HomeMy WebLinkAboutKlamath Basin Subdivision AZ
AZ 04-035
February 3, 2005
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Randy Worden ITEM NO. 9
REQUEST Public Heañng: Annexation and Zoning of 5.01 acres from RUT to a R-4 zone
for Klamath Basin Subdivision - 4625 West Ustick Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
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See attached staff report cj c
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See attached comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See attached comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No comment
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed: ßÚ-..-C-r4û.,.{òr;¡@ýwflg.lf d'1è~Staff Initials: . m'l4-
Mateñals presented at pubnc meetings shall b 0roperty oIlhe city of Meñdian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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LEGAL DEPARTMENT
(208) 466-9272 .Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: January31,2005
Hearing Date: February 3, 2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
Craig Hood, Associate City Planner (IN ~
Bruce Freckleton, Development Services Manager .'
Re:
Klamath Basin Subdivision
. Annexation and Zoning of 5.01 Acres from RUT to R-4 (Low Density
Residential), by Randy Worden (File No. AZ-04-035).
.
Preliminary Plat for Twelve (12) Building Lots and Three (3) Common/Other
Lots on 4.56 Acres in a Proposed R-4 Zone, by Randy Worden (File No. PP-
04-045).
We have reviewed the above referenced submittals and offer the following comments and
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Randy Worden, has applied for Annexation and Zoning (AZ) and Preliminary Plat
(PP) approval of twelve (12) building lots and three (3) common/other lots on 4.56 acres ofland
(exclusive of new right-of-way for Ustick Road) located on the southeast comer of Black Cat
Road and Ustick Road. The applicant has requested all of the property be zoned R-4 (Low
Density Residential). The land is designated as Low Density Residential on the Comprehensive
Plan Future Land Use Map. Currently there is a single-family home and some outbuildings on
the site, which will be removed.
The subject site has not been previously platted. As noted above, the applicant is proposing to
subdivide the subject triangular shaped parcel into twelve buildable lots, each lot containing a
minimum 8,000 square-feet. The gross density of the proposed subdivision is 2.63 dwelling units
per acre. This density is consistent with the Comprehensive Plan future land use designation of
Low Density Residential (3 dwelling units per acre or less). The twelve proposed building lots
range in size from 8,000 square-feet up to 13,829 square-feet. All housing types are proposed as
single-family residential, with a minimum house size of 1,400 square feet. The applicant is
proposing to develop this site in one phase.
AZ-04-035/PP-04-045
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Planning & Zoning ComrnissionlMayor & City Council
February 3,2005 (P&Z Hearing Date)
Page 2
A public stub street, West Niemann Street, was provided to the subject site with the recent
development of Staten Park Subdivision to the east. The applicant is proposing to extend said
stub street into the site. Once extended, Niemann Street will exceed the maximum 450-foot cul-
de-sac length established by MCC 12-4-2.F. Although staff is generally supportive of the design
of the proposed subdivision, the applicant will need to apply for and receive a variance to MCC
12-4-2.F from the Meridian City Council to develop the property as proposed. See Preliminary
Plat Conditions of Approval #2 below. The applicant is also requesting a waiver of the standard
requirement to tile the Eight Mile Lateral adjacent to the site. See Special Consideration #4 in the
Preliminary Plat Analysis below. No other variances, exceptions or reductions to the City
adopted dimensional standards or uses are requested with the preliminary plat application.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning and preliminary plat applications below. Staff is recommending
approval of the applications, with the conditions outlined in this report.
LOCATION
The property is located on the southeast comer of Black Cat Road and Ustick Road, in Section 3,
Township 3 North, Range 1 West.
SURROUNDING PROPERTIES
North: Agricultural, zoned RUT (Ada County)
Southwest: Single-family homes on large parcels, zoned RUT (Ada County)
Northwest: Single-family homes, Birchstone Creek Subdivision, zoned R-8
East: Single-family homes, Staten Park Subdivision, zoned R-4
OWNERS OF RECORD
The property owners ofrecord are Randy & Linnea Worden, and Randy Worden has signed the
submitted applications requesting annexation and preliminary plat approval.
