HomeMy WebLinkAboutSicily Subdivision AZMERIDIAN PLANNING & ZONING MEETING
AZ 05-014
May 19, 2005
APPLICANT Landmark Engineering & Planning ITEM NO. 9
REQUEST Public Hearing: Annexation & Zoning of 19.72 acres from RUT to a R-8 zone for
Sicily Subdivision - south of East Victory Road and west of South Locust Grove Koaa
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
COMMENTS
See attached Staff Comments
No Comment
See attached Comments
No Objections
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See affidaylt of Posting
Contacted: Date:
Emailed: Staff Initials:
Phone:
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MAYOR
Tammy de Weeid
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
STAFF REPORT:
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CITY HALL
(208) 8884433 — Fax 8874813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 — Fax 898-9551
LEGAL DEPARTMENT
(208) 888-4433 — FAX 8874813
P&Z Hearing Date: May 19, 2005
Transmittal Date: May 13, 2005
To: Mayor, City Council and Planning & Zoning Commission D W- % t T, I %IPA -1i"
From: Josh Wilson, Associate City PlannerMAY 1 31005
Mike Cole, Development Services ordinator
CITY OF MERIDIAN
Re: Sicily Subdivision CITY CLERK OFFICE
• Annexation and Zoning of 19.72 Acres from RUT (Ada County) to R-8
(Medium Density Residential) by Landmark Engineering and Planning, Inc.
(File No. AZ -05-014)
• Preliminary Plat Approval of Seventy -Four (74) Single-family Building Lots
and Five (5) Other/Common Lots on 19.72 Acres in a Proposed R-8 Zone by
Landmark Engineering and Planning, Ino. (File No. PP -05-016)
We have reviewed the above referenced submittals and offer the following comments:
APPLICATIONS SUMMARY
The applicant, Landmark Engineering and Planning, has applied for Annexation and Zoning
(AZ) and Preliminary Plat (PP) approval of seventy-four (74) single-family residential building
lots and five (5) other/common lots on 19.72 acres (exclusive of right-of-way to be dedicated)
in a proposed R-8 zone. The site is located south of Victory Road and west of Locust Grove
Road. The site does not currently have frontage on a public road; however, two recent
developments provide stub streets to the property. The subject property is within the Urban
Service Planning Area and the current Area of City Impact.
The applicant is proposing to construct the development in two phases. The first phase includes
43 buildable lots in the northern half of the development, and the second phase includes 31
buildable lots in the southern half of the development. The gross density of the proposed
development is 3.75 dwelling units per acre, and is in accord with the proposed R-8 zoning
district and the Future Land Use Map of the Comprehensive Plan (see Annexation & Zoning
Analysis "A" below). The seventy-four proposed building lots range in size from 6,500 square
feet up to 13,165 square feet, with an average size of 7,296 square feet. All housing types are
proposed as single-family residential.
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P&Z Hearing Date: May 19, 2005
Page 2
The proposed plat contains approximately 6.7% open space, which exceeds the 5% minimum
open space requirement of MCC 12-13-16-2. No variances, exceptions or reductions to the City
adopted dimensional standards or uses are requested with the preliminary plat application. The
proposed minimum lot size, frontage and building setbacks are per the R-8 zone and are
detailed below:
R-8 Zone:
Lot Size- City Minimum Requirement
6,500 sq. ft.
Lot Frontage - City Minimum Requirement
65 -feet (non cul-de-sac)
Residential Building Setbacks -
Front
20 -feet
Rear
15 -feet
Interior Side*
5 -feet
Street Side
20 -feet
* No additional setback per story
Shown on Preliminary Plat
6,500 sq. ft.(minimum)
Shown on Preliminary Plat
65 -feet (minimum, non cul-de-sac)
Staff recommends approval of the subject annexation/zoning (AZ -05-014) and preliminary
plat (PP -05-016) with the conditions listed herein.
LOCATION
The subject site is located south of Victory Road and west of Locust Grove Road, west of
Roseleaf and Chatsworth Subdivisions, in Section 30, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Agricultural land, zoned RUT (Ada County).
South: Ridenbaugh Canal and Agricultural land, zoned RUT (Ada County).
East: Ridenbaugh Canal and Agricultural land, zoned RUT (Ada County).
West: Roseleaf and Chatsworth Subdivisions, zoned R-8.
The property owners of record are Bruce and Annalee Blaser and they have provided notarized
consent for Landmark Engineering and Planning to submit the subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to Zoning
Amendments, both the Planning & Zoning Commission and Council are required "to review
the particular facts and circumstances of each proposed zoning amendment in terms of the
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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-8 is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Mal), which
designates the land to be Medium Density Residential There is a minimum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
Sicily Subdivision is 3.75 dwelling units per acre. The Future Land Use Map shows a
future community park in this square mile. However, the Parks Department is not seeking
to acquire any land from the applicant.
The following Comprehensive Plan policies support this proposal:
• Require that development projects have planned for the provision of all public
services (Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services
to the subject properties. The City of Meridian plans to provide municipal services to
the lands proposed to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the
developer's expense.
• The subject lands currently lie within the jurisdiction of the Meridian
Rural Fire District. Once annexed the lands will be under the jurisdiction
of the Meridian City Fire Department, who currently shares resource and
personnel with the Meridian Rural Fire Department. Fire and Emergency
Medical Services will be provided by Meridian City Fire Station #3. The
subject lands lie within 1.5 miles of the recently opened Meridian City
Fire Station #3 and lie within the Meridian Fire Department's five-minute
response zone.
• The subject lands currently lie within the jurisdiction of the Ada County
Sheriff's Office. Once annexed the lands will be serviced by the Meridian
Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service
will not change.
• The subject lands are currently serviced by the Meridian School District
#2. This service will not change.
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• The subject lands are currently serviced by the Meridian Library District.
This service will not change and the Meridian Library District should
suffer no revenue loss as a result of the subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
Department, the Meridian Wastewater Department, the Meridian Planning and
Zoning Department, Meridian Utility Billing Services, and Sanitary Services
Company.
• Protect existing residential properties from incompatible land use development on
adjacent parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are either designated for residential
or public/quasi public uses on the Comprehensive Plan Future Land Use Map.
• Support a variety of residential categories (low-, medium-, and high-density single
family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities
(Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Medium -Density Residential on the Future Land
Use Map which identifies this area as an appropriate area for medium -density
residential development. This proposal meets the Comprehensive Plan definition of
medium -density, with a gross density of 3.75 dwelling units per acre.
• Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
One stub street has been provided to large, undeveloped parcel to the north and two
street connections have been provided to the east to Roseleaf and Chatsworth
Subdivisions (see ACHD report for details).
Staff finds that the proposed R-8 zoning designation is harmonious with and in
accordance with the Comprehensive Plan.
B. 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. There are several large, undeveloped county parcels to the west, north and south
of this land and additional annexation/rezone requests are anticipated on these parcels in
the future.
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C. 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 the proposed single-family residential subdivision would be allowed
within the requested zoning district of R-8. The accompanying plat demonstrates the land
would be developed in lot sizes, housing types and other dimensional requirements that
conform to the proposed zoning designation.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly east of the subject property is annexed and approved for
development similar to the proposed subdivision (Roseleaf Subdivision and Chatsworth
Subdivision). Tuscany Lakes Subdivision and Sageland Subdivision were also recently
approved residential developments in the area. Tuscany Lakes Subdivision is located near
the southwest corner of Locust Grove Road and Victory Road and Sageland Subdivision
is on the northeast corner of Locust Grove Road and Victory Road. The majority of
Section 30, Township 3 North, Range 1 East is designated for residential development
similar to the proposed project. This is the fourth annexation application the City has
processed within the northeast quarter of Section 30.
Locust Grove Road is designated as a Urban Collector on the Functional Street
Classification Map. This section of Locust Grove Road abutting the site is not currently
programmed within ACHD's Five Year Work Program or Capital Improvement 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-8 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
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 (agricultural), staff finds that the impact is consistent with the
intended character of the area; a mix of low and medium density residential.
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F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous as long as
landscaping, fencing and the other conditions outlined in this report are complied with
and construction traffic and house construction is conducted in a manner consistent with
City Code.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, 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 and/or future property owners will be required to pay park and highway
impact fees as well as construct on-site storm water drainage facilities.
Sanitary sewer and water service for this development will be from mains in Roseleaf
and Chatsworth Subdivisions. The applicant shall be responsible for the extension of
utilities to and through this proposed development. Sizing and routing shall be
coordinated with the Public Works Department.
On April 29, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The detailed comments and
conditions from the Fire Department, Police Department, and other agencies/departments
are at the end of this report.
Based on the comments received from other 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. Further, the Commission and Council should determine if the above
finding can be made without ACHD's analysis of this development on the roadway
system.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, public street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost. Staff does not
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anticipate that the annexation and zoning will 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 recognizes that traffic and noise will increase with the approval of a development on
this site; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Traffic congestion is an ongoing issue for Meridian, the
resolution of which is beyond the scope of this project. Staff does not anticipate that
annexation and development in accordance with current city code and the Comprehensive
Plan will create excessive 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 construct one public street entrance into the site from
Chatsworth Subdivision (E. Mona Lisa Drive) and one public street entrance into the site
from Roseleaf Subdivision (E. Palermo Drive). If vehicular approaches (streets) are
approved and constructed in accordance with ACHD policy, staff does not believe that
the subdivision will create interference with traffic on the surrounding public streets.
Please review the ACHD report for this project for additional information regarding this
finding.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff is not aware of any natural or scenic features that may be lost, damaged or
destroyed with the approval of the subject applications. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may result in the destruction, loss
or damage of a natural or scenic feature(s) of importance of which staff is unaware.
Any existing trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this
property, as proposed by the applicant, is in the best interest of the City.
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ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (dated 12-1-04, stamped by
James R. Washburn, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. 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
Meridian City Code (MCC) 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the
acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of
this title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
See Annexation and Zoning Analysis "A" above.
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are or will be available to accommodate the proposed
development. See Annexation and Zoning Analysis "G" above.
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 a development on this property will not require the expenditure of
capital improvement funds.
D. The public fmancial capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services.
Staff recommends the Commission and Council rely upon comments submitted 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 that may be brought to the
Commission's attention.
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Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention; no hazardous natural features have been identified on the site. ACHD
considers road safety issues in their analysis. Staff finds the Commission and Council
should rely on any public testimony that may be presented to determine whether the
proposed use may cause health, safety or environmental problems.
1. Landscaping: The landscape plan prepared by Jensen Belts Associates, dated 3-11-05 is
approved as submitted. 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 may be removed (MCC 12-13-13-3). See Site
Specific Condition #4 below.
2. Ridenbaugh Canal: The applicant has requested a waiver for the Ridenbaugh Canal to
remain open, per MCC 12-4-13. Based on other sections of the Ridenbaugh that have
been bridged, a pipe diameter would substantially exceed 48 inches. Historically, the
City of Meridian has not required the tiling of waterways that would require a pipe
diameter of 48 inches or larger. See Site Specific Condition #5 below.
3. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single -point connection to the culinary water system
shall be required. If a single -point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system shall
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.
4. Fencing: The applicant is proposing to construct a 6 -foot tall solid fence around the
perimeter of the site. Staff is supportive of the proposed fencing. A detailed fencing plan
should be submitted upon application of the final plat (MCC 12-4-10.F.3). If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences should
taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10. See Site Specific Conditions #7 and #9
below.
5. Block Length Variance: Block 1 exceeds the maximum length block length allowed
(1000'). Staff is supportive of the design of the block due to the Ridenbaugh Canal
which effectively prevents any stub streets to the south. The applicant shall submit a
Variance application for block length that shall be heard concurrently at City Council
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: May 19, 2005
Page 10
with the subject Annexation and Zoning and Preliminary Plat applications. See Site
Specific Condition #10 below.
SITE SPECIFIC CONDITIONS—PRELIMINARY PLAT
1. All conditions of the accompanying Annexation/Zoning (AZ -05-014) application shall
also be considered conditions of the Preliminary Plat (PP -05-016).
2. Provide a public stub street to the north (S. Caesar Ave), as proposed.
With the submittal of the final plat application, the applicant shall submit a copy of the
Ada County Street Name Committee's final approval letter for the street names,
subdivision name, and lot and block numbering. Make any other corrections necessary to
conform.
4. The landscape plan prepared by Jensen Belts Associates., dated 3-11-05 is approved as
submitted. 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 may be removed (MCC 12-13-13-3).
5. The applicant has requested a waiver for the Ridenbaugh Canal to remain open, per MCC
12-4-13. Based on other sections of the Ridenbaugh that have been bridged, a pipe
diameter would substantially exceed 48 inches. Historically, the City of Meridian has not
required the tiling of waterways that would require a pipe diameter of 48 inches or larger.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways and the
Ridenbaugh Canal, intersecting, crossing or lying adjacent and contiguous to the area
being subdivided shall be tiled per City Ordinance 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't be obtained, alternative plans shall
be reviewed and approved by the Meridian City Engineer prior to final plat signature.
Sanitary sewer service is being proposed to this site via the Roseleaf and Chatsworth
developments to the East. These projects have been approved but there is no time line for
their completion. The applicant shall be responsible for constructing the lateral sewer
through this proposed development The subdivision designer is responsible for
coordinating main sizing and routing with the Public Works Department.
Proceeding through the approval process is strictly the risk of the applicant. The City of
Meridian does not guarantee sewer service within the development time frames outlined
in Meridian City Ordinance.
Water service is being proposed to this site via the Roseleaf and Chatsworth
developments to the East. These projects have been approved but no there is no time line
for their completion. The applicant shall be responsible for constructing the water main
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P&Z Hearing Date: May 19, 2005
Page 11
to and through this proposed development, thereby making them available to adjacent
properties. The subdivision designer is responsible for coordinating main sizing and
routing with the Public Works Department.
Proceeding through the approval process is strictly the risk of the applicant. The City of
Meridian does not guarantee water service within the development time frames outlined
in Meridian City Ordinance.
9. Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. If the pressurized irrigation system within this
development is to remain a private homeowners' association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation system
O&M manual shall be submitted prior to plan approval. The applicant shall be required
to utilize any existing surface or well water for the primary source. If a surface or well
source is not available, a single -point connection to the culinary water system shall be
required. If a single -point connection is utilized, the developer shall be responsible for the
payment of assessments for the common areas prior to signature on the final plat by the
City Engineer.
10. The applicant has indicated that storm drainage will be routed to shallow storm water
detention ponds then discharged into existing drainage ditches at pre -development flows.
It is the applicant's responsibility to coordinate, and enter into, a Discharge Agreement
with Nampa & Meridian Irrigation District.
11. If permanent perimeter fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit.
12. Maintenance of all common areas shall be the responsibility of the Sicily Homeowners'
Association.
13. A six-foot "open vision" or four -foot solid fencing is required adjacent to the common
area/open space lots. Submit a detailed fencing plan with the final plat.
14. The applicant shall submit a Variance application for block length that shall be heard
concurrently at City Council with the subject Annexation and Zoning and Preliminary
Plat applications.
15. 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 shall be maintained.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
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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 irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. A detailed landscape 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.
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 100 -year storm events. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies determining the groundwater, soil
type & and characteristics during the design and construction phases. The engineer shall
be required to certify that the street centerline elevations are set a minimum of 3 -feet
above the highest established normal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1 -foot above groundwater.
9. 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.
AZ -05-014, PP -05-016 Sicily.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: May 19, 2005
Page 13
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.
13. 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.
14. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
15. The applicant shall be responsible for application and compliance with any DPDES
permitting that may be required by the Environmental Protection Agency.
16. The applicant shall be responsible for application and compliance with any Section 404
permitting that may be required by the Army Corps of Engineers.
17. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
18. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
Other Agencv/Denartment Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
L SSC has no comments related to this application.
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available
for duration of 2 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 Fire Department
and water quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" 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.
AZ -05-014, PP -05-016 Sicily.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: May 19, 2005
Page 14
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 place 18" above finish grade.
I Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
4. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
6. Operational fire hydrants, temporary or permanent street signs and access roads with an
all weather surface are required before combustible construction is brought on site.
7. The proposed 74 -lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 215 residents at build out.
8. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior 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
(183 m).
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).
MERIDIAN PARKS DEPARTMENT
The Parks Department has no concerns with the site design as submitted with the
application.
MERIDIAN POLICE DEPARTMENT
1. No comments received.
Staff recommends approval of the submitted annexation/zoning (AZ -05-014) and
preliminary plat (PP -0-016) applications, with the conditions listed herein.
AZ -05-014, PP -05-016 Sicily.AZ.PPAoc
19 April, 2005
RECEIVED
APR 2 5 2005
Cityof Meridian
City Clerk Office
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
_William Q. Berg Jr., City Clerk
16� ti✓%diaia — --
33 East Idaho Ave.
Meridian, ID 83642
RE: PP 05-016 & AZ 05-014/Sicily Subdivision
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's Ridenbaugh Canal courses
through this proposed project with an easement of one hundred (10) feet, fifty (50) feet each
side. This easement must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The
developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation District.
Sincerely,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
John G. Carpenter, P.E.
Landmark Engineering & Planning, Inc.
104 9th Avenue South, Suite C
--Nampa,H183651 _--
RECEIVE®
APR 2 5 2005
9 City of Meridian.
Citvf&k 01f IC,
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: Land Use Change Application - Sicily Subdivision
Please note the District now requires thrvee (3) sets of plans
Dear
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 flee to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Clint Boyle, Landmark Engineering & Planning, Inc.; 1049th Avenue South, Sic. C. Nampa, ID 83651
Bruce & Annalee Blaser, 3350 Americana Terrace, Suite 200, Boise, ID ropy
enc. 1 1
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CHD
'r !gdolLm-
&.w. vita - o 54~o
April 27, 2005
To: Landmark Engineering
104 9th Avenue South Suite C
Nampa, Idaho
Subject: A" GllU lq `J"kzz /1 50y'
74 -Lot Residential Subdivision
South of Victory Road West of Locust Grove Road
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
DECEIVE®
APR 2 8 2005
City of Meridian
City Clerk Office
On April 26, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincerely,
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning
CC: Project file, Construction Services, Utilities
City of Meridian
Bruce and Annalee Blaser
3350 Americana Terrace Suite 200
Boise Idaho 83706
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
.fpr°- sNth.
ACHD
VOriNWN1��0 �m:ca
Right -of -Way & Development Services
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday April 26,
2005. Tech Review for this item was held with the applicant on Friday April 22, 2005. Please refer to the
attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208 -387 -6177 -
phone, 208 -387 -6393 -fax, atuninq(cbachd.ada.id.us
File Numbers: Sicily Subdivision I MPP -05-016 f MAZ-05-014
Site address: South of Victory Road and west of Locust Grove Road
Owner/Applicant: Bruce and Annalee Blaser
3350 Americana Terrace Suite 200
Boise Idaho 83706
Representative: Landmark Engineering and Planning
104 North a Street Suite C
Nampa, Idaho 83651
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 74 -lot single-family residential subdivision on 19.72 -acres. The site is
currently zoned RUT and is proposed to be rezoned to R-8. The site is located south of Victory Road and
west of Locust Grove Road.
Acreage: 19.72 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 74 -lots
Common Lots: 5 -lots
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 710 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently vacant and used for agricultural purposes.
5. Description of Adjacent Surrounding Area:
a. North: 36.14 -acres zoned RUT
b. South: 6.43 -acres zoned RUT
c. East: Roseleaf Subdivision and Chatsworth Subdivision
d. West: 143.70 -acres zoned RUT
6. Impacted Roadways
Victory Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
Locust Grove Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
Mona Lisa Drive:
None
Collector
East of Locust Grove 3,802 on 12/10/03
West of Locust Grove was 3,546 on 12/10/03
Better than C
50 MPH
for this segment of roadway is a Level of Service D based on
None
Collector
South of Victory was 1,490 on 12/10/03
North of Victory Road was 1,938 on 12/10/03
Better than C
50 MPH
for this segment of roadway is a Level of Service D based on
Frontage: 50 -feet
Functional Street Classification: Local
Traffic count: Unavailable (currently unconstructed)
Speed limit: 20 MPH
Palermo Drive
Frontage: 50 -feet
Functional Street Classification: Loral
Traffic count: Unavailable (currently unconstructed)
Speed limit: 20 MPH
7. Roadway Improvements and Existing Right -of -Way Adjacent To and Near the Site
Mona Lisa Drive was preliminary platted as a part of Chatsworth Subdivision. Mona Lisa Drive is not
currently constructed, but is anticipated to be constructed as a 36 -foot street section with rolled curb,
gutter and sidewalk within a total of 50 -feet of right-of-way.
Palermo Drive was preliminary platted as a part of Roseleaf Subdivision. Palermo Drive is not
currently constructed, but is anticipated to be constructed as a 36 -foot street section with rolled curb,
gutter and sidewalk within a total of 50 -feet of right-of-way.
8. Existing Access to the Site
The site does not have a delineated driveway that accesses the public transportation system.
9. Site History
The District has not previously reviewed a development application on this site.
10. Capital Improvements Plan/Five Year Work Program
There are currently no roadways or intersections in the general vicinity of the project that are in the
Five Year Work Program or in the Capital Improvements Plan.
11. Other Development In Area
• Roseleaf Subdivision was approved by the ACHD Commission on February 25, 2004. The
project contains 98 residential lots and is located on west side of Locust Grove Road, '% mile
south of Victory Road.
• Chatsworth Subdivision was approved by the ACHD Commission on August 11, 2004. The
project contains 77 residential lots and 4 common lots on 19.4 -acres. The site is located south
of Victory Road, at 3