HomeMy WebLinkAboutSouthern Springs Sub No. 3 AZ
AZ 04-030
MERIDIAN PLANNING & ZONING MEETING
December 2, 2004
APPLICANT The Land Group, Inc. ITEM NO. 12
REQUEST Public Hearing: Annexation and Zoning of 1.8 acres from RUT to C-G zone for
Southern Springs No.3 - east of South Meridian Road and south of East Overland Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
See a"ached staff comments
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY. BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See a"ached comments
No comment
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: (Y\. 4/6 W ¡ fY)ß ¥-.J(O\.. Date: J /-3-Ð Phone: ~q -- l/Ot+ ,
Emailed: mí¡(g abfhp dI1J9(IIUfil1l' , l~õtYI Staff Initials: (Yl~
Materials presented at public meetings shall become property of the City of Meridian.
CITY COUNCIL MEMBERS
Keith Bird
Christine Do_II
Shaun Wordle
CharI.. M RouDlree
c::M'e;; dltIn
IDAHO
j
MAYOR
TammydeWeerd
CITY HAIL
(208) 888-4433 - Fax 887-4813
PUBUCWORKS
BUILDING DEPARTMENT
(208) 887-2211- Fax 89S-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: December 2, 2004
Transmittal Date: November 29, 2004
To:
Planning & Zoning Commission / Mayor & City Council
Bruce Freckleton, Development Services Manager~
Steve Siddoway, Principal Planner #---
Southern Springs No, 3
. Request for Annexation and Zoning of 1.8 acres ftom RUT to CoG Zones for
Southern Springs No.3 Subdivision by The Land Group, Inc. (File #AZ-O4-030)
From:
Re:
. Request for Preliminary Plat of Three (3) Commercial Building Lots on 1.8 Acres in
a Proposed CoG Zone by The Land Group, Inc. (File #PP-O4-041)
We have reviewed these submittals and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, The Land Group, Inc. (David Koga), on behalf of Roger Michener and Lawrence Ross,
requests the annexation and zoning of a 1.8-acre parcel, located immediately south of Southern Springs
Subdivision No. I, at the northeast corner of Calderwood and Meridian Roads. The parcel is currently
zoned RUT in Ada County and they are proposing a CoG zone. Southern Springs #1 to the north is
also zoned CoG. The Comprehensive Plan shows this parcel as Commercial.
The applicant also requests preliminary plat approval of the 1.8-acre parcel to subdivide the land into
three (3) commercial lots. All of the proposed lots are below one (I) acre in size and range ftom 0.44
acre to 0.77 acre. As noted in the draft CC&R's submitted with the application, an Architectural
Control Committee would be established as part of the Southern Springs Association that would have
design review authority of all buildings.
The applicant has worked with staff to provide the 10-foot multi use pathway at the east end of this
site. Access points ftom Calderwood Dr. align with the accesses approved for Larkspur to the south.
AZ-O4-O30 I PP-O3-O41
Southern Springs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 2
LOCATION
The property is located just east of the northeast comer of Calderwood Drive and Meridian Road/SH
69. The parcel is in Section 19, T3N, RIB.
SURROUNDING PROPERTIES
North - Southern Springs Subdivision No.1, zoned CoG.
South - Recently approved Larkspur Subdivision (assisted living facility and offices), zoned R-8 and
L-O.
East - Running Brook Estates Subdivision, zoned R-4.
West - Meridian Road/SH-69 and Elk Run Subdivision, zoned R-8.
OWNER OF RECORD
The property owner of record is Bradley M. Bengson. Mr. Bengson has provided notarized consent for
the subject applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning anIendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
"A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
Staff finds that the 2002 Comprehensive Plan Future Land Use Map designates the subject
property as "Commercial." The Commercial designation is to "provide a full range of
commercial and retail to serve area residents and visitors." The applicant has requested a
General Commercial (C-G) zone, which complies with the comprehensive plan.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable.
"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)
. "Require screening and buffering of commercial and industrial properties and residential
use with transitional zoning." (Chapter VII, Goal IV., Obj. A, #6)
. "Permit new. . .commercial. . .developments 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)
AZ-04-030 I PP-03-041
Southern Springs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 3
B.
c.
D.
E.
.
"Improve and protect creeks (. . .Ten Mile Creek) throughout commercial, industrial and
residential areas." (Chapter V, Goal I, Obj. A, #11)
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area tnrning into a
commercial area by means of conditional use permits;
Staff finds that the proposed development would be allowed within the requested CoG zone,
which complies with the future land use map in the Comprehensive Plan.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
The general vicinity of this project has experienced a rapid change ftom agricultural and low
density residential uses to commercial/urban type development in the last three years. The
Larkspur project (office and assisted living), Southern Springs No.1 and 2 (commercial) and
the widening of Overland Road to five lanes are examples of the increased urbanization in the
immediate area. Staff finds a rezone of the proposed property would be compatible with other
land use and facility changes in the area.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that commercial uses, if designed, constructed and operated in accordance with
adopted city ordinances and standards, should be harmonious and appropriate in appearance
with the existing character of the vicinity. A buffer between land uses will be required between
this project and the existing residence to the east.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff finds the majority of future uses on the subject property will not be hazardous or
disturbing to existing or future neighboring uses if all development and landscaping ordinances
are exercised. The Commission and Council should rely on public testimony to determine
whether the proposed uses will be disturbing or hazardous to the neighboring residential uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
AZ-O4-0JO ! PP-OJ-041
Southern Spcing, No J.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 4
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
Staff finds that Meridian Road and Calderwood Drive have sufficient capacity to handle the
additional traffic generated by future development. Sanitary sewer and water are either
currently available or under construction to provide service to the area. The Commission and
Council should rely upon comments submitted by Meridian Police and Fire Departments to
determine serviceability for these services. All other public services and facilities noted above
appear to be adequate to service this property.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
Staff finds that this development will not cause excessive additional requirements at public
cost. The property to be annexed may be served adequately by all essential public facilities and
services. Applicant shall be required to extend water and sanitary sewer mains to and through
the proposed development, thereby making them available to the adjacent properties. We also
find that the annexation and zoning alone will not be detrimental to the community's economic
welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that several of the allowed uses in the C-G zone may involve activities, processes,
materials, equipment or conditions that could produce excessive traffic and noise and have
other public impacts. However, MCC 11-12-2 and 11-12-3 are intended to prohibit impacts
such as noise, glare, vibration, fire hazards, etc. on adjacent properties.
J.
Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffic on surrounding public streets;
According to ACHD's report, the project is anticipated to generate up to 163 vehicle trips per
day (10 existing). No access will be taken directly to SH-69 from this parcel. The project will
have cross-access to Southern Springs No.1 for access to Meridian Road. The access points
along Calderwood Drive align with the approved accesses for Larkspur Sub to the south, per
ACHD requirements.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff finds that the annexation alone will not result in the destruction, loss or damage of natural
or scenic features. Several existing trees on site may need to be retained or mitigated for. The
applicant should be required to meet with the City Arborist to work out this issue.
L.
Is the proposed zoning amendment in the hest interest of the City of Meridian. (Ord. 592,
11-17-1992)"
AZ-Q4-030 f PP-OJ-041
Southern Sp,;ngs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 5
Staff finds that the annexation of this property would be in the best interest of the City for
reasons described above.
ANNEXATION AND ZONING SITE SPECIFIC CONDITIONS
1. The legal description submitted with the application meets the requirements of the City of Meridian
and State Tax Commission and places the parcel contiguous to existing city limits.
2. The subject property is within the Urban Service Planning Area. Essential City services can be
made available to the subject property.
3. All future development on said property shall comply with the City of Meridian ordinances in
effect at the time of application.
4. Any existing domestic wells and/or septic systems within this project wil1 have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision is in conformance with the Comprehensive Plan,
provided the Commission and Council grant the annexation and zoning request. See Annexation
and Zoning Analysis item A.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed development.
See Annexation and Zoning Analysis item H.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan. Because the
developer is installing sewer, water, utilities and irrigation, the subdivision wil1 not require the
expenditure of capital improvement funds. See Annexation and Zoning Analysis item H.
d. The public financial capahility of supporting services for the proposed development;
AZ-04-OJO I PP-O3-04 J
Southern Springs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 6
Staff finds that the development will not require major expenditures for providing supporting
services. See Annexation and Zoning Analysis item H.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems associated
with this subdivision that should be brought to the Councilor Commission's attention. ACHD
considers road safety issues in their analysis. No hazardous natural features have been identified
on the site.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1.
Pathwav: The applicant has worked with staff to locate a JO-foot multi use pathway along the
eastern portion of the project. Southern Springs #1 is already constructing the Ten Mile Creek
pathway along its east boundary. By connecting to the eastern edge of this project, the path
will continue out to Calderwood Drive, from which a person could access the continuation of
the Ten Mile Creek pathway at the eastern edge of Larkspur to the south. Using the proposed
alignment will avoid crossing the existing residence between this project and the Ten Mile
Creek. See Condition #1.
The proposed pathway alignment encroaches into the 25-foot buffer between land uses on the
east boundary. Staff concurs with the proposed alignment provided that all required trees can
be accommodated without encroaching over the pathway.
2.
Existing Trees: There are many mature existing trees on site. Many will be preserved in the
proposed street buffer landscaping. Many more will be removed from the proposed
commercial lots upon development, which may require mitigation per Ordinance 12-13-13.
The applicant should discuss the results of any meetings with City Arborist, Elroy Huff, at the
P&Z hearing. A plan for tree removal/preservation and any required mitigation should be
prepared by the applicant prior to the Council hearing. See Condition #9.
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
1.
The applicant shall construct a ten-foot wide multi-use pathway that connects to the pathway in
Southern Springs #1, as depicted on the preliminary plat, dated 10/12/04.
2.
Sanitary sewer service to this site will be ftom service line extensions from existing and
proposed mains adjacent to the project. Subdivision designer to coordinate service sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
3.
Water service to this site will be from main line extensions from existing water mains in E.
Calderwood Drive, and from Southern Springs No.2. The applicant will be responsible to
construct water mains to and through this proposed development. Subdivision designer to
AZ-04-0JO I PP-OJ-041
Southern Spr;ngs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 7
4.
5.
coordinate main sizing and routing with the Public Works Department. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to provide
service.
Per MCC 12-13-10-4, construct a minimum 35-foot wide street buffer along Meridian Road
and a 20-foot wide street buffer along Calderwood Drive. Per MCC 12-13-12-5, construct a
minimum 25-foot wide buffer adjacent to the east boundary with a 6-foot privacy vinyl fence
and trees as shown. All required street buffers shall be located beyond any future right-of-way.
Show easements for all required buffers on the final plat. The Southern Springs Business
Association shall maintain all required landscape buffers.
All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy
within the subdivision.
6.
A perpetual vehicular cross access easement shall be provided to all lots within the subdivision
and with the parcel to the north (approved as Southern Springs Subdivision No.1). Said cross
access shall be depicted on the final plat for Southern Springs No.3.
7.
A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted
with the final plat application.
8.
The following changes to the landscape plan are required with the final plat submittal:
. Trees in the street buffers shown as "coniferous trees" shall be changed to an
approved deciduous species.
. If curb and gutter are not to be constructed along SH-69, show a lO-foot wide gravel
shoulder adjacent the edge of asphalt and landscape the remainder with at least grass
per Ordinance 12-13-10-9.
9.
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,
unless deemed unnecessary by the City Arborist per Ordinance 12-13-13. Required landscaping
trees will not be considered as replacement trees for those trees that have to be removed. The
applicant shall submit a tree removal/preservation plan at least 10 days prior to the City
Council hearing.
10.
The existing house and other buildings shall be removed from the site as depicted on the
preliminary plat. Under no circumstances will the existing house be allowed to keep its
existing access onto SH-69.
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
AZ-O4-0JO ¡ PP-OJ-041
Southern Springs No J.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 8
applicant is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
12.
Any drainage areas (detention/retention basins) must be designed to ensure that water will
percolate or discharge within a period of time not to exceed 24 hours for all storms up to and
including a lOG-year storm event. Side slopes within drainage areas shall not exceed 3: 1.
13.
The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain
the pressure irrigation system within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If a creek or well
source is not available, a single-point connection to the municipal 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.
PRELIMINARY PLAT GENERAL REQUIREMENTS
2.
3.
4.
1.
Submit letter from the Ada CountY Street Name Committee, approving the subdivision and
street names. Make any corrections necessary to conform.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Assessment fees for water and sewer service are determined during the building plan review
process.
Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants.
5.
Underground, year-round pressurized irrigation must be provided to all landscape areas on site.
Please submit hook-up and design details based on the proposed landscaping. Due to the size
of landscaped area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
6.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
7.
Show all existing and proposed easements for irrigation/drainage facilities located within the
boundaries of this proposed development.
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.
AZ-Q4-030 I PP-03-041
Southern Springs No 3.AZ.PP
P&Z CommissionlMayor and Council
P&Z Hearing Date: December 2, 2004
Page 9
9.
Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance.
10.
All construction shall conform to the requirements of the Americans with Disabilities Act.
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 \1:," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
6. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300'
apart.
7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal
is subject to budgetary constraints and is intended 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.
8. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex.
II. All processes & storage practices shall be required to comply with the International Fire Code.
AZ-04-OJO I PP-O3-041
Southern Springs No 3.AZ.PP
P&Z Commission/Mayor and Council
P&Z Hearing Date: December 2, 2004
Page 10
12. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter ofthe building.
13. Provide exterior egress lighting as required by the International Building & Fire Codes.
SANITARY SERVICES CONDITIONS
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
PARKS DEPARTMENT CONDITIONS
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set
forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
ftom 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.
3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
4. Standard Plan for Protection of Existing Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
RECOMMENDATION
Staff recommends approval with the conditions noted in this report.
AZ-O4.0JO / PP-O3-O41
Southern Springs 1\'0 J.AZ.PP
(IF'.r!!. CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
uiiB~hL!~ Environmental Health Divisilft.ECEIVED
NOli 1 ¡¡ iLl;'!
Rezone #
Conditional Use #
Preliminary / Final/Short Plat pe o¥ - t) '/ /
,<)()úl.þk~T s'/IL/,u~s )/0. 3
. P, .
City 91 þ'o.;A;,"
City Clerk OHice
Return to:
0 Boise
0 Eagle
0 Garden City
~Meridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require 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. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ 8. After wr~'tte approval from appropriate entities are submitted, we can approve this proposal for:
)8"" entral sewage Q. community sewage system 0 community water well
interim sewage ~central water
0 individual sewage 0 Individual water
~.
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division~vironmental Quality:
~ntraisewage 0 community sewage system 0 community water
0 sewage dry lines ~entral water
Run-off is not to create a mosquito breeding problem.
~o.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations Indicate approval.
0 12. If restroom facilities are to be Installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
013. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~14. Please see attached stormwater management recommendations
015.
0 child care center
Reviewed By:
15726-001<H09O4
Review Sheet
~ CENTRAL
{!t B~J!~
MAIN OFFICE. 70: '. "R~.sTRONG Pl. . BOISE, 10 83704.0825 . (208) 375.5211 . FM 32ì.850D
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STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn 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 stonn water disposal and design a
stonn water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
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Ada County Highw
John S. Franden, President
David E. Wynkoop 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
November 23, 2004
RECEIVED
NOV 29 20O't
To:
The Land Group Inc., David Koga
462 E. Shore Drive
Eagle, Idaho 83616
Subject:
M PP04-041/MAZO4-030
Southern Springs #3
n/e/c Calderwood Drive & Meridian Road
City of Meridian
City Clerk Office
On November 23, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
Sincerely,
Ø!! -tjJ~ /ltf/j
Lori Den Hartog
Planner II
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Idaho Transportation Department District III, Dan Coonce
"",,;'~"',
. ,ø. Ada County Highway District
Right-of- Way & Development Department
Planning Review Division
This application does not require Commission action, and is approved at the staff level as of November 23,
2004. Tech Review for this item was held with the applicant on November 19, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail:
Idenhartoa@achd.ada.id.us
File Numbers:
Southern Springs #3
n/eic Calderwood Drive and Meridian Road (SH 69)
Site address:
Applicant:
The land Group, Inc., David Koga
462 E. Shore Drive
Eagle, Idaho 83616
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting preliminary
plat, annexation, and rezone approval for 3-lot commercial development on 1.8-acres. The site is located at
the northeast corner of Calderwood Drive and Meridian Road (SH 69).
Acreage: 1.8
Current Zoning: RUT
Proposed Zoning: CoG
Commercial lots: 3
Vicinity Map
A.
1.
2.
3.
4.
Findings of Fact
Trip Generation: This development is estimated to generate 163 vehicle trips per day (10 existing)
based on the Institute of Transportation Engineers Trip Generation Manual.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
Site Information: There is one single-family residence currently on the site.
Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North ProDosed Southern SDrinas Commercial Subdivision CoG
South ProDosed LarksDur Subdivision (Mixed-use) R-4
East Residential R-4
West Residential R-8
5. Impacted Roadways
Roadway Frontage Functional Traffic Count Level of Nearest Speed
Classification Service- Intersection Limit
Calderwood 543' Collector 800 east of Better Meridian- 20
Meridian on than"C" stop MPH
10/29/02 controlled on
Calderwood
Meridian 143' Principal Arterial 21,966 south of Better Calderwood- 55
(SH 69) Overland on than "C" stop MPH
10/22102 controlled
-Acceptable level of service for this five lane principal arterial roadway is "E" (37,000 VTD).
-Acceptable level of service for a two lane collector roadway is "D" (9,500 VTD).
7.
Roadway Improvements Adjacent To and Near the Site
0 Calderwood Drive is currently improved with 30-feet of pavement with NO curb, gutter or sidewalk
abutting the site. Calderwood Drive is improved with a 37-foot street section with curb, gutter and
sidewalk to the east of the site.
0 Meridian Road (SH 69) is currently improved with five traffic lanes with NO curb, gutter or
sidewalk abutting the site. SH 69 is under the jurisdiction of the Idaho Transportation
Department.
8.
Existing Right-of-Way
0 Calderwood Drive currently has a total of 50-feet of right-of-way (20-feet from centerline).
0 Meridian Road (SH 69) currently has a total of 126-feet of right-of-way (60-feet from centerline).
SH 69 is under the jurisdiction of the Idaho Transportation Department.
9.
Existing Access to the Site
There is currently one driveway on Meridian Road (SH 69) located approximately 77-feet north of
Calderwood Drive.
2
10.
11.
12.
B.
1.
Site History
The District has not previously reviewed this site for a development application.
Capital Improvements Plan/Five Year Work Program
The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work
Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will
be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho
Transportation Department.
Other Development in the Area
. On August 3, 2004, the Ada County Highway District reviewed and approved the preliminary plat
for Larkspur Subdivision. The project includes approximately 19-acres and is a mixed use
development with commercial and residential.
. On July 9, 2003, the Ada County Highway District reviewed and approved the preliminary plat for
Southern Springs #2 (Originally #1). The project includes approximately 10-acres and is a
commercial development.
. On November 25, 2003, the Ada County Highway District reviewed and approved the preliminary
plat for Southern Springs (Originally #2). The project includes approximately 3-acres and is a
commercial/retail development.
Findings for Consideration
Right-ot-way and Street Sections
CaldelWood Drive
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
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 with parking prohibited on both sides.
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless othelWise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
Modification of Policv
CaldelWood Drive is classified as a collector roadway. Typically the District requires a standard
collector roadway to be constructed as 46-foot street section with vertical curb, gutter and sidewalk
within 70-feet of right-of-way. CaldelWood Drive currently carries approximately 800 vehicle trips per
day. This is one of the last parcels in the area that will add vehicle trips to CaldelWood Drive. Due to
the fact that the traffic volumes on CaldelWood Drive are not anticipated to exceed 3,000 vehicle trips
per day, staff recommends that the applicant construct CaldelWood Drive as one half of a 36-foot
street section with vertical curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way.
By constructing CaldelWood Drive as a 36-foot street section, the District can stripe CaldelWood Drive
to provide two 11-foot travel lanes with bike lanes on both sides of the roadway. Parking will be
restricted on CaldelWood Drive. The applicant should install signs that restrict parking on
CaldelWood Drive. This modification of policy is consistent with previous District action for
CaldelWood Drive.
3
2.
Driveways
Location on Calderwood Drive
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
20 to align or offset a minimum of 1 05-feet from any existing or proposed driveway.
The applicant is proposing to construct a driveway on Calderwood Drive in alignment with a proposed
driveway for Larkspur Subdivision, located approximately 210-feet east of Meridian Road. This
proposal meets District policy and should be approved with this application.
The applicant is proposing to construct a driveway on Calderwood Drive in alignment with a proposed
street for Larkspur Subdivision, located approximately 340-feet east of Meridian Road. This proposal
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 width of 36-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant is proposing that the two driveways on Calderwood Drive be constructed as 30-foot
wide curb return driveways. This proposal meets District policy and should be approved with this
application.
Pavina
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1. the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway.
3.
State Highway 69
Meridian Road (SH 69) is under the jurisdiction of the Idaho Transportation Department. The
application should contact ITD to determine what improvements and access points will be required on
Meridian Road (SH 69).
4-
Other Access
Calderwood Drive is classified as a collector roadway. Other than the access points approved with
this application, direct lot access to Calderwood Drive will be prohibited and shall be noted on the
final plat.
C.
Site Specific Conditions of Approval
1.
Construct Calderwood Drive as one half of a 36-foot commercial street section with vertical curb,
gutter and 5-foot concrete sidewalks within 50-feet of right-of-way. If any portion of the sidewalk is
outside of the right-of-way, provide the District with an easement.
2.
Construct one 30-foot wide curb return driveway on Calderwood Driveway in alignment with a
proposed driveway for Larkspur Subdivision, located 210-feet east of Meridian Road.
4
3.
4.
5.
6.
D.
2.
Construct one 30-foot wide curb return driveway on Calderwood Driveway in alignment with a
proposed street for Larkspur Subdivision, located 340-feet east of Meridian Road.
Comply with requirements of ITD for Meridian Road (SH 69) frontage. Submit to the District a letter
from ITD regarding said requirements prior to District approval of the final plat or issuance of a
building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer
Dan Coonce at 334-8340.
Other than the access points approved with this application, direct lot access to Calderwood Drive is
prohibited and shall be noted on the final plat.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be bome
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 #200, 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
5
11.
E.
1.
2.
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
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.
Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
6
Attachments
1. Vicinity Map
2. Site Plan
3. Development Process Checklist
4. Appeal Guidelines
7
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Prelim. LandscJme Plan
ZONING SETBACKS
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LEGEND,
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0
DRVELOPMENT CONTACTS
NOTES:
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PRELIMINARY PLAT
SOUTHERN SPRINGS NO.3 SUBDMSION
(1.8 ACRES)
LOCATED IN A PORTION OF THE NW 1/4
OFTHENW 1/4 OF SECTION 19
TOWNSHIP 3 NORTH, RANGE I EAST,
BOISE MERIDIAN.
ADA COUNTY, IDAHO
2004
TREE PROTECTION NOTES,
R-4
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PREUM-LANO'CAPE
PL-l
II
Development Process Checklist
II
[gISubmit a development application to a City or to the County
[gIThe City or the County will transmit the development application to ACHD
[gIThe ACHD Planning Review Division will receive the development application to review
[gIThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that n 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.
[gIWrite 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 Poi icy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
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 Revie\\
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural pians may be submitted for purposes of impact fee caiculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesr form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-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 Controi Plan
b) An Erosion & Sediment Control Narrative & Piat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 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.
0 Idaho Power Company
Vic 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.
9
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
10
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
December 2, 2004
12
ITEM #
PROJECT NUMBER
AZ 04-030
PROJECT NAME
Southern Springs Subdivision No.3
NAME (PLEASE PRINn I FOR AGAINST NEUTRAL
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian
and the Laws of the State of Idaho, that the Meridian Planning and Zoning Commission
of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho
Avenue, Meridian, Idaho, at the hour of 7:00 p,m. on Thursday, December 2, 2004 for
the purpose of reviewing and considering the application of The Land Group, Inc. for
an Annexation and Zoning of 1.8 acres from RUT to a CoG zone for Southern
Springs No.3;
Furthermore, the applicant requests a Preliminary Plat approval for three (3)
building lots on 1.8 acres in a proposed C-G zone for Southern Springs No.3
generally located at east of South Meridian Road and south of East Overland Road.
A more particular description of the above property is on file in the City Clerk's
office at Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during
regular business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m.
A copy of the application is available for review. Any and all interested persons
shall be heard at said public hearing, and the public is welcome and invited to submit
testimony. Oral testimony may be limited to three (3) minutes per person. Written
materials should be submitted to the City Clerk more than seven (7) days prior to the
above hearing date so that all interested parties may examine them prior to the hearing.
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearings,
please contact the City Clerk's Office at 888-4433 at least 72 hours prior to the public
meeting.
PUBLISH 15th and 29th of November, 2004