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 amendment 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 proposed zoning designation, R-4, is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Low Density Residential. Residential densities of three dwelling
units or less per acre are allowed per the Comprehensive Plan; the proposed gross density
of Klamath Basin Subdivision is 2.63 dwelling units per acre. In addition, in the
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February 3, 2005 (P&Z Hearing Date)
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B.
c.
D.
applicant's cover letter several Comprehensive Plan policies are listed, which support the
annexation and proposed residential use of the property.
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
turning into a commercial area by means of conditional use permits;
Staff finds that single-family residential uses are allowed within the requested zoning
district ofR-4. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that conform to the proposed
zoning designation. NOTE: The applicant will need to obtain variance approval from the
City Council because the proposed plat includes a dead-end street that exceeds the
maximum cul-de-sac length established by code (see Preliminary Plat Analysis below).
Has there been a change in the area or adjacent areas wWch 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;
Staff fmds that properties to the east and northwest have recently been approved for
development similar to the proposed subdivision. Staten Park Subdivision to the east and
Birchstone Creek Subdivision to the northwest are both single-family developments with
residential densities similar to the proposed plat. Except for the large RUT parcel across
Ustick Road and four small parcels directly south of the subject parcel, the entire section
has already been annexed into the Meridian City limits. This is one of the last parcels
designated 'Low Density Residential' on the Future Land Use Map that has not been
annexed and approved for development in Section 3, Township 3 North, Range 1 West.
The arterial streets abutting this site, Ustick Road and Black Cat Road are currently not
included within ACHD's Five Year Work Program for roadway improvements.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity. Staff
finds that the proposed R-4 zoning and subsequent single-family residential uses
proposed in the preliminary plat are consistent with the intended character of the vicinity,
as depicted on the Future Land Use Map. Staff also finds that the proposed zoning/uses
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Planning & Zoning CommissionlMayor & City Council
February 3,2005 (P&Z Hearing Date)
Page 4
F.
G.
H.
can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
area. Although there will be an impact of the subject development on the existing
character of the area, staff finds that the impact is consistent with the intended character
of the area; a mix oflow and medium density residential.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing or future neighboring uses.
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, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of utilities to and through this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
On January 25, 2005, ACHD staff approved this development with site-specific and
standard conditions. Please review the ACHD report for additional information regarding
this finding.
On January 14, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written
and/or verbal testimony submitted by any public service provider, regarding their ability
to adequately service this project.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
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Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 5
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development 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 the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACHD projects this development will generate 110 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic (see finding "J" below),
noise, smoke, fumes, glare, or odors.
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;
The applicant is proposing to extend the existing public stub street (Niemann Street) to
the east, as the only vehicular access into the site. ACHD is requiring Niemann Street to
be extended as proposed. No other access to Ustick Road or Black Cat Road has been
approved by ACHD with the subject application.
The extension of Niemann Street will cause traffic volumes on the existing streets in
Staten Park Subdivision to increase. However, if the extension of Niemann Street is
constructed as approved by ACHD, staff does not believe that the subdivision will create
interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are several mature trees on this property. Any existing trees larger than 4"
caliper that are removed should be mitigated for, per the Landscape Ordinance. If the
on-site trees are protected and mitigated for, as required by the Meridian Parks
Department, staff fmds that the proposed development will not result in the destruction,
loss or damage of any natural feature(s) of major importance. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
Az.04-035'>P-04-045
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Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 6
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,1l-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in substantial compliance with the City's
Comprehensive Plan (low density residential). Lands to the east, west and northwest of
the subject property have already been approved for annexation and development and this
is a logical expansion of the City limits. In accordance with the findings listed above,
staff finds that the annexation/zoning of this DroDertv would be in the best interest of the
Citv.
ADDITIONAL ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application, prepared by B & A Engineers, Inc.,
shows that the property is contiguous to the existing corporate boundary of the City of
Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
PRELIMINARY PLAT ANALYSIS
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;
Staff finds that the proposed application is in substantial compliance with the adopted
Future Land Use Map of the Comprehensive Plan (Chapter VII). The proposed density,
2.63 dwelling units per acre (gross), 3.39 dwelling units per acre (net) is in compliance
with the land use classification, low density residential, noted on the map.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public rmandaI capability of supporting services for the proposed development;
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Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 7
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e.- police, fire, ACHD, etc.) to determine this finding. (See finding
"G" under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E.
The other health, safety or environmental problems tbatmay be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis; ACHD staff has approved
this subdivision, with conditions. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff
is unaware.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Cul-de-sac Len!rth: As mentioned in the summary above, the applicant is proposing a cul-
de-sac length that is approximately 500-feet long. MCC 12-4-2.F requires cul-de-sacs to
be no longer than 450-feet. The applicant has submitted a variance request to exceed the
maximum cul-de-sac limit established by MCC. NOTE: MCC 11-18 (Variances) does not
require Commission action and will be heard by the City Council on the same agenda as
the subject AZ & PP applications.
Staff is recommending approval of a variance to the typical cul-de-sac length maximum
for the following reasons (City Council and Mayor please see the variance staff report for
more detailed analysis):
. There is an existing stub street to the property from the east that must be extended
into the site (see ACHD report),
. The applicant is only proposing to utilize Niemann Street as access for the
development; no other accesses to Ustick Road or Black Cat Road, both arterial
roadways, are proposed. Staff is supportive oflirniting access points to classified
roadways, especially near arterial/arterial intersections,
. The parcel has an odd, triangular shape and is bordered on the south by the Eight
Mile Lateral, a fairly wide and deep facility that the applicant is not proposing to
tile. Extending Niemann Street to the parcel to the south (stub) would require a
bridge or a culvert to be constructed across the lateral. A bridge/culvert across the
Eight Mile Lateral, for a public street would not be beneficial to either the subject
parcel or the parcel to the south. A bridge/culvert would inhibit the parcel to the
south from developing efficiently, and would not be the best use of the land,
. Approving a variance for a 500-foot cul-de-sac will not have a detrimental impact
to adjacent properties, and;
. Approving a variance will not have the effect of altering the interest and purpose
of the cul-de-sac length maximum established by MCC or the Comprehensive
Plan.
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Planning & Zoning Commission/Mayor & City Council
February 3,2005 (P&Z Hearing Date)
Page 8
2.
3.
Approval of the submitted preliminary plat is subject to the applicant receiving variance
approval from the City Council for the proposed Niemann Street cul-de-sac. See Site
Specific Condition #2 below.
Common Drives: MCC allows up to four (4) dwelling units to access a common
driveway. Common drives serving two dwelling units shall be a minimum of sixteen feet
(16') in width. Common drives serving three or four dwelling units shall be a minimum
of twenty-four feet (24') in width. Common drives less than one hundred and fifty feet
(150') in length shall be constructed of at least six inches (6") of well-compacted, two-
inch (2") minus crushed gravel and two and one half inches (2.5") of asphaltic concrete
paving (MCC12-4-14).
MCC 11-9-1 allows street frontage for up to two lots sharing a common driveway to be
reduced to 15 feet each, and street frontage for three or four lots sharing a common
driveway to be reduced to 10-feet each. On the submitted preliminary plat, Lots 13 and
14, Block 1, each have 15-feet of frontage on Niemann Street.
The applicant is proposing to utilize a common driveway for Lots 13 and 14, Block l.
The applicant has also requested flexibility for Lots 12 and/or 15 to also take access from
the common drive in the future. If approved as requested, future owners of Lots 12 and
15 will have some flexibility when determining building orientation on the lots (see
Applicant's letter). Staff likes the idea of allowing some flexibility in orientation, but for
maintenance purposes staff believes that before the final plat is signed, maintenance of
the common driveway needs to be established.
Staff is generally supportive of common driveways, but has recently run into problems
with narrow common driveways. It is often difficult for vehicles, including both private
automobiles and emergency vehicles, to maneuver (back-up, turnaround, etc.) in a 16-
foot wide driveway that may have fences, cars or other obstructions adjacent to the
pavement. Therefore, even if the common driveway only serves 2 lots, the Meridian Fire
Department will require that the common driveway be constructed 20-feet wide (see
Agency Comments and Conditions below). If the common driveway serves 3 or more
lots, the common driveway shall be a minimum of 24-feet wide (see MCC 12-4-14).
A note should be placed on the face of the final plat stating the purpose of the common
drivewav easement and who is to be responsible for maintenance thereof. Unless
otherwise approved bv the Meridian Fire Deoartment. said common drive should be
constructed a minimum of 20-feet wide (for two units) OR 24-feet wide if three or more
dwelling units are utilizing the common drive. Said common drive should be constructed
with crushed gravel and asphaltic concrete paving. as reauired bv MCC 12-4-14. See Site
Specific Condition #3 below.
Existing Structures: There are several buildings within the boundaries of the proposed
plat. Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Further, most of the structures are accessory to the
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Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 9
existing house and cannot be located on their own lot without a primary residence. The
applicant is proposing to remove all existing structures currently on this site. Prior to
signature of the final plat by the City Engineer, all buildings on this site should be
removed, as proposed. See Site Specific Condition #4 below.
4.
Ditches. Laterals. and Canals: Per MCC 12-4-13, 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.
The applicant has requested a waiver of the requirement to tile or cover the Eight Mile
Lateral, on the south side of the development. A large pipe will be needed to pipe this
section of the Eight Mile Lateral, and that the City has historically not required the tiling
oflaterals that require a pipe diameter of 48 inches. Further, Staten Park Subdivision was
not required to tile the Eight Mile Lateral adjacent to their development. A 6-foot fence
has been constructed along the southern boundary of Staten Park Subdivision to the east.
Staff believes that if fencing is installed abutting the Eight Mile Lateral on the subject
site, then the public's health and safety will not be compromised by not requiring the
applicant to tile the lateral.
Meridian City Code 12-4-13.A.2 allows the City to waive the requirement for covering a
ditch, lateral or canal, if it finds that the public purpose requiring such will not be served
in the individual case. Staff finds that because tiling the lateral will not imurove uublic
health. safetv. or welfare. the auulicant should not be required to tile the Eight Mile
Lateral abutting the site. In accordance with Meridian City Code. the auulicant should be
required to tile or cover anv other irrigation ditches. lateral or canals that cross. intersect
or lie adjacent to the subject site. Plans will need to be approved. by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval cannot be obtained, plans will be reviewed and approved by the City
Engineer prior to final plat signature. See Site Specific Condition #5 below.
5.
Pressure Irrigation: The applicant is proposing to tie into the existing pressure Nampa &
Meridian Irrigation District system in Staten Park. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-
8.3). The applicant 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 will be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #6 below.
6.
Tree Mitigation: There are several large trees on this site that the applicant is proposing
to remove or relocate. 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
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February 3,2005 (P&Z Hearing Date)
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replacement trees for those trees that are removed (MCC 12-13-13-3). The applicant
should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department. See Site Specific Condition #7 below.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All conditions of the Annexation and Zoning (AZ-04-035) application shall also be
considered conditions of the Preliminary Plat (PP-04-045).
2.
The submitted preliminary plat prepared by B & A Engineers, Inc., labeled Sheet 1, dated
11-18-04, is approved, with the conditions outlined herein. Approval ofPP-04-045 shall
be contingent upon the applicant obtaining a variance from the City Council for the
proposed Niemann Street cul-de-sac length.
3.
Utilize a common driveway for Lots 13 and 14, Block 1. The public street frontage for
Lots 13 and 14, Block 1, may be reduced to 15-feet, as proposed. Unless otherwise
approved by the Meridian Fire Department, the drive surface of said common drive shall
be constructed a minimum of 20-feet wide, with crushed gravel and asphaltic concrete
paving in accordance with Meridian City Code. In accordance with Meridian City Code,
if Lot 12 and/or 15, Block 1, utilize said common driveway, the driveway must be
constructed to a minimum 24-feet wide, with crushed gravel and asphaltic concrete
paving. Said common driveway shall have a minimum GVW of 70,000 lbs. No parking
signs shall be installed on any portion of the common driveway that doubles as a fire lane.
Any portion of the flag for Lots 13 and 14 that are beyond the driveway surface shall be
landscaped. A note shall be placed on the face of the final plat stating the purpose of the
common driveway easement and who is to be responsible for maintenance thereof. All
Common driveways shall be straight or have a turning radius of28' inside and 48' outside.
4.
Prior to signature of the fmal plat by the City Engineer, all structures on this site shall be
removed.
5.
The applicant shall not be required to tile the Eight Mile Lateral abutting the site. In lieu
of tiling the Eight Mile Lateral, the applicant shall be required to install a 6-foot tall fence
along the back side of the lots on the southern portion of the development. Said fence
shall tie into the existing fence to the east (Staten Park Subdivision). All other irrigation
ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying
adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained,
plans will be reviewed and approved by the City Engineer prior to final plat signature.
6.
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. 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
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Planning & Zoning ComrnissionlMayor & City Council
February 3,2005 (P&Z Hearing Date)
Page 11
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.
7.
The landscape plan prepared by B & A Engineers, Inc. is approved with the following
changes/notes:
. 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). Coordinate
a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department.
. The 25-foot wide landscape street buffer along Ustick Road shall be planted with
trees and shrubs, lawn, or other vegetative groundcover, with a minimum density
of one tree per thirty-five linear feet. Trees may be grouped together. However,
trees shall be spaced no closer than 80% of the average mature width of the trees
(MCC 12-13-10-6 - 7).
. MCC 12-13-10-9 requires a 10-foot wide gravel shoulder abutting right-of-way
where the unimproved portion of the right-of-way is greater than 13-feet
(measured from the edge of pavement to the edge of sidewalk or property line),
and road widening is not in the ACHD Five Year Work Program. Ustick Road
abutting this site meets the warrants for the 10-foot wide gravel shoulder
requirement listed above. Therefore, the applicant should be required to construct
a lO-foot wide gravel shoulder on Ustick Road, with the remaining portion of the
right-of-way being landscaped with lawn or other vegetative groundcover as
approved by ACHD.
. Remove Note 9 regarding pathway construction.
The applicant shall make the proceeding changes/additions and submit revised copies of
the landscape plan with the submittal of the final plat application(s). Other than the
changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning and Zoning Department.
8.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided around the perimeter, temporary construction fencing to contain
debris must be installed prior to issuance of building permits. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing shall be installed in
accordance with MCC 12-4-10.
9.
Maintenance of all common area lots shall be the responsibility of the Klamath Basin
Homeowners' Association.
10.
Sanitary sewer service to this site shall be via extensions from Staten Park Subdivision.
The applicant will be responsible to construct sewer mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public
AZ-04-035I"-O4-045
KI=",hB~inAZ,'P.DOC
Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 12
Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service. Cover over sanitary sewer
mains shall be no less than 3-feet from finish grade to the top ofthe pipe. If cover is less
than 3-feet from the sub-grade to the top of pipe, alternate pipe materials shall be used
per the Meridian Public Works Department's Standard Specifications.
11.
Domestic water service to this site shall be via extensions from Staten Park Subdivision.
The applicant will be responsible to construct water mains to and through this proposed
development. Subdivision designer to 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.
12.
No variances, exceptions or reductions to the City adopted dimensional standards or uses
are approved with this preliminary plat application. All minimum lot sizes, structure
setbacks, street frontage, and house size requirements (minimum 1,400 square-feet) shall
be maintained.
STANDARD CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irñgation, sanitary sewer, water, etc., prior to signature on the
final plat.
4.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final
plat application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
One-hundred-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.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
7.
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 have to be mitigated.
AZ-O4-035I"-O4-045
K]~"b Bæm.AZPP.DOC
9.
13.
14.
15.
16.
17.
Planning & Zoning CommissionIMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 13
8.
Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate or
discharge with a period of time not to exceed 24-hours for all storms up to and including
a 1 DO-year storm events. Side slopes within drainage areas shall not exceed 3: 1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results offield studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certifY that the street centerline elevations are set a minimum of 3-feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
10.
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.
11.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
12.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
The 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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
MERIDIAN FIRE DEPARTMENT
AZ-O4-0"1PP-04-04S
KJ.m"h s"m,AZ.PPDOC
Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 14
1.
One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for duration of2 hours to service the entire project. Fire hydrants shall be placed an average
of 500' apart. International Fire Code Appendix C.
2.
Acceptance of the water supply for fire protection will be by the Meridian Water
Department and water quality by the Meñdian Water Department for bacteña testing.
3.
Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be placed 18" above finish grade.
4.
Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
5.
Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ¡¡-om a hydrant on a fire apparatus access road, as
measured by an approved route around the exteñor of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
6.
All portions of the buildings located on this project must be within 150' of a paved surface
as measured around the perimeter of the building.
7.
All common dñveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear dñving surface which is 20' wide. Said common driveway
shall have a minimum GVW of 70,000 lbs. No parking signs shall be installed on any
common dñveway that doubles as a fire lane. Coordinate the location of the required
signage with the Meridian Fire Department.
MERIDIAN PARKS DEPARTMENT
AZ-O4-035iPP-04-045
KI="hB~"'AZPPOOC
Planning & Zoning CommissionlMayor & City Council
February 3, 2005 (P&Z Hearing Date)
Page 15
1.
Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2.
Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
SANITARY SERVICES COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal.
2.
SSC will not provide trash pick-up services utilizing the common driveway. The
developer shall install a concrete pad at the end of the common drive no more than five
(5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the
receptacles of the residences that take access from the common driveway.
RECOMMENDATION
Staff recommends approval of the proposed Annexation and Zoning (AZ-O4-035) and
Preliminary Plat (PP-O4-045) applications with the conditions listed herein.
AZ-04-O35/PP-04-045
KI"""'" SMin.AZ.PPDOC
J oint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JAN 1 4 2005
January 11, 2005
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Klamath Basin Subdivision will have a significant impact on school
enrollments at Ponderosa Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house four (4) elementary aged
children, three (3) middle school aged children, and two (2) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
~~
Wendel Bigham
Supervisor of Facilities and Construction
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John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
RECEIVED
JAN 25 2005
January 25. 2005
C}ty of Meridian
CIty Clerk Office
To:
Randy Worden
4975 S. Locust Grove Road
Meridian, Idaho 83642
Subject:
MPP04-045/MAZ04-035
Klamath Basin Subdivision
4625 West Ustick Road
On January 25, 2005, the Ada County Highway Distñct 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.
"ilk
~ Ceo Hoff!
Planner II
Right-of-way & Development SelVices, Planning Division
CC:
Project file, Construction SelVices. Drainage. Utilities
City of Meñdian
B&A Engineeñng, Joe Canning
5505 W. Franklin Road
Boise, Idaho 83705
Ada County Highway District. 3Tl5 Adams Street. Garden City, ID. 83714 . PH 208-387-6100' FX 345-7650. www.achd.ada.ld.us
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Right-of-Way & Development Department
Planning Review Division
fJo....,.",p(:(u;t1;, s;..,.,..;0&
This application does not require Commission action and is approved at the stä¡nevel as of January 25,
2005. Tech Review for this item was held with the applicant on January 21, 2005. Please refer to the
attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail:
Iden hartoq tâ!achd .ada. id. us
File Numbers:
Klamath Basin Subdivision-MPPO4-045fMAZO4-035
Site address:
4625 West Ustick Road
Applicant:
Randy Worden
4975 S. Locust Grove Road
Meridian, Idaho 83642
Representative:
B&A Engineering, Joe Canning
505 W. Franklin Road
Boise, Idaho 83705
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting preliminary
plat, rezone, and annexation approval for the development of 12 single-family residential lots and 3 common
lots on 4.56-acres. The site is located at the southeast comer of Black Cat Road and Ustick Road
Acreage: 4.56-acres
Current Zoning: RUT
Proposed Zoning: R-4
Residential lots: 12
Common lots: 3
Vicinity Map
A.
1.
2.
3.
4.
5.
Findings of Fact
Trip Generation: This development is estimated to generate 110 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Tñp Generation Manual.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any buiiding
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: There is currently one residence on the site.
Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Agricultural RUT-Ada County
South Single-family residential RUT-Ada County
East Single-family residential R-4-City of Meridian
West Single-family residential R4-City of Meridian
6. Impacted Roadways
7.
8.
9.
2
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service Limit
Niemann 50' Local No counts available nla 20 MPH
Ustick 750' Minor Arterial 4,111 east of Black Better 45 MPH
Cat on 7/14/04 than
"CO
Black Cat 46' Minor Arterial 1,889 north of Ustick Better 45 MPH
on 7/28/04 than
"CO
'Acceptable level of service for a two lane artenal roadway (Ustlck & Black Cat) IS "0" (14,000 VTD).
Roadway Improvements Adjacent To and Near the Site
. Niemann Street is currently improved with 2 traffic lanes and curb, gutter and sidewalk.
. Ustick Road currently has 2 travel lanes, and no curb, gutter, or sidewalk abutting the site.
There is sidewalk along Ustick Road to the east of the site.
. Black Cat Road currently has 2 travel lanes, and no curb, gutter, or sidewalk abutting the site.
Existing Right-of-Way
. Niemann Street has 50-feet of existing right-of-way abutting the site.
. Ustick Road has 50-feet of existing right-of-way abutting the site (25-feet from centerline).
. Black Cat Road has 50-feet of existing ñght-of-way abutting the site (25-feet from centerline).
Existing Access to the Site
The site currently has one driveway on Ustick Road.
2.
3
10.
Site History
ACHD has not previously reviewed this site for a development application.
11.
Capital Improvements PlanlFive Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that are
currently in the Five Year Work Program of the Capital Improvements Plan.
B.
Findings for Consideration
Right-ot-Way & Sidewalk
Ustick Road and Black Cat Road
Distñct policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
1.
Ustick Road and Black Cat Road are not listed as proposed projects in the District's currently adopted
Five- Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such,
the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact
fees.
Ustick Road
The applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road, and construct a
minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 41-feet from the
centerline of the right-of-way.
b. Do not dedicate addiüonal right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Ustick Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-ot-way, but construct a minimum 5-foot wide concrete sidewalk
along Ustick Road, located at the back edge otthe existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
Black Cat Road
When the intersection of Black Cat Road and Ustick Road is widened in the future, the existing
crossing for the Eight Mile Lateral will need to be extended. Therefore, District staff is recommending
that in exchange for not constructing a sidewalk abutting the site on Black Cat Road (Jess than 50-
teet of frontage) the applicant dedicate 60-teet of right-of-way from the centerline of Black Cat Road
to accommodate the crossing otthe Eight Mile Lateral.
Street Sections
Niemann Street
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
2.
3.
4
The applicant is proposing to construct Niemann Street within the site as a 36-foot street section with
rolled curb, gutter, and a 5-foot concrete sidewalk within 50-feet of right-of-way. This proposal meets
District policy and should be approved with this application.
3.
Stu b Streets
Distñct policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain
free of obstructions.
The applicant is proposing to extend Niemann Street from the east properly line into the site.
Niemann Street was constructed as a stub street with Staten Park Subdivision. This proposal meets
District policy
4.
Turnaround
Distñct policy 7205.2.1 requires turnarounds to be constructed to provide a minimum tuming radius of
45-feet.
5.
Other Access
Ustick Road and Black Cat Road are both classified as minor arterial roadways. No access points to
either roadway have been approved with this application. Direct access to Ustick Road and Black Cat
Road is prohibited and should be noted on the final plat.
C.
Site Specific Conditions of Approval
1.
The applicant shall do one of the following abutting the site on Ustick Road:
a. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road, and construct a
minimum 5-toot wide concrete sidewalk along Ustick Road, located a minimum of 41-feet from the
centerline ot the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Ustick Road, located a minimum of 41-feet from the centerline of the right-ot-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Ustick Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
Dedicate by donation a total of eO-teet of right-of-way from the centerline along Black Cat Road.
Extend the stub street, Niemann Street, from the east property line into the site, as proposed.
4.
2.
4.
6.
7.
8.
9.
10.
11.
5
Construct Niemann Street within the site as a 36-foot street section with rolled curb, gutter. and 5-foot
concrete sidewalks within 50-feet of right-of-way.
5.
Direct access to Ustick Road and Black Cat Road is prohibited and shall be noted on the final plat.
6.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
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.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restñctions in force at the time the applicant or its successors in interest advises
the Highway Distñct of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in uSe is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
6
-<
7
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a wñtten 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 duñng such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
8
01104/2005 13'37 F
. AX 2088886854
IlERIDIAN P&z DEn.
~ City Clerk
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20BBBB6B54
PAGE. 01
'-'-.0
B & A Engineers, Inc.
consulting Engineers & Surveyors
5505W.Franklin Rd. Boise. Id. 83705
Ph. 208-343-3381 Fax 208-342'5792
Klamath Basin Subdivision
Annexation Description
A parcel ofland situate in the northwest quarter of the northwest quarter of Section 3,
Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, being more
particularly described as follows:
Commencing at the northwestcoriler ofsaídSectiOIr3; tlIe-POIN-1'-oF BE-GINNING;
ThenceS89°10'29"E, 778.71 feet along the north boundary of said Section 3 to
the northwest corner of Staten Park Subdivision as recorded in Book 86 of Plats at
Pages 9713 and 9714, records of Ada County;
Thence SOoo32'31"W, 515.78 feet along the westerly boundary of said Staten
Park Subdivision to the southwest comer of said Subdivision in the Eight Mile
Canal;
Thence N60o05'37"W, 22.04 feet along said Eight Mile Canal;
Thence N52°35'29"W, 119.61 feet along said Eight Mile Canal;
Thence N59°21 , 36"W, 231.08 feet along said Eight Mile Canal;
Thence N62°55'36"W, 277.87 feet along said Eight Mile Canal;
Thence N480:26'35;'W, 153.95 feet along said Eight Mile Canal;
Thence N62°26'16"W, 58.81 feet along said Eight Mile Canal;
Thence N78°30'09"W, 47.69 feet along said EightMile Canal to the westerly
boundary öfsaid Section 3;
Thence NOoo38'44"E, 60.24 feet along the said westerly boundary of Section 3 to
the POINT OF BEGINNING.
The above-described parcel contains 5.01 acres, more or less.
RE~I W APPR VAL .
BY
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MERIDIAN PUBLIC
WORKS DEPT.
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ANNEXATION BOUNDARY SKETCH
A portion of the northwest quarter of the
northwest quarter of Section 3, Township 3
North, Ran<.ie 1 West, Boise Meridian, Ada
County, Idaho.
.. ~~,tEn~~~~~~~~~I~.7'
5505 W. F~nklin Rd. 801". ¡d. 83705
(2OB) 343-3381
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
February 3, 2005
ITEM #
PROJECT NUMBER
PROJECT NAME
9
AZ 04-035
Klamath Basin Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL