs: On the Comprehensive Plan Future Land Use Map, a multi-use
pathway is shown adjacent to the Ten Mile Creek. The applicant is proposing to construct
the portion of the pathway shown on the Comprehensive Plan that are adjacent to the site.
The applicant is proposing to construct a majority of the pathway on-site, just north of the
bank for the lateral. There is a portion of the pathway however, that is shown off-site.
The applicant should either provide conseot fi-om the property owner to the south to
construct the pathway that is outside the boundaries of the plat, or construct the entire
pathway on-site. Further, the proposed pathway shall meet the standards as set forth in
the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & C. The pathway must connect fi-om one major arterial to another, and either
an easement or ownership deed must be granted before the city will assume the
maintenance of any section of pathway. The applicant should construct the pathway to
the right-of-way for Corporate Drive so that it can tie into the future Ten Mile Creek
bridge crossing. The pathway will then continue on along the south side of the creek,
after the bride is constructed and the property to the south develops. The plat must
dedicate an easement in favor of the City for public access and maintenance of the
pathway. All adjacent landscape maintenance must be done by the Business Owners
Association. See Site Specific Conditions #2 and #3 below.
2.
Existing Structures: There are several existing structures within the boundaries of the
proposed plat. Some of the buildings span across proposed lot lines. If the subdivision is
approved, most of the structures are accessory to the existing house and cannot be located
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on their own lot without a primary resideoce. Prior to signature of the final plat by the
City Engineer, the barn spanning Lots 2 and 3, Block 2, and all other structures spanning
across lot lines should be removed. See Site Specific Condition #4 below.
The applicant has proposed continuing the use of the existing septic system for the
building on this lot, until such time as municipal sewer is available for this lot. Wells
may be used for non-domestic purposes such as landscape irrigation. See Site Specific
Condition #5 below.
3.
Landscaping: The submitted landscape plan for the preliminary plat, prepared by
Erickson-Civil, Inc., and dated 9-5-04 is not approved. Please make the following
changes/notes and submit 10 full-size copies and one reduced copy to the City Clerk at
least 10 days prior to the City Council hearing:
Commercial Streets: Meridian City Code 12-13-10-4 requires a lO-foot wide landscape
buffer along local/commercial streets. MCC 12-13-7-2 prohibits conifer trees from being
planted along any non-residential street. In accordance with Meridian City Code, the
applicant should fro vide a 10-foot wide landscape buffer along both sides of Corporate
Drive and SW 5t Avenue, as proposed. All landscaping should be in accordance with
MCC 12-13-10.
Landscaping Multi-Use Pathwavs: Meridian City Code 12-13-12-9 requires all
commercial, industrial, and office developments to provide a 5-foot wide buffer adjacent
to any planned pathway that is in the City's Comprehensive Plan or Park System Master
Plan. On the submitted site plan the applicant is not proposing any landscaping adjacent
to the Teo Mile Creek pathway. In accordance with MCC 12-13-12-9, staff recommends
that a minimum 5-foot wide landscape strip, with one tree for every 35-linear feet be
provided along the north side of the Ten Mile Creek multi-use pathway.
Existing Trees: 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 (MCC 12-13-13-3).
The proceeding should be included in a revised landscape plan. See Site Specific
Condition #6 below.
4.
Fencing: The applicant did not submit a fencing plan with the preliminary plat
application. Staff is reQuesting that at the public hearing the applicant clarify what me
of fence is anticipated along the south side of the vlat. In order to prevent a shy-
distance problem for patrons of the pathways, fencing constructed adjacent to the multi-
use pathway should be a minimum of 5-feet from the edge of pavement. Unless
otherwise approved by the City, all fencing shall be constructed in accordance with
MCC 12-4-10. A detailed fencing plan should be submitted upon application of the final
plat (MCC 12-4-1O.F.3). See Site Specific Condition #7 below.
PP..4-036. CUP.O4-044
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5.
Piping of Ditches. Laterals. and Canals: 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 eoclosed with tiling or other
covering equivalent in ability to detour access to said ditch, lateral or canal. The applicant
is proposing to leave the Ten Mile Creek, which is a natural waterway, open. The Ten
Mile Creek is a natural waterway that should be protected. In accordance with Meridian
City Code, all other irrigation ditches, laterals or canals that cross, intersect or lie
adjaceot to the subject site should be covered or tiled. See Site Specific Condition #8
below.
6.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should 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
Meridian City Engineer. See Site Specific Condition #9 below.
7.
Vehicular Bridge Crossing of Ten Mile Creek: As noted earlier in this report, when this
site was reviewed in 2001, a condition was imposed on the developer for a road trust
fund for approximately one-half the cost of constructing a vehicular bridge across the
Ten Mile Creek. ACHD staff is no longer requiring the construction of a bridge (or
road trusting for construction) as this site does not need access across the Ten Mile
Creek; the applicant is constructing Corporate Drive within the site even though this
development does not necessitate the construction; and, this property does not extend
past the top of the bank for the Ten Mile Creek, and bridge construction would be an
off-site improvement requirement. Please see the ACHD report for further information.
Even though staff agrees with the ACHD in relieving the subject applicant of the
burden of constructing a bridge across the Ten Mile Creek, staff continues to believe
that a vehicular crossing of the Ten Mile Creek is critical in this part of the City. It is
important for not only the general public and interconnectivity, but primarily for
emergency access vehicles who currently have to drive around the section in order to
respond to calls on the south side of the Ten Mile Creek (via Franklin and Linder
Roads). This situation is far from ideal for emergency service providers and City staff
has been in contact with ACHD staff to try and resolve this situation. ACHD's believe
is that construction of the bridge across the Ten Mile Creek should be the burden of the
property owner to the south (Lorcher) and bridge construction in this situation is not the
responsibility of the District or the current applicant. To ensure that the right-of-way
for a vehicular bridge across the Ten Mile Creek is preserved for the future, the subject
applicant should stub Corporate Drive to the southwestern property line. See Site
Specific Condition #10 below.
SITE SPECIFIC CONDITIONS (PRELII\ßNARY PLAT)
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1.
All conditions of the accompanying Conditional Use Permit (CUP-04-044) application
shall also be considered conditions of the Preliminary Plat (pP-04-036).
2.
The multi-use pathway along the Ten Mile Creek is approved as a lO-foot wide asphalt
pathway. The applicant shall work with the City Parks Department to acquire the
necessary approvals through the City's Master Pathway Agreement with the Nampa
Meridian Irrigation District (NMID). The applicant shall conform to the Parks
Department's standards for construction of the pathway. The Business Owners'
Association shall be responsible for maintenance of all landscaping adjacent to the
pathway.
3.
Add a note to the plat granting an easement in favor of the City of Meridian on the lots
that contain the Teo Mile Creek multi-use pathway. Submit an eocroachrnent agreement
for any area of the pathway constructed outside of the boundaries of the plat.
4.
Prior to signature of the final plat by the City Engineer, the barn on Lots 2 and 3, Block 2,
and all other structures spanning across lot lines shall be removed.
5.
Applicant shall be required to connect the existing building on Lot 5, Block 2 to the
municipal sewer system wheo it becomes available. Until such time as municipal sewer
is available, the existing septic system may be utilized. Wells may be used for non-
domestic purposes such as landscape irrigation
6.
The submitted landscape plan, prepared by Erickson-Civil, Inc., and dated 9-5-04 is not
approved as submitted. The following should be included in a revised landscape plan:
. Provide a 10-foot wide landscape buffer along Corporate Drive and SW 5th
Avenue, as proposed. Conifer trees are not allowed within the required buffer
area. Landscaping shall be in accordance with MCC 12-13-10.
. Any tree over 4" in caliper that is removed ftom 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.
. Provide a minimum 5-foot wide landscape strip, with one tree for every 35-linear
feet, along the north side of the Teo Mile Creek multi-use pathway.
Submit 10 copies of a revised landscape plan, depicting the above-mentioned
changes, to the City Clerk at least 10 days prior to the next public hearing.
7.
Fencing constructed adjacent to the multi-use pathway should be a minimum of 5-feet
ftom the edge of pavement. A detailed feocing plan should be submitted upon application
of the final plat. Unless otherwise approved by the City, all fencing shall be constructed
in accordance with MCC 12-4-10.
8.
The applicant shall not be required to tile or cover the Ten Mile Creek. In accordance
with Meridian City Code, all other irrigation ditches, laterals or canals that cross,
intersect or lie adjacent to the subject site shall be covered or tiled. Any ditch, canal or
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12.
13.
14.
15.
16.
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lateral to be piped shall be shown on plans, which shall be approved by the appropriate
irrigation/drainage district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department.
9.
Underground vear-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. If the pressurized irrigation system within this
development is to remain a private association system, complete plans and specifications
shall be reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irrigation system O&M manual shall be
submitted prior to plan approval. The applicant shall be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer.
10.
Dedicate a full right-of-way width for Corporate Drive throughout the site and to the
southwestern property line (stub) so that a bridge crossing can be made in the future.
11.
Sanitary sewer and water service to this site shall be via main line extensions ITom
existing mains installed adjacent to the property. The applicant shall be required to
extend sewer and water mains to and through the proposed development, thereby making
them available to the adjaceot properties. The Applicant shall coordinate main sizing and
routing with the Public Works Department. Cover over the sanitary sewer shall be no
less that three-feet ITom finish grade to the top of pipe.
Other than the access points that have specifically been approved with this application by
ACHD, direct lot access to Corporate Drive is prohibited.
A drainage plan designed by a State of Idaho licensed architect or eogineer 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 surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides writteo 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.
Coordinate fire hydrant placemeot with the City of Meridian Public Works Department.
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.
Developer shall coordinate mailbox locations with the Meridian Post Office.
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20.
21.
22.
23.
24.
25.
17.
All sidewalks shall be constructed in accordance with MCC 12c5-2.K. Prior to signature
of the final plates), all sidewalks shall be constructed or a financial guarantee that said
improvements will be completed shall be provided
18.
All lot, parcel and tract sizes shall meet the minimum dimensional standards as
established in the zoning ordinance.
A note shall be placed on the final plat stating that unless otherwise approved, all
building setbacks shall meet the requirements of the zoning ordinance in effect at the time
of building permit submittal.
19.
Unless otherwise approved through the CUP, minimum building setback lines shall be in
accordance with the zoning ordinance in effect at the time of issuance of building
permit(s).
Compaction test results must be submitted to the Meridian Building Department forall
building pads receiving eogineered backfill, where footing would sit atop fill material.
A letter of credit or cash surety in the amount of 110% will be required for all
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
final plat.
Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
Plat approval shall be subject to the expiration provisions set forth in MCC.
Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreemeot does not relieve Applicant of
responsibility for compliance.
CONDITIONAL USE PERMIT FINDINGS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
The proposed contractors yard is listed in the Zoning Schedule of Use Control (11-8-1)
as a conditional use within the proposed CoG zone.
Contractors yards are not a listed use in MCC 11-13 (Off-Street Parking and Loading
Facilities). For used not listed in MCC 11-13, parking spaces shall be provided on the
same basis as required for the most similar listed use or as determined by the
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Commission (MCC 11-13-5.B.8). For reference, MCC 11-13-5.B requires warehouse and
storage buildings to provide Ion-site parking space for every 1,000 square feet of floor
area plus one for each vehicle used in the conduct of the business; manufacturing,
storage, and wholesale uses are required to provide I space for every 2 employees on the
largest shift plus one for each vehicle used in the conduct of the business.
The submitted site plan depicts 32 on-site parking stalls for the contractors yard, shop and
office. The applicant is providing a ratio of 1 stall for every 312 square feet of building
(10,000 sq. ft. building/32 stalls = 1 stall per every 312.5 sq. ft. bldg.). Staff finds that this
parking ratio should be sufficieot for the proposed use. MCC 11-13 outlines the design
requiremeots for all off-street parking facilities (drive aisles, stalls, striping, etc.). The
applicant is proposing to construct parking for the shop and office building in accordance
with MCC. Staff is supportive of the proposed parking plan.
Staff finds that the site is large enough. to accommodate the proposed uses and all vards,
OPeD spaces- parking, landscaping and other features reQuired bv ordinance. The
Commission and Council should relv on the applicant's testimonv at the public hearing,
staff's analvsis. and established parking standards outlined in MCC 11-13-5 to determine
if the site is large eoough. to provide adeQuate parking for the proposed use. See Site
Specific Condition #6 below.
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 purpose of the C-G district is to provide for commercial uses, which are customarily
operated eotirely or almost entirely within a building (MCC 11-7-2.K). Staff finds that
the proposed contractors yard is not principally pennitted in the CoG zone and does not
meet the purpose statement of the zone. Eveo though contractors yards are not principally
permitted in the CoG zone, they are allowed conditionally. Therefore, if approved as a
CUP, staff finds that the project will be in compliance with the requirements established
by ordinance. Further, staff finds that the requested use will be consistent with the goals,
objectives, and action items of the Comprehensive Plan if the conditions in this report are
complied with. See Preliminary Plat Finding "A" above for further information.
C.
That the design, consn-uction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the construction, operation, and maintenance of a contractors yard will
change the existing character of the general vicinity. However, if all of the conditions
imposed are complied with, staff does not believe that the change will adversely affect
the neighborhood. Staff finds that the proposed contractors yard will not significantly
change the intended character of the general vicinity, and that the design, operation, and
maintenance should be compatible with other uses in the neighborhood. Staff
recommends that the Commission and Council refereoce anv writteo or oral testimonv
PP-<J4.0J6.CUP-04-Q44
W"m,"C"'rtS"bd;~¡';""PPCUP."",
G.
H.
Mayor & City Council
Page 12
provided at the public hearinl!. as well as staff's analvsis. when determininl! if the
proposed use will adverselv chanl!e the character of the area.
D.
That the proposed use, if it complies with aU conditions of the approval imposed,
will not adversely affect other property in the vicinity;
If the applicant complies with all conditions imposed, staff does not anticipate that the
proposed use will have any adverse affect on nearby properties. Staff recommends that
the Commission and Council reference any written or oral testimony provided at the
public hearing, as well as staff's analysis, when determining if the proposed use will
adversely affect other property 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;
Please see the findings in section "B" of the Preliminary Plat portion of this report.
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;
The developer will be financing the exteosion of sewer, water, local/internal street
inftastructure, utilities and iITigation services to serve the project. The primary public
costs to serve the future site will be fire and police services. Staff finds that this
development will not cause excessive additional requirements at public cost, if the
applicant complies with the conditions of approval for the conditional use permit and
preliminary plat applications.
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 traffie, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed use will create additional traffic on the adjaceot roads.
Further, the parking and maneuvering ofvehiclt:s and goods on this site may generate
additional noise for surrounding properties. However, staff does not believe that the
additional noise should be excessive. If the conditions imposed with this report are
complied with, staff finds that the proposed use will not involve activities or processes,
materials, equipment and conditions of operation that will be detrimental to any persons,
property, or general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare or odors. See Site Specific Condition #3 below.
That the proposed use will have vehicular approaches to the property which shaU be
so designed as not to create an interference with traffic on surrounding public
streets;
PP-<>4.o36,CUP-O4-044
W""m~ Co"" '"b'hi,¡oon.CUP.'"
Mayor & City Council
Page 13
If parking is designed in conformance with the City's requirements, and the applicant
complies with all of ACHD's requirements, staff finds that the proposed use will not
create significant interfereoce with any traffic on the surrounding public streets.
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The applicant is proposing to leave the Teo Mile Creek adjacent to the site. Staff finds
that the Ten Mile Creek is a significant natural feature that should be protected through
standard storrnwater and run-off management practices. Staff is not aware of any other
natural, scenic or historical feature(s) of major importance in the area that may be
affected by the proposed development. Staff finds the Commission and Council should
rely on any public testimony that may be presented to determine whether the proposed
use may cause health, safety or environmental problems of which staff is unaware.
PERFORMANCE STANDARDS
Certain unique land uses pose special problems that may have detrimental influences on
surrounding land uses. The following performance standards for such unique land uses shall be
adhered to in addition to all other provisions of this Title (Ord. 11-12-3).
The following is the list of standards found in 11-12-3.E (Contractors Yard) and analysis by
staff:
1.
Will be located a minimum distance of three hundred feet from any residence except
for an owner's residence;
Staff finds that the proposed contractors yard is within 300 feet of a structure formerly
used as a residence. However, this structure is on the applicant's property and lies within
the boundaries of the concurrent preliminary plat. This structure has previously been
approved for a commercial use and will be further converted to be an office. Staff finds
that there is a second residence within 300-feet of the proposed contractors yard. There is
a home on Waltman Lane that is approximately 200-feet from the proposed contractors
yard. Due to the close proximity of the contractors yard to this residence, staff
recommends that the Commission and Council require the applicant to construct an 8-
foot tall fence around the contractors yard and provide a 15,foot wide landscape buffer,
with buffer materials as outlined in 12-13-12-3.A & C along the south and west sides of
the contractors yard. See Site Specific Condition #3 below.
2.
Will have a screening fence around areas utilized for storage of equipment; and
The applicant is proposing 6-foot fencing around the material storage area. The applicant
does not state what type of fencing is proposed. In accordance with MCC 11-13-3.E,
screeoing feoce should be installed around all areas utilized for storage of equipment. See
Standard #1 above and Site Specific Condition #3 below.
"-04-036. CUP-04.044
W,h~ C,= Sobd',"",PPCUP.do,
Mayor & City Council
Page 14
3.
Will be limited to storage, maintenance and general processing incidental to
contracting work. There shall be no general industrial or commercial uses.
No other geoeral industrial uses are proposed, and none are approved with this
application. Unless otherwise approved by the City, no other geoeral industrial of
commercial uses are approved.
SPECIAL CONSIDERATIONS (CONDITIONAL USElPm
1. Landscaping: Meridian City 12-13-11-2.B requires a minimum 5-foot wide perimeter
landscape strip along all interior lot lines that are adjacent to parking, loading, or other
paved vehicular use areas, including driveways, vehicle sales areas, truck parking areas,
bus parking areas, and vehicle storage areas. The proposed site plan does depict a
landscape planter adjacent to the parking area near Corporate Drive, but it does not depict
a landscape strip adjacent to driveway to the material storage portion of the site. A
revised landscape plan should include: a 5-foot wide landscape strip along all interior lot
lines that are adjacent to paved vehicular use areas (MCC 12-13-11-2). See Site Specific
Condition #4 below.
2.
Storage/Loading Area: Meridian City Code 11-13-6.C requires all open off-street loading
berths to be improved in accord with the standards established. In situations similar to
this one in the past the City has required storage areas to be improved with a dustless
material. In accordance with MCC 11-13-6.C, and previous applications that proposed
outdoor storage areas, the applicant should improve the material storage area on the south
side of the proposed building with a dustless material. Staff recommends that recycled
asphalt be used, as it does not create drainage problems but does an excellent job of
keeping dust down. See Site Specific Condition #5 below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMIT)
1. All conditions of the accompanying Preliminary Plat (PP-04-036) application shall also
be considered conditions ofthe Conditional Use Pennit (CUP-04-044) application.
2.
Provide all required building setbacks, open spaces, landscaping, parking and other
features required by Meridian City Ordinance and as outlined in this report. At least 10
davs prior to the Citv Council hearing. submit 10 copies of a revised site plan and
landscape plan reflecting the features reauired with this report.
3.
1n order to protect the existing off-site residence on Waltroan Lane from excessive traffic,
noise, smoke, fumes, glare or odors geoerated on this site, construct an 8-foot tall fence
around the contractors yard and provide a 15-foot wide landscape buffer, with buffer
materials as outlined in 12-13-12-3.A & C along the south and west sides of the
contractors yard. In accordance with MCC 11-13-3.£, screening feoce should be installed
around all areas utilized for storage of equipment.
4.
Construct a 5-foot wide landscape strip along all interior lot lines that are adjacent to
paved vehicular use areas. Landscape materials within the landscape strips shall conform
to MCC 12-13-11-2.
PP--04.o36.CUP-O4-O44
W'¡'m~C,""S"bd;"',".PP.CUP.d"
Mayor & City Council
Page 15
5.
In accordance with MCC 11-13-6.C, the applicant shall improve the material storage area
on the south side of the proposed building with a dustless material. Staff recommends
that recycled asphalt be used, as it does not create drainage problems but does an
excelleotjob of keeping dust down.
6.
Off-street parking is approved as shown on the submitted site plan. In accordance with
MCC 11-13-5, all standard parking stalls must be constructed 9 feet by 19 feet minimum
and drive aisles must be at least 25-feet wide. All vehicular use areas shall be improved
in accordance with Meridian City Code and this report. Project architect shall certify that
the number and size of handicap-accessible spaces conforms to the Americans with
Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per
ADA.
7.
The applicant shall coordinate the location and design of trash dumpster(s) 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 screeoed in accordance with MCC 11-12-
1.C. Prior to issuance of a Certificate of Zoning Compliance (CZC), the applicant shall
submit an approved (stamped) site plan ttom SSC. Please contact Bill Gregory at SSC
(888-3999) for detailed review of your proposal.
8.
Any roadway greater than 150' in length that is not provided with an outlet shall be
required to have an approved turn around.
9.
No signs are approved with this CUP. All signs will require a separate sign permit in
compliance with the sign ordinance. All signage shall be in accordance with the standards
set forth in Section 11-14 of the City Zoning and Developmeot Ordinance.
10.
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) ttom the Meridian
Planning and Zoning Departmeot (MCC 11-19-1).
11.
In accordance with MCC 12-13-8 and MCC 9-1-2, an underground, pressurized irrigation
system shall be installed to all landscape areas.
12.
A drainage plan designed by a State ofIdaho liceosed 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
Departmeot ofEnvironmeotal Quality 1997 publication Catalog of Storm Water Best
Managemeot Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which
has authority over the receiving stream provides writteo 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.
PP-{)4-0J6.CUP.04.044
W.hm~ Coort Sob<Ii~,iO".PP.CUP.do,
Mayor & City Council
Page 16
13.
14.
15.
16.
Outside lighting shall be designed and placed in such a manner as to eliminate glare and
illumination of the adjoining roadways and properties, in accordance with City Ordinance
Section 11-13-4.C.
All required improvemeots must be complete prior to obtaining a Certificate of
Occupancy for the proposed developmeot. A temporary Certificate of Occupancy may be
obtained by providing surety to the City in the form of a letter of credit or cash in the
amount of 110% of the cost of the required improvemeots (including paving, striping,
landscaping, and irrigation). A bid must accompany any request for temporary
occupancy. Any temporary occupancy will not exceed 60 days to complete the required
improvements.
This conditional use permit shall be valid for a maximum period of 18 months. If
construction has not begun within this timeftame, a new conditional use permit must be
obtained prior to the start of developmeot.
The applicant's (or successor's) failure to comply with any of the terms of approval of
the conditional use permit shall be cause for revocation of the conditional use permit.
OTHER AGENCYIDEPARTMENT COMMENTS/CONDITIONS
MERIDIAN FIRE DEPARTMENT CONDITIONS
1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," 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.
Fire Hydrants shall be placed on corners.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2.
3.
4.
5.
6.
e.
f.
Any roadway greater than 150' in leogtb that is not provided with an outlet shall be
required to have an approved turn around.
All entrance and internal roads shall have a turning radius of28' inside and 48' outside.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
Operational fire hydrants and temporary or permaneot street signs are required before
combustible construction begins.
The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on
one side.
PP-{)4'()36, CUP-O4-044
W,km,"C"rtS"bd¡,¡,¡oo.PP.CUP."'"
Mayor & City Council
Page 17
7.
8.
9.
10.
Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature
landscaping.
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.
The proposed project lies outside the five-minute response zone goal. Achievement of
this goal is subject to budgetary constraints and is inteoded to enhance the probability of
a favorable outcome on a request for Basic Life Support. The budget constraints are
typically defined as capital outlay for facilities that are located within 1.5 miles from a
given location and sufficient operational funds to staff the facilities.
The 5 office/commercial lots lot will have an unknown transieot population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
has experienced 2397 responses in the year 2003. According to a report completed by Fire
& Emergency Services Consulting Group our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
11.
Provide a Knoxbox eotry system for the complex.
12.
All processes & storage practices shall be required to comply with the International Fire
Code.
13.
Provide a 20' wide Fire Lane for all internal & external roadways.
14.
Any chemical storage on the site will require compliance with IFC and Mce 11-12-3.A.
This includes agricultural fertilizers and chemicals.
15.
Any activity involving the use or storage of flammable or explosive materials shall be
protected by adequate firefighting and fire-preveotion equipment and by such safety
devises as are normally used in the handling of any such material. Such hazards shall be
kept removed from adjaceot activities to a distance which is compatible with the potential
danger involved as specified in the UFC, Uniform Life Safety Code, MCC 11-12-3.C,
and the National Safety Foundation publications.
SANITARY SERVICE COMPANY
1. Design the eoclosure(s) per the standard recommendations of sse for access, gates,
floor/pad, container stopslbumpers, and dimensions. Coordinate the location and design
with SSC. Approval of the trash enclosure design will be required prior to issuance of a
Certificate of Zoning Compliance for the project.
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards
as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-
2 and 3-3, sections B & C.
PP-04-036.CUP-O4-O44
W"'m~Co"rtS"bd;,;,io".PPCUP.d"
Mayor & City Council
Page 18
2.
Standard for City to assume Mainteoance of a section of Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed
must be granted before the city will assume the mainteoance of any section of pathway.
RECOMMENDA nON
Staff recommends approval of the submitted Preliminary Plat (PP-O4-036) application, and
Conditional Use (CUP-O4-044) application with the conditions listed herein.
PP-o4-036. CUP.04-044
W,hmw Co,," Sobdi,",,".PP.cuP.'"
{j}CENTRAL
. uí.. HÉALTH
DEPARTMENT
Rezone #
Conditional Use #
Preliminat:y / Final/Short Plat
W¡!/LT,4(/J. (!~
CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
Environmental Health Division RECEIVED 0 Boise
0 Eagle
OCT 1 ~ 200~ ÇJ 53arden City
City of Meridian ßMeridian
City Clerk Office 0 Kuna
OACZ
0 Star
0 1. We have No Objections to thjs Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specjfjc knowledge as to the exact type of use must be provjded before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on thjs Proposal before we can comment.
05.
Before we can comment concerning individual sewage djsposal, we wjll requjre more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. Thjs offjce wjll requjre a study to assess the Impact of nutrients and pathogens to recejvjng ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well constructjon and
water availabjlity.
'f;Ís. After wrjtt~approval from approprjate entjties are submitted, we can approve this proposal for:
r entralsewage ~ommunjtysewagesystem 0 communjtywaterwell
jnterim sewage entral water
0 jndlvldual sewage indivjdual water
Ø9. The followjng plants) must be submitted to and approved by the Idaho Department of Health & Welfare,
Divjsjon of Envjronmental Quality:
~ central sewage g community sewage system
0 sewage dry lines ~central water
Run-off js not to create a mosquito breeding problem.
0 community water
Ø10.
0 t 1. Thjs Department would recommend deferral until high seasonal ground water can be determined jf other
considerations jndicate approval.
0 t2. If restroom facjlltjes are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations. .
0 13. We will require plans be submitted for a plan revjew for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
ø 14. Please see attached stormwater management recommendatjons
015.
D~fA4
Reviewed By: tYl ~
Review Sheet
1572.001EHO904
~ CENTRAL
arBrFJ!~
\
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 10 83704-0825 . (208) 375-5211 . FAA 327-ß500
To prevenl and treal disease and disabiliry; 10 promote healthy lifesryles; and 10 protect and promote Ihe heailh and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Arms~ong PI.
Boise, 10 83704
EmAro. Hea~h: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WlC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th St. North
Mountain Horn<:, 10 83647
Enviro. Hea~h: 587-9225
Fami~ Health: 587-4407
WlC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
~O. Box 1448
McCall. 10 83638
Ph. 634-7194
FAX: 634-2174
""".".,OJro
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
oW;;;d¡dn
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579. Fax 898-5501
PUBLIC WORKS
(208) 898-5500. Fax 887-1297
BUILDING DEFARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meñdian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: October 28, 2004
Transmittal Date: October 6, 2004 Hearing Date: November 4, 2004
File No.: PP 04..036
Request: Preliminary Plat approval of 5 commercial building lots on 7.16 acres in a C-G zone
for Waltman Court Subdivision
By: Buffalo Hump, LLC
Location of Property or Project: 420 Waltman Court
David Zaremba, PIZ (NoFP)
David Moe, PIZ (NoFP)
Wendy Newton-Huckabay, P/Z (No Fp)
Michael Rohm, P/Z (NoFP)
Keith Borup, PIZ (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR. VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
~. y Engineer
ity Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
Qwest (FP/PP only)
Intennountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
~~~~D
OCT - 8 20( l¡
. 33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433 8,1; ~fe~I{81¡i~~-
CIty Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) S87-4813
IV~~] ~
~'. t"iL;',"j,;",'
~ & ~ 1~ 1:;attüa
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
19'pttober,2004
phones: Areo Code 208
OFFICE: Nompc 466-7861
SHOP: Ncmpc 466-0663
William.O. Berg II.
City Clerk
City of Meridian
3"~..n","A:!lð.
Mefuìi~83642
RE:
PPO4-036 & CUPO4-044/Waltman Court Subdivision
Dear Will:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be
filed, for review, prior to final platting. Please contact Donna Moore at 466-7861 for
further information.
All laterals and waste ways must be protected. The District's Ten-Mile Drain courses
along the westerly boundary of this proposed project. This easement must be protected
and any eocroachment 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
inigation water be made available to aU developments witlrin the Nampa & Meridian
Irrigation District.
Thank you,
¡J è:t/ ø~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c: Water Superintendent
Erickson, Ross; 5293 N. Schubert Ave; Mßridian, 83642
File - Office/Shop' . .
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS. 23.000
BOISE PROJEG RIGHTS. 40.000
~ & ~ ~oEiL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
20 October 2004
Ross Erickson
Erickson-Civil, Inc.
5293 N. Schubert Ave.
Merjdian, ID 83642
phones: Areo Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
--~--~---
RE:
land Use Change Application - Waltman Court Subdivision
Please note the District now reQuires three (3) sets of plans
Dear Mr. Erickson:
Enclosed please find a land Use Change Application for your use to file with the IlTigatjon
Djstrict for its review on the above-referenced development. If this development js under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submjt a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban jrrigation system that will be owned,
operated and maintained by the lITigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrjgation District, concerning the jnstallation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to jnitiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban jrrigation system.
If you have .any questions conceming this malter, please feel free to. call on me at the Distrjct's
office, or John P. Anderson, at the District's shop.
Sincerely,
£JUM-Ic-Ir}~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Merjdian City
Buffalo Hump, llC, PO Box 6766, Boise, ID 83707
John & Sandra Goade, 2647 N. Silverleaf Way, Meridian, 10 83642
Shane Mace, PO Box 6766, Boise, 10 83707
enc.
APPROXiMATE IRRIGABlE ACRES
RIVER flOW RIGHTS - 23,000
BOISE PROJEO RIGHTS - 40,000
10/25/04
RE C E IViED
CITY OF .
CITY C,1J::::!rE~!pIAN
- '!,:-r--'~r:::'
City of Meridian
Planning & Zoning Departmeot
660 E. Watertower Ln., Ste. 202
Meridian, ID 83642
RE: Waltman Court Subdivision Preliminary Plat Application and Conditional Use
Application
To Whom It May Concern:
We are applying for a Preliminary Plat and Conditional Use Permit for 420 Waltman
Lane. We recognize that we the applicant are required to post signs not less than 10 days
prior to the public hearing. We have posted these signs at 420 Waltman Lane and in the
cu1desac on SW 5th Aveoue adjacent to the property. These signs were posted 10/22/04.
Enclosed are pictures showing the actual signs as they were posted.
Buffalo Hump, LLC ~ ~- --
Shane B. Mace, Managing Member . ~ / -......~
Dated /0/ z:~þ'l
SUBSCRIDED AND SWORN to before me the day and year first above written.
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My Commission Expires: I 0-.;:1. 4-.;1..CXJ 9
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Ada County Highway District
John S. Fran~en, President
David E. WY i~oop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
October 26, 2004
RECEPVT:D
::OV - 1 2004
To:
Shane Mace, Buffalo Hump LLC
P.O. Box 6766
Bojse, Idaho 83707
City of Meridian
City Clerk Office
Subject:
MPP04-036/MCUP04-044
Waltman Court Subdivision
420 Waltman Court
On October 26, 2004, the Ada County Highway District staff 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 208-387-6174.
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Sj erely,
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Planner II
Right-of-way & Development Servjces, Planning Division
CC:
Constructjon Services, Drainage, Utjlities
.'Ian'
Erickson-Civil, Inc.
5293 N. Schubert Avenue
Meridian, Idaho 83642
"",;'-'¡'>,
, ~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This applicatjon does not require Commission action and is approved at the staff level as of October 26,
2004. Tech Review for this item was held with the applicant on October 15, 2004. Please refer to the
attachment for appeal gujdelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-majl:
Jdenhartoa@achd.ada.id.us
File Numbers:
Waltman Court Subdivision-MPPO4.0361MCUPO4-O44
Site address:
420 Waltman Court
Applicant:
Shane Mace
Buffalo Hump, LLC
P.O. Box 6766
Boise, Idaho 83707
Representative:
Erickson-Civil, Inc.
5293 N. Schubert Avenue
Meridian, Idaho 83642
Application Information:
The applicant has submitted the above referenced appljcation to the City of Meridian requesting preliminary
plat and conditional use permit approval for the development of 5 commercial lots on 7. 16-acres. The sjte is
located on the south sjde of Hubbard Road, Y:. mile east of Linder Road.
Acreage: 7.16
Zoning: C-G
Commercial lots: 5
Vicinity Map
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 686 additjonal vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trjp Generation Manual.
2.
Impact Fees: There wjll be impact fees that are assessed and due prior to jssuance of any bujlding
permits. The assessed impact fees 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 thjs application.
4.
Site Information: There is one existing residence on the site; the balance of the site is undeveloped.
5.
Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Troutner Business Park (Not vet develoDed) L-Q and CoG
South Undeveloped RUT & R1-Ada County
CoG-City of Meridian
East Commercjal (mlnj-storaoe) RR-Ada County
West UndevelopedfSinQle-family residential R1-Ada County
6. Impacted Roadwavs
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
SW51h 60' Local/Commercial No counts available NfA 25 MPH
Avenue
Waltman Lane 163' Local/Commercial No counts available N/A 25 MPH
Corporate None Future Collector 25 MPH
Drive (wjth exception of (Future)
(extension) unjmproved rjght-of-
WBV\
7.
Roadway Improvements Adjacent To and Near the Site
SW 5th Avenue north of the site was constructed as a 41-foot commercjal street section with
5-foot detached concrete sidewalks.
Waltman Lane currently has 24-feet of pavement and no curb, gutter, or sjdewalk.
. Corporate Drive (extension) is not yet constructed adjacent to the east of thjs sjte.
8.
Existing Right-of-Way
SW 5th Avenue currently has 60-feet of right-of-way, and was constructed as a stub street to
this site.
Waltman Lane currently has 50-feet of right-of-way abutting the site.
Corporate Drive (extension) currently has 37-feet of existjng rjght-of-way adjacent to the east
of this site.
9.
Existing Access to the Site
There js one existjng driveway on Waltman Lane.
2
10.
B.
11.
Site History
ACHD reviewed this site for a 5-lot commercial subdivision in July 2000 and a revised 6-lot
commercial subdivjsion in April 2001. At that time the District required the extension of Corporate
Drive and SW 5th Avenue into and through the site. Corporate Drive was required to be constructed
as a 46-foot street section, and the District was going to compensate the applicant wjth impact fee
dollars for the 6-feet of roadway beyond the locallcommercial street standard of 40-feet. However,
Corporate Drive, as a collector roadway, is no longer eligible for impact fee funds. Roadway
improvements and right-of-way dedjcation were required for Waltman Lane abutting the site.
Capital Improvements PlanlFive Year Work Program
Meridian Road is scheduled in the Capital Improvements Plan (2003) to be wjdened to 3 to 4 lanes
from Main Street to Fairview Avenue in 16 to 20 years. The jntersection of Main Street and Meridian
Road is also scheduled for traffic circulation improvements.
1.
Findings for Consideration
Right-ot-Way
sw 5th Avenue & Waltman Lane
District poljcy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide
detached concrete sjdewalks.
The applicant has proposed 54-feet of right-of-way for the extension of SW f1h Avenue. This proposal
meets District policy.
The applicant has not proposed to dedicate any additional right-of-way on Waltman Lane. The
applicant will be required to dedicate 2-feet of additional right-of-way abutting the site for Waltman
Lane.
Corporate Drive (extension)
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). Thjs right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
Modification of Policy
The applicant has proposed 54-feet of right-of-way for Corporate Drive. This proposal varies from the
standard right-of-way width of 70-feet for a collector roadway. Staff recommends that a modification
of policy be granted to allow the 54-feet of right-of-way due to a written legal agreement with the
property owner to the east of this site. The agreement with the property owner to the east specifies
that the right-of-way width for Corporate Drive will only be 54-feet. Therefore, to obtain a consistent
street section for Corporate Drive, the District should only obtain 54-feet of right-of-way from this
property owner.
2.
Street Sections
sw 5th Avenue & Waltman Lane
Djstrjctpolicy 7202.8 and 72-F1B, requires roadways abutting commercjal developments to be
constructed as a 40-foot street sectjon with curb, gutter and 5-foot concrete sidewalk wjthin 54-feet of
right-of-way.
3
The applicant has proposed to extend SW ~ Avenue into the site from the north property line and
construct it as a 40-foot street section with vertical curb, gutter, and 5-foot concrete sidewalks. This
proposal meets District policy and is approved with this application.
The applicant has not proposed any roadway improvements abutting the site on Waltman Lane. The
applicant will be required to widen the pavement to one-half of a 40-foot street section and construct
vertical curb, gutter, and a 5-foot concrete sidewalk.
Corporate Drive (extension)
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way wjth parking prohibjted on both sides.
Modification of Policv
The applicant has proposed a 40-foot street section for Corporate Drive. This proposal varies from
the standard street section width of 46-feet for a collector roadway. Staff recommends that a
modification of policy be granted to allow the 40-foot street section due to a written legal agreement
with the property owner to the east. The agreement with the property owner to the east specifies that
the street section for Corporate Drive will only be 40-feet. Therefore, to obtain a consistent street
section for Corporate Drive, the District should only require this applicant to construct a 40-foot wide
collector street. The applicant is proposing to construct 7-foot wide sidewalks and vertical curb and
gutter for Corporate Drive; that proposal meets District policy.
The applicant has proposed a temporary turnaround at the western terminus of Corporate Drive next
to the Ten Mile Drain. The site plan indicates that the roadway improvements will not be constructed
to the property line. District staff is supportive of that proposal due to the fact that when the bridge is
constructed the improvements on both the north and south sides of the drain will have to be designed
with the bridge structure. Therefore, the applicant should provide the District with a road trust deposit
in the amount of $12, 700 for the full street improvements (Pavement, vertical curb, gutter, and 7-foot
concrete sidewalks, 10% for drainage, and 10% for contingencies) for Corporate Drive (approximately
120-feet) where those improvements are proposed to NOT be constructed at this time.
3.
Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra-nejghborhood circulation
or to provide access to adjoining propertjes. Stub streets will conform with the requirements
described in Sectjon 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac wjll not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the termjnus of the
stub street statjng that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addjtion, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drajn
surface water toward that intersect jon, unless a satisfactory storm drain system is
jnstalled.
2. The District may requjre appropriate covenants guaranteejng that the stub street will
remain free of obstructions.
The applicant is proposing to extend SW ~ Avenue from the north property line into the site. This
proposal meets District policy and is accordance with the concept plan for the Corporate Drive
extension and the traffic circulation plan throughout this area of Meridian.
4
4.
The applicant is proposing to construct Corporate Drive (extension) within the site from the east
property line to the west property line. This proposal meets District policy and is accordance with the
concept plan for the Corporate Drive extension and the traffic circulation plan throughout this area of
Meridian. The applicant has provided a temporary easement for fire truck turnaround at the eastem
end of Corporate Drive; the applicant should provide the District with a written approval for the
turnaround easement from the local fire district. The applicant has also proposed to construct a
temporary turnaround at the western terminus of Corporate Drive.
Bridge Crossing of the Ten Mile Drain
The Ten Mile Drajn is along the west property line of thjs sjte. The appljcant has not proposed to
either construct a bridge across the drain or provjde a road trust for a portion of the cost of the bridge.
Distrjct staff is supportive of this proposal for the following reasons:
a.) This site has adequate access wjth the extension of 5th Avenue, and does not
require the additjonal access point that the bridge (further extension of
Corporate) would provjde.
b.) The applicant has offered to construct Corporate Drive within the site even
though the traffic generated by this development does not necessitate the
construction of Corporate Drive.
c.) The property on the south sjde of the Ten Mile Drajn will need the bridge and
the connection to Corporate Drive in order to provide adequate access for any
re-development; and that property owner should bear the burden for the bridge
crossing of the Ten Mile Drain.
5.
Driveways
Location
Djstrict poljcy F2-F4 (1) and 72-F4 (2), requjres driveways located on commercjal/industrial roadways
to offset a controlled and/or uncontrolled intersectjon a minjmum of 50-feet (measured near edge to
near edge).
Distrjct policy 72-F5, requires driveways located on collector or arterjal roadways with a speed Ijmjt of
25 to aljgn or offset a minimum of 1 OS-feet from any existing or proposed driveway.
The applicant has proposed several driveways on Corporate Drive.
The Driveway for Lot 1, Block 1 is proposed to be located 10D-feet east of SW Sh Avenue.
This driveway does NOT meet District policy and wíll be required to be shifted a minimum of
5-feet to the east to provide an offset of a 105-feet from SW 5th Avenue.
The driveway for Lots 2 and 3, Block 2 is proposed to be located on the south side of
Corporate Drive in alignment with the driveway for Lot 1, Block 1. This driveway is proposed
to be a shared driveway. This driveway will also be required to shift a minimum of 5-feet to
the east, and it shall be in alignment with the driveway on the north side of Corporate Drive for
Lot 1, Block 1.
There are two driveways proposed for Lot 1, Block 2. The first is proposed to be located on
the south side of Corporate Drive approximately 10-feet west of SW 5th Avenue. This location
does NOT meet District policy. The applicant could shift the driveway to be in alignment with
SW 5th Avenue and make it a shared access between Lot 1 and Lot 2, Block 2. If the
driveway was constructed in alignment with SW ff' Avenue, it would meet District policy.
5
6.
C.
2.
3.
6
The second driveway proposed for Lot 1, Block 2 is located approximately 170-feet west of
SW 5ft¡ Avenue. This location meets District policy and should be approved with this
application.
Width
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum wjdth of 35-feet. Most commercial drjveways wjll be constructed as curb-cut type
faciljties if located on local streets. Curb return type driveways wjth 15-foot radii wjll be requjred for
driveways accessing collector and arterial roadways.
The applicant has proposed a 40-foot wide shared driveway for Lot 2 and Lot 3, Block 2. This width
does NOT meet District policy. The driveway should be no wider than 35-feet.
The applicant has proposed the driveways for Lot 1, Block 1 and Lot 1, Block 2 to be constructed as
3D-foot wide curb cut driveways. The width meets District policy. The driveways will be required to
be constructed as curb return type driveways as they are located on a collector roadway.
Commuteride
Alternative Transportation Program (A TP)
. In order to reduce trips to and from this development jt is recommended that Tenants
occupying the proposed building be requjred to provide an Alternative Transportation Program
for employees and provide an annual report to ACHD on employee participation.
Commuteride staff will coordjnate the Alternative Transportation Program with the applicant.
For more information contact Catherine Sanchez at 387-6160.
Transportation Management Association (TMA) or Transportation Management Organization (TMO)
. In order to reduce trips to and from this development, jt is recommended that the tenants
occupying the proposed buildjng(s) be required to participate jn any Transportation
Management Association (TMA) or Transportation Management Organization (TMO) that is
formed with a boundary that includes thjs site or is adjacent to thjs development.
A Transportatjon Management Associatjon (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and prjvate and publjc
transportation providers to increase the use of alternative transportatjon and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bjcycle and walking
enhancements). An annual survey will be requjred of the TMAITMO to monitor particjpation in
alternative transportatjon programs and forwarded to the ACHD Commuteride Office.
Site Specific Conditions of Approval
1.
Extend SW 5th Avenue jnto the sjte from the north property line and construct it as a 40-foot street
section, within 54-feet of right-of-way, with vertjcal curb, gutter, and 5-foot concrete sidewalks, as
proposed.
Widen the pavement on Waltman Lane to one-half of a 40-foot street sectjon and construct vertical
curb, gutter, and a 5-foot concrete sjdewalk abutting the site.
Construct Corporate Drive within the sjte to collector standards for base and pavement depth. The
width of the road shall be 40-feet (back-of-curb to back-of-curb). Construct vertical curb, gutter, and
4.
S.
6.
7.
8.
9.
2.
3.
4.
S.
7
7 -foot wide concrete sjdewalks, as proposed. Install a sign at the eastern AND western terminus of
Corporate Drjve statjng that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Provide a temporary easement for fire truck and public turnaround at the eastern end of Corporate
Drive, as proposed. Provide the Distrjct with a wrjtten approval for the turnaround easement from the
local fire district.
Construct a temporary public turnaround at the western terminus of Corporate Drjve, as proposed.
Coordinate the design of the turnaround with Djstrict Development Review Staff and the local Fire
District.
Provjde the District wjth a road trust deposjt in the amount of $12,700 for the full street improvements
(Pavement, vertical curb, gutter, and 7-foot concrete sidewalks, 10% for drainage, and 10% for
contingencies) for Corporate Drive (approxjmately 120-feet) where those improvements at the
western terminus of Corporate Drive are proposed to NOT be constructed at this tjme.
Construct a 30 to 3S-foot wide curb return drjveway for Lot 1, Block 1, on the north side of Corporate
Drive. This drjveway shall be located a minimum of 1 OS-feet (measured near edge to near edge) east
of SW Sth Avenue and shall be jn aljgnment with the proposed driveway on the south side of
Corporate Drive.
Construct a curb return driveway, no wjder than 3S-feet, for Lots 2 and 3, Block 2 on the south side of
Corporate Drive. Thjs driveway shall be located a minimum of 1 OS-feet (measured near edge to near
edge) east of SW Sth Avenue, and it shall be in alignment with the proposed driveway on the north
side of Corporate Drjve. (This drjveway was proposed to be a shared driveway.)
Construct a 30 to 3S-foot wide curb return driveway for Lot 1, Block 2 approximately 170-feet west of
SW Sth Avenue.
10.
Comply wjth all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing jrrjgation faciljties shall be relocated outside of the rjght-of-way.
All utjlity relocatjon costs associated with jmprovjng street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged durjng the
construction of the proposed development. Contact Constructjon Servjces at 387-6280 (with file
number) for details.
Utility street cuts jn pavement less than five years old are not allowed unless approved in wrjting by
the Djstrict. Contact the District's Utility Coordinator at 387-62S8 (with file numbers) for details.
All desjgn and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Servjces procedures and all
appljcable ACHD Ordinances unless specifically wajved herein. An engineer registered jn the State
of Idaho shall prepare and certify all improvement plans.
9.
E.
1.
2.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of buildjng permit (or
other requjred permjts), 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 Distrjct approval for occupancy.
8.
Payment of applicable road jmpact fees are required prior to building constructjon in accordance wjth
Ordjnance #198, also known as Ada County Hjghway District Road Impact Fee Ordinance.
It is the responsibiljty of the applicant to verify all exjsting utilitjes withjn the rjght-of-way. The
applicant at no cost to ACHD shall repair existjng utilities damaged by the appljcant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full busjness days prior to breaking
ground within ACHD rjght-of-way. The appljcant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromjsed during any phase of constructjon.
10.
No change in the terms and conditions of thjs approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representatjve and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtajn written
confjrmation 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 thjs
application, shall require the appljcant to comply wjth all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions jn force at the time the applicant or its successors in jnterest advises
the Highway District of its intent to change the planned use of the subject property unless a
wajver/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.
Conclusions of Law
The proposed sjte plan is approved, jf all of the Sjte Specific and Standard Conditjons of Approval are
satisfied.
ACHD requjrements are jntended to assure that the proposed use/development wjll not place an
undue burden on the existing vehicular and pedestrian transportation system wjthin the vicinity
jmpacted by the proposed development.
Attachments
1. Vicinjty Map
2. Corporate Drive extension map
3. Site Plan
4. Appeal Gujdelines
5. Development Process Checklist
8
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Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commissjon shall hear and decide appeals by an applicant of the
final decjsion made by the ROWDS Manager when it is alleged thaUhe ROWDS Manager did not
properly apply thjs section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused djscretion 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 appljcant for the processing of appeals, to cover administrative costs.
b. Injtjatjon: An appeal is initiated by the filing of a wrjtten 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 decjsion
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 poljcy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commjssion shall not consider a notice of
appeal that does not comply with the provisjons of this subsectjon.
c. Tjme to Reply: The ROWDS Manager shall have ten (10) workjng days from the date of
the filing of the notjce of appeal to reply to the notice ofthe appeal, and may during such
time meet wjth the appellant to djscuss the matter, and may also consider and/or modify
the decjsion that js being appealed. A copy of the reply, and any modifications to the
decisjon being appealed wjll be provided to the appellant prjor to the Commission hearing
on the appeal.
d. Notice of Hearjng: Unless otherwise agreed to by the appellant, the hearjng of the appeal
will be noticed and scheduled on the Commission agenda at a regular meetjng to. be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notjce of appeal. A copy of the decisjon bejng appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prjor to the
hearing.
e. Action by Commjssion: Following the hearing, the Commjssion shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decisjon bejng
appealed, as such action is adequately supported by the law and evidence presented at
the hearjng.
10
II
Development Process Checklist
II
I8JSubmit a development application to a City or to the County
I8JThe City or the County will transmit the development application to ACHD
I8JThe ACHD Planning Review Divislan will rèceive the development application to review
I8JThe Planning Review Division will da one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating 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 alsoappl:
to this development applicatian.
I8JWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
DWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reparts.
DFor All development applications, including those receiving a "No Review" or "Comply With" lette~
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development RevlÐVI
Division far 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, includin¡
but not limited ta, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 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.
0 Warking 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)
0 Sediment & Erasion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Controi Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaha Power Campany
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
11
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
LEGAL DEPARTMENT
(208) 4<56-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500. Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure ÜIat your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk., by: October 28, 2004
Transmittal Date: October 6, 2004 Hearing Date: November 4, 2004
File No.: PP 04-036
Request: Preliminary Plat approval of 5 commercial building lots on 7.16 acres in a CoG zone
for Waltman Court Subdivision
By: Buffalo Hump, LLC
Location of Property or Project: 420 Waltman Court
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, PIZ (NoFP)
Michael Rohm, PIZ (No FP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, C/C
Keith Bird, CIC
Shaun Wardle, CIC
Aater Department
../ Sewer Department
Sanitary Service (No VAR. VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Img. District
Settlers Irrigation District
Idaho Power Co. (FP/pPonly)
Qwest (FPlPPon/y)
InteITnountain Gas (FP/pPonly)
Bureau of Reclamation (FP/PPon/y)
Idaho Transportation Department (No FP)
Ada County Land Records.
Meridian Developm;~të?~on
Historical preservali~lf~ission
~()(;
Your Concise Remarks:
,."C;~
~-12\11\
CID. ùfl' MERIDIAN
WASTEWATER DEPT.
RECEIVED
OCT I 2 2004
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
November 4, 2004
ITEM #
11
DATE
PROJECT NUMBER
PP 04-036
PROJECT NAME
Waltman Court Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
l' .LlJ,J
I'!UY -, £UU'l
!:'~ty I!! J.u_eríttían
City Clerk Office