HomeMy WebLinkAboutNola Subdivision PFP
PFP 04-008
MERIDIAN PLANNING & ZONING MEETING
December 2. 2004
APPLICANT Bergey Land Surveying ITEM NO. 10
REQUEST Public Hearing: Preliminary/Final Plat approval for 4 building lots on 8.02 acres
in an I-L zone for Nola Subdivision - SWC of East Pine Avenue and North Nola Road
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff comments
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CITY CLERK:
CITY ENGINEER:
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:
See attached comments
See attached comments
NAMPA MERIDIAN IRRIGATION:
See attached comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Date: I (~ 3l) Phone: J-/11
Staff Initials: rr>'%I--
rn
aterlals presented at public meetings shall become property of the City of Meridian.
Contacted:
Emailed:
MAYOR
Taouny deWeen!
J,
elf;; di!C "
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 . Fax 466-4405
CITY COUNCIL MEMBERS
KoithBird
Christine Donnell
Shaun Wardle
PUBLIC WORKS
BŒLDING DEPARTMENT
(208) 898-5500' Fax 887-1297
Article L
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533, FAX 888-6854
Charles M. Rountree
STAFF REPORT:
Transmittal Date: November 24, 2004
P & Z Hearing Date: December 2, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planner 14-
Bruce Freckleton, Development Se~s'Manager ~
Nola Subdivision
Preliminary and Final Plat (pFP) Approval of
on 8.02 Acres in a I-L Zone, by And n/Loc
04-008)
From:
Re:
Preliminary Plat (pFP-O4-008) application in
als due to recent changes by ACHD, requirements
ments for submittal of revised preliminary plat, final plat,
~ect property is located on the southwest comer of the intersection of East Pine Avenue
d North Nola Road. It is located in the NW \4, SW \4 of Section 8, Township 4 North, Range
1 East.
SURROUNDING PROPERTJES
North - One (I) parcel, totaling approx. 4.8 acres (zoned I-L, City of Meridian), and one (1)
parcel, totaling approx. 1.5 acres (zoned RUT, Ada County).
South - One (I) parce~ totaling approx. 7.7 acres (zoned I-L, City of Meridian).
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South - One (I) parcel, totaling approx. 7.7 acres (zoned I-L, City of Meridian).
East - One parcel (I) parcel, totaling approx. 4.9 acres, containing Crossroads Middle School
(zoned T-E, City of Meridian), and one (1) parcel, totaling approx. 14.8 acres (zoned RUT, Ada
County).
West - Railside Park Subdivision, including: one parcel (1) parcel, totaling approx. 1.2 acres
(zoned I-L, City of Meridian), one (1) parcel, totaling approx. 1.4 acres (zoned I-L, City of
Meridian), and one (1) parcel, totaling approx. 1.4 acres (zoned I-L, City of Meridian).
OWNER OF RECORD
The property owner ofrecord is Anderson/Lockwood Foundation. Doug Bergey of Bergey Land
Surveying has provided notarized consent to submit the subject application.
PRELIMINARY PLAT FINDINGS
Meridian City Code (MCC) 12-3.3 J.2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the Commission/Council shall. consider the objectives of
this title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Plan;
Staff finds the 2002 Comprehensive Plan Future Land Use Map designates all of the
subject property as "Industrial." The purpose of the Industrial designation is ".. .to allow
a range of industrial uses to support industrial and commercial activities and to develop
with sufficient urban services. In light industrial areas, uses may include warehouses,
storage units, light manufacturing, and incidental retail and offices uses. Heavy industrial
areas may include processing, manufacturing, warehouses, storage units, and industrial
support activities. In all cases, standards for screening, landscaping, and adequate access
would be developed and implemented." (See Chapter VII, pg. 99.)
Staff fmds that the proposed subdivision is in compliance with the Comprehensive Plan.
B.
The availability of public services to accommodate the proposed development;
Locust Grove is currently included in ACHD's Five-Year Work Program (2007) and
Capital Improvements Plan (#80). Locust Grove is anticipated to be 5 lanes from
Franklin Road to Fairview Avenue with curb, gutter, sidewalk and bike lanes within 96-
feet of right of way. The intersection of Locust Grove and Pine is scheduled to be
widened and signalized with that same project.
The subject site can be serviced by the City of Meridian's sanitary sewer and water
systems. Sanitary sewer and water mains would have to be extended into the site by the
developer from East Pine Avenue.
On November 12, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The Meridian Fire Department is
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supportive of the subdivision. The applicant should coordinate the location and design of
refuse container(s) with Sanitary Services Company (SSe). Trash enclosures must be
built in the location and to the size approved by SSC. All dumpster(s) must be screened
in accordance with MCC 11-12-1.C.
The Commission and Council should reference any written or verbal testimony submitted
by the Meridian Police Department, and any other agency not listed above, regarding
their ability to adequately service this project.
Staff finds that the property proposed for development can be serviced by essential public
facilities and services.
c.
The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement program
because the developer is required to install sewer, water, utilities and irrigation, for the
development at their cost.
D.
The puhlic financial capability of supporting services for the proposed development;
The developer will be financing the extension of sewer, water, utilities and irrigation
services to serve the project. The primary public costs to serve the future site will be fire
and police services. Staff finds that this development will not cause excessive additional
requirements at public cost, if the applicant complies with the conditions of approval for
the and preliminary plat application. The Commission and Council should consider the
Meridian Police, Parks and Fire Departments' comments with regard to their capability to
serve the proposed development.
E.
The other health, safety or environmental problems that may be bronght to the
Commission's attention.
ACHD considers road safety issues in their analysis; ACHD staff has approved this
subdivision, with conditions. There are no health, safety, or environmental problems to
bring to the Commission's attention.
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Cross Access Agreement (Pine and Nola)- Lots 1, 2, and 3 must share a common access to
East Pine Avenue, per ACHD requirements, requiring a cross-access agreement. A cross-
access agreement shall also be recorded for the shared driveway between Lots 3 and 4 on
Nola Road.
2. Multi-Use Pathwav- The Comprehensive Plan Future Land Use Map depicts a multi-use
pathway adjacent to the property along North Nola Road on the eastern boundary of the
property. The City of Meridian anticipates negotiations with ACHD concerning the design
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of the Locust Grove Road extension and sufficient right-of-way exists for location of the
multi-use pathway along Locust Grove Road. Also, the City of Meridian anticipates the
location of a multi-use pathway on the south side of East Pine Avenue for connection to a
planned pathway on an adjacent property to the northeast of the proposed subdivision.
Therefore, the City of Meridian reserves the right to acquire a pedestrian easement on the
subject property in the future. See Site Specific Condition #5.
3. Required Street Buffers- The City of Meridian Landscape Ordinance requires that the
landscape buffers along Nola Road and Locust Grove Road be extended south onto Lot 4.
Locust Grove Road requires a 25-foot landscape easement, as shown on Lot 1; Nola Road
requires a 10-foot landscape easement, as shown on Lot 3.
4. Detailed Landscape Plan for Lot 4- The City of Meridian Landscape Ordinance requires that
a detailed landscape plan be submitted for all Preliminary Plat and Final Plat applications.
The applicant has not submitted a landscape plan for Lot 4. The applicant shall provide a
detailed landscape plan for Lot 4 and submit 10 full-size copies and one reduced copy to
the City Clerk at least 10 days prior to the City Council hearing.
5. CCR's- No CCR's have been submitted that detail the responsibilities for the maintenance of
the landscaping and common parking/drainage areas, or the establishment of a business
owner's association.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT/FINAL PLAT)
1. Applicant shall make the following modifications to the preliminary plat and submit 10 full-
size copies and one reduced copy to the City Clerk at least 10 days prior to the City Council
hearing for this application:
a. The 25-foot landscape easement along Locust Grove Road shall be extended to the
southern boundary of Lot 4.
b. The 10-foot landscape easement along Nola Road shall be extended to the southern
boundary of Lot 4.
c. Provide a note granting cross-access to Lots 1,2, and 3 to utilize the new drive access
to East Pine Avenue.
d. Provide a note granting cross-access to Lots 3 and 4 to utilize the shared driveway
near the north boundary of Lot 4.
e. Reflect recent ACHD modifications on the revised Preliminary Plat.
2. Make the following modifications to the final plat and submit 10 full-size copies and one
reduced copy to the City Clerk at least 10 days prior to the City Council hearing for this
application:
a. The 25-foot landscape easement along Locust Grove Road shall be extended to the
southern boundary of Lot 4.
b. The 10-foot landscape easement along Nola Road shall be extended to the southern
boundary of Lot 4.
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c. Provide a note granting cross-access to Lots 1,2, and 3 to utilize the new drive access
to East Pine Avenue.
d. Provide a note granting cross-access to Lots 3 and 4 to utilize the shared driveway
near the north boundary of Lot 4.
e. Reflect recent ACHD modifications on the revised Preliminary Plat.
3. Water service to this site shall be via service line extensions from the existing mains adjacent
to the property. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service.
4. Sanitary sewer service to this site will be via main line extensions to an existing main
adjacent to the property. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
5. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the
regional pathway unless otherwise determined by the Parks and Recreation Department. The
public easement shall be recorded for the pathway prior to the first Certificate of Occupancy
of any new structures. Submit a copy of the recorded easement to the Planning and Zoning
and Parks Departments. The easement shall be sufficient width to cover the 10-wide
pathway. Buildings are precluded from constructing within this easement. The lO-foot wide
hard surfaced pathway shall be constructed and fully improved prior to the issuance of the
first Certificate of Occupancy for any new building. A note shall be added to the face of the
final plat, if applicable, indicating the City of Meridian is responsible for the maintenance of
the pathway surface located within the easement. Applicant shall conform to the Park's
Department standards for construction of the regional pathway. The Business Owners'
Association is responsible for maintenance of all landscaping adjacent to the pathway.
6. 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.
7. Revise or add the following notes on the face of the plat:
(4.) "Buildinz setbacks and dimensional standards in this subdivision shall be in
compliance with Title 11 and Title 12 of the Meridian Citv Code unless otherwise
modified bv Conditional Use Permit (CUP-O4-025J which allowed for reduced lot
sizes and lot frontazes. "
(5.) "Re-word, responsibility lies with the business owner's association."
(6.) .. .the construction of hard surfaced drivewavs.
(9.) "The owner of each lot across which passes an irrizationldrainaze ditch or pipe. is
responsible for the maintenance thereof. unless such responsibilitv has been
assumed bv an irrization/drainaze district. "
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(10.) "The bottom elevation of structural footings shall be set a minimum of I2-inches
above the highest established normal groundwater elevation. "
8. Label the "Real Point of Beginning."
9. Revise the plat date to "2005."
10. Revise the Water Service Origin Statement in the Certificate of Owner's to simply state
".. .The City of Meridian, Water Departmeat"
11. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the
street names and lot & block numbering. Make all corrections necessary to comply.
12. The applicant shall provide a detailed landscape plan for Lot 4 and submit 10 full-size copies
and one reduced copy to the City Clerk at least 10 days prior to the City Council hearing.
13. Other than the access point specifically approved on East Pine Avenue with this application
by ACHD, direct lot access to Locust Grove Road or East Pine A venue is prohibited.
14. Required landscape buffers/street improvements shall be made by the developer/subdivider
as part of the final plat.
15. Provide a recorded copy of the cross access agreement for Lots 1,2, and 3 to utilize the new
drive access to East Pine Avenue, and for Lots 3 and 4 to utilize the shared driveway near the
north boundary of Lot 4.
GENERAL CONDITIONS (PRELIMINARY PLAT/FINAL PLAT)
1. 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.
2. Submit compaction test results to the Meridian Building Department for any building pads
within lots receiving engineered backfill.
3. 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 proposes connection to City of Meridian
water for irrigation. If a single-point connection is utilized, the developer shall be responsible
for the payment of assessments for the common areas prior to signature on the final plat by
the City Engineer.
4. 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
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including a 1O0-year storm event. Side slopes within drainage areas shall not exceed 3:1.
The project engineer should pay close attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and construction phases.
5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. Install 250-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit from
the Public Works Department prior to commencing installations.
7. Developer shall coordinate mailbox locations with the Meridian Post Office.
8. All proposed fencing must be in compliance with MCC 12-4-10.
9. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of
the final plates), all sidewalks shall be constructed or a financial guarantee that said
improvements will be completed shall be provided.
10. A note shall be placed on the final plat stating that unless olherwise approved, all building
setbacks shall meet the requirements of the zoning ordinance in effect at the time of building
permit submittal. (See Site Specific note 7 above)
11. 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.
12. Plat approval shall be subject to the expiration provisions set forth in MCC.
13. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, and road base approved
by the Ada County Highway District prior to applying for building permits. All development
improvements shall be installed and approved prior to obtaining certificates of occupancy. A
letter of credit or cash surety in the amount of 110% will be required for all fencing,
pathways, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the final plat.
14. Complete the Certificate of Owners and accompanying Acknowledgment.
15. Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat
or final plat does not relieve Applicant of responsibility for compliance.
OTHER AGENCYIDEPARTMENT COMMENTS/CONDITIONS
MERIDIAN FIRE DEPARTMENT CONDITIONS
I. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
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2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 \12' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. Provide a 20' wide Fire Lane for all internal and external roadways.
5. Operational fire hydrants and temporary or permanent street signs are
combustible construction begins.
required before
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 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.
8. All processes & storage practices shall be required to comply with the International Fire Code.
SANITARY SERVICE COMPANY
1. Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan
from sse.
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as
set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and
3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must
connect trom 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.
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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 continuation of the submitted Preliminary Plat (PFP-O4-008) application in
order to receive modified application materials due to recent changes by ACHD, requirements
for submittal of CC&Rs, and requirements for submittal of revised preliminary plat, final plat,
and landscape plans.
PFP-04-008
Nola Sub.PFP.doc
/'
... ....... -..
. ~Aši ~
Ada County Highway District
John S. Franden, President
David E. Wynkoop 1st Vice President
Susan S. Easllake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 1083714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHO.ada.id.us
November 16, 2004
RECEIVED
NOV 19 2004
To:
Anderson/Lockwood Foundation
1830 Broadmoor Drive E.
Seattle, Washington 98112
Subject:
MPFP04-008
NolefSubdivision
s/w/c Nola Road and Pine Avenue
City of Meridian
City Clerk Office
On November 16, 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.
;itl~
Planner II
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Engineering with a Mission
1523W. Hays Street
Boise, Idaho 83702
" ~,
.;':,;i_?,~
. ,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 16,
2004. Tech Review for this item was held with the applicant on November 16, 2004. Please refer to the
attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail:
Idenhartoa<fiJ.achd.ada.id.us
File Numbers:
Nola Subdivision-MPFPO4-008
Site address:
slw/c of Pine & Nola
Applicant/Owner:
Anderson/Lockwood Foundation
1830 Broadmoor Drive East
Seattle, Washington 98112
Representative:
Engineering with a Mission
1523 W. Hays Street
Boise, Idaho 83702
Application Information:
The applicant has submitted the above referenced application to the City of Meridian requesting preliminary
plat approval for the development of a 4-lot industrial subdivision on 2.91-acres. The site is located at the
southwest corner of Nola Street and Pine Avenue.
Acreage: 8.02-acres
Current Zoning: I-L
Industrial lots: 4
Vicinity Map
A.
1.
2.
3.
4.
5.
Findings of Fact
Trip Generation: This development is estimated to generate 62 additional vehicle trips per day (120
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.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: A portion of the site is currently vacant. The Oak Harbor freight shipping
business is on the southem portion of the site.
Description of Adjacent Surrounding Area:
Direction land Use Zoning
North Industrial I-L & RUT
South Vacant I-L
East Residence RUT
West Industrial I-L
6. Impacted Roadways
Roadway Frontage Functional Traffic Count level of Speed
Classification Service. limit
Pine 547' Minor Arterial 6,386 east of Locust Better 35
(from Locust Grove on 12/2/03 than "COO MPH
Grove to Nola)
Nola 660' Local/Commercial 7,392 north of N/A 35
Franklin on 9/16/03 MPH
7.
'Acceptable level of service for a two lane arterial roadway is "E" (15,500 VTD).
Roadway Improvements Adjacent To and Near the Site
. Pine Avenue is currently improved with two travel lanes and no curb, gutter, or sidewalk
abutting the site.
. Nola Road is currently improved with two travel lanes and no curb, gutter, or sidewalk for the
first 250-feet south of Pine Avenue. There is curb, gutter, and sidewalk abutting the existing
Oak Harbor site.
8.
Existing Right-of-Way
. Pine Avenue currently has between 50-feet of existing right-of-way abutting the site.
. Nola Road currently has 55-feet of existing right-of-way abutting the site.
. There is 96-feet of existing right-of-way abutting the site's west property line (60-feet from
centerline). This right-of-way is for the Locust Grove Road extension.
9.
Existing Access to the Site
The site currently has no defined access point on Pine Avenue. There is a shared driveway on Nola
Road located 245-feet south of the north property line. There are two other existing driveways on
2
10.
B.
1.
Nola Road for the Oak Harbor freight shipping business; these driveways are in alignment with the
two driveways on the east side of Nola Road.
Site History
The District reviewed and approved a portion of this site in May 2004 for a 3-lot industrial subdivision
on 2.91-acres (Nola Subdivision--MPP04-015). The findings and requirements of this report are
consistent with the previous review.
11.
Capital Improvements PlanlFive Year Work Program
Locust Grove Road is currently included in the District's Five Year Work Program (2007) and Capital
Improvements Plan (#80). Locust Grove Road is anticipated to be 5 lanes from Franklin Road to
Fairview Avenue with curb, gutter, sidewalk and bike lanes within 96-feet of right-of-way. The
intersection of Locust Grove and Pine is scheduled to be widened and signalized with that same
project.
Findings for Consideration
Right-ot-Way
Locust Grove Road
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
There is 96-feet of right-of-way abutting the site for Locust Grove Road. Additional right-of-way may
be needed for the future intersection corner of Pine Avenue and Locust Grove. Coordinate the
location and size of the additional right-of-way with District staff.
Pine Avenue
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
With the Locust Grove Road project in the Five Year Work Program, the intersection of Locust Grove
Road and Pine Avenue will be widened and signalized. Pine Avenue is planned to be 5 lanes at the
intersection with curb, gutter, a 5-foot detached concrete sidewalk and bike lanes within 96-feet of
right-of-way.
Dedicate a total of 48-feet of right-of-way from the centerline of Pine Avenue abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way dedicated which is an
addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time
(cummtly Ordinance #198), iffunds are available.
Nola Road
District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3-lane roadway with curb. gutter and a 5-foot wide
detached concrete sidewalk.
3
There is 55-feet of existing right-of-way for Nola Road abutting the site. No additional right-of-way
dedication is required with this application.
2.
Street Sections
Locust Grove Road
District policy 72-F3 requires arterial roadways to be constructed as a 72-foot street section with curb,
gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 96-feet of right-of-way with
parking prohibited on both sides of the roadway.
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.7.2).
The applicant will be required to submit a road trust to the District for the cost of the sidewalk for
Locust Grove Road. The approximate cost of the road trust would be $12,600 ($20 a lineal foot, 630-
feet).
Pine Avenue
District policy 72-F3 requires arterial roadways to be constructed as a 72-foot street section with curb,
gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 96-feet of right-of-way with
parking prohibited on both sides of the roadway.
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.7.2).
The applicant has proposed to construct a sidewalk on Pine Avenue abutting the majority of the site's
frontage on Pine Avenue (450-feet). The applicant has not proposed to construct the sidewalk for the
westem most 100-feet of frontage due to the fact that the elevations for the Locust Grove Road and
Pine Avenue intersection are not yet fixed. Therefore the applicant should provide the District with a
road trust for the portion of sidewalk that is not going to be constructed at this time. The approximate
cost of the road trust would be $2,000 ($20 a lineal foot, 100-feet). The portion of the sidewalk that is
to be constructed should be located a minimum of 41-feet from the centerline of Pine Avenue.
Nola Road
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
The applicant has proposed to construct a 5-foot concrete sidewalk, vertical curb, and gutter abutting
the site on Nola Road. This proposal meets District policy.
3.
Driveways
Location for Pine Avenue
District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection
to be located a minimum of 440-feet from the signalized intersection for a full-access driveway and a
minimum of 220-feet from the signalized intersection for a right-inlright-out only driveway. The
distance from the intersection may be reduced to 315-feet if the right-in/right-out driveway is
eliminated.
4
Modification of Policv
The applicant has proposed one full-access driveway on Pine Avenue located approximately 220-feet
east of the future intersection of Pine Avenue and Locust Grove Road. This location does not meet
District policy. The applicant will be required to move the driveway to align with the driveway on the
north side of Pine Avenue. The alignment would place the driveway approximately 30D-feet from the
intersection.
Location for Nola Road
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commerciallindustrial roadways
to offset a controlled andlor uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
There is an existing shared driveway located 245-feet south of the north property line. If the driveway
is not proposed to be utilized, the applicant shall close the driveway by constructing matching
improvements (i.e. vertical curb, gutter, and sidewalk). The existing two driveways for the Oak
Harbor site meet District policy.
Width
District policy 7207.9.3 restricts industrial driveways to a maximum width of 40-feet. Most industrial
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 has proposed the driveway on Pine Avenue to be a curb-return type driveway. 4D-feet
in width. 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 3O-feet into the site beyond the edge of pavement of the
roadway.
4.
Commuteride
Alternative Transportation Program (ATP)
. In order to reduce trips to and from this development it is recommended that Tenants
occupying the proposed building be required to provide an Alternative Transportation Program
for employees and provide an annual report to ACHD on employee participation.
Commuteride staff will coordinate the Alternative Transportation Program with the applicant.
For more information contact Catherine Sanchez at 387-6160.
Transportation Management Association (TMA) or Transportation Management Organization (TMO)
. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation
Management Association (TMA) or Transportation Management Organization (TMO) that is
formed with a boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
5
5.
C.
D.
Ð
enhancements). An annual survey will be required of the TMAITMO to monitor participation in
alternative transportation programs and folWarded to the ACHD Commuteride Office.
Other Access
Pine Avenue is classified as a minor arterial. Other than the access specifically approved with this
application, no additional access points will be approved. A note of this access restriction shall be
placed on the final plat.
Special Notice to the City of Meridian
Lot 1 does not have a driveway access to Pine Avenue or to the future Locust Grove Road. Only one
driveway will be allowed on Pine Avenue for this development. The applicant should place a note on
the plat that would provide cross access among all of the lots and ensure that each lot can utilize the
one shared driveway on Pine Avenue.
Site Specific Conditions of Approval
1.
Coordinate the additional right-of-way dedication with District staff for the southeast corner of the
intersection of Pine Avenue and Locust Grove Road. The right-of-way purchase and sale agreement
and deed must be completed and signed by the applicant prior to scheduling the final plat for
signature by the ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication
after receipt of all requested material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #200), if funds are available.
Dedicate a total of 48-feet of right-of-way from the centerline of Pine Avenue abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way dedicated which is an
addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #198), if funds are available.
2.
4.
Provide a road trust to the District for the cost of the sidewalk abutting the site for Locust Grove Road
The approximate cost of the road trust would be ~ ($20 a lineal foot, 630-feet).
Construct a 5-foot detached sidewalk on Pine Avenue abutting the site from the intersection of Pine
Avenue and Nola Road to a point 450-feet west, as proposed. Submit a road trust to the District for
the portion of sidewalk proposed to NOT be constructed at this time (approximately 100-feet). The
approximate cost of the road trust would be $2,000 ($20 a lineal foot, 100-feet). The portion of the
sidewalk to be constructed shall be located a minimum of 41-feet from the centerline of Pine Avenue.
5.
Construct vertical curb, gutter, and a 5-foot concrete sidewalk abutting the site on Nola Road, as
proposed.
6
6.
7.
8.
9.
Construct one driveway on Pine Avenue located in alignment with the driveway on the north side of
Pine Avenue. This alignment will place the driveway approximately 300-feet east of the intersection
of Pine Avenue and Locust Grove Road (measured near edge to near edge). Construct the driveway
as a curb-return type driveway, 40-feet in width. The driveway shall be paved its full width and at
least 30-feet into the site.
Close the existing shared driveway on Nola Road located 245-feet south of the north property line
with matching roadway improvements (Le. vertical curb, gutter, and sidewalk), if the driveway is
proposed to NOT be utilized.
Locate any new driveway on Nola Road a minimum of 50-feet from the intersection of Pine Avenue
and Nola Road (measured near edge to near edge).
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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.
3.
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.
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.
6.
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.
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 contactACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
9.
7
10.
11.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
8
9
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II
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
~
~ CENTRAL
G BtðLr~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
RECEIVf:
NOV - 4 2004
City of Meridian
CllyCI".I.Ofllh
Return to:
0 Boise
0 Eagle
0 Garden City
~Meridian
0 Kuna
OACZ
0 Star
Rezone #
Conditional Use #
PreliminarY I Final/ Short Plat I'FP o/f -OO?'
POL/!? ,)'ut!JOW/ S/oJ1/
01. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exacttype of use must be provjded 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 charactenstics
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.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
tta. After writt~approval from appropriate entities are submitted, we can approve this proposal for:
entral sewage ~ommunity sewage system 0 community water well
interim sewage ntralwater
0 individual sewage individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division~f nvironmental Quality:
ntral sewage D. community sewage system 0 community water
sewage dry lines }iLcentrai water
Run-off Is not to create a mosquito breeding problem.
Já10.
0 11. This Department would recommend1:leferral 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.
0 13. 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
þÍ14. Please see attached stormwater management recommendations
015.
0 child care center
~.~
Reviewed BYyrJ. ./
15"'.00"'0904
Review Sheet
\
MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, 1083704-0825 . (201J) 375-5211 . FAX 327-B500
To prevent and treat disease alld disability; to promote healthy lifestyles; and to proteet and promote the health and quality of our ellvironment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impactto ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
StormwaterBest.Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
EmAro. HealIh: 327-7499
Family Rannin9: 327-7400
Immuniz¡;tions: 327-7450
Senior Nutrition: 327-7460
WiC: 327.7488
m. "'J"on
Serving VaUey, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th 51. North
Mountahl Home, 10 83647
Enviro. He~'h: 567.9225
Femlly Heelth: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st 51.
Po. Box 1448
M,C~I, 10 83638
Ph. 634-7194
FAX: 634-2174
"""'."=",,
RECEIVED
NOV 2 2 2004
City of Meridian
City Clerk Ollie<
~ & ~ 1~ 'Di4t1Uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208-463-0092
ember, 2004
phones: Area Cede 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
v(ìllim»..G.Berg Jr.
City Clerk
City of Meridian
-';!'~.'.'1!:f'2-
"~ID'l!3'64:
RE:
PFP 04-008/Nola Subdivision
Dear Will:
If all storm drainage is retained on-site there will be no impact on N ampa & Meridian
Irrigation District and no further review will be required.
However, if ¡my surfac~dJ:ßÍ.!1age leaves the site, the Nampa & Meridian Irrigation
District requireÙhat aLand Use Change Application is filed for review prior to final
platting. Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho
Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
~. ceTely,
- f!~
John P. Anderson
. Water Superintendent
NAMP A & MERIDIAN IRRIGATION DISTRICT
JPA/dbg
c:
Board of Directors
Secretary/Treasurer .
Ass!. Water Supe¡jntendent
File-' . .
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS 40,000
1503 FIRST STREET SOUTH NAMPA,IDAHO 83651-4395
FAX # 208-463-0092
17 November 2004
Angela M. Comish, PE
Engineering with A Mission
1523 W. Hays
Boise, ID 83702
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
- -
--- ---~-~- - ---~_c_-- -ce--- ----"-.~--~-----
----- -----
RE:
Land Use Change Application - Nola Subdivision
Please note the District now reQuires three {3) sets of plans
Dear Ms. Comish:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership. operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
AD~ 7!, 77JøLc
Donna N. Moore, Asst. Secretaryrrreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNMlsmc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Anderson I Lockwood Foundation, Howard Anderson, President, 1830 Broadmoor Drive
East, Seattle, WA 98112
Doug Bergey, PLS, Bergey Land Surveying, 1103 W. Main St., Middleton, ID 83644
enc.
APPROXIMATE IRRIGABlf ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
r'
,,'
FAX NO, :2083423342
Noy," 2~ 2004 03:25PM Pi
Engineering
with.
Mission
RECEIVEr}
RECEIVED
NnV1 0 200~
liERIJJIAN CITY ENGlNEEll
t.:>'
2004
CITY OF MERIDIAN
CITY ~: c¡;:< r.;::Flr;r
TRANSMITTAL
TO: Bruce Freckleton, City of Meridian
FROM: Angela Comish, Engineering with a Mission
DATE: 11.29.04
RE: Nola Subdivision
Bruce,
Per my conversations with John Anderson of the
N amps & Meridian Irrigation District, the ditch that
parallels the Nola Subdivision property is a private
user's ditch with intermittent flow only. John
indicated that for ditch water to be used for
irrigation, a complete back up system would need to
be installed. It was agreed that putting in duplicate
systems for the landscaping on a small site like this
was cost prohibitive. We respectfully request to use
City water for watering the landscaping for this site.
Tha~ ( ~
Angelá
Eng"lneering with a Mission 1523 W. Hays, Boise, 1083702. 208.385,,9381 (phone)
Main Heading Goes Here
Machelle Hill
From: Bruce Freckleton [freckleb@meridlancity.org]
Sent: Tuesday, November 30, 2004 9:32 AM
To: Josh Wilson (E-maiQ; Bill Nary; Jessica Johnson; Machelle Hili; Tara Green; Will Berg
Subject: Nola Subdivision -Irrigation
FYI
Page 1 of 1
Attached is a letter from the engineer worlòng on the Nola Subdivision, (pFP 04-008, Scheduled in front of P&Z
Commission on Dec. 2, 2004), requesting the use of City water for watering the landscaping within the
subdivision. If this request is granted by the Council, the applicant would be subject to paying well development
fees in lieu.
Bruce
----- - - ------- ------ - ------- ------- ------- --------- ---
Bruce Freck/eton
Development Services Manager
Melidian Public Works Department
660 E. Watertower Lane, Suite 200
Melidlan, Idaho 83642
Ph (208) 898-5500 Fax (208) 898-9551
E-Mail freckleb@meridiancitv.oro
.- ------- ------- ------- -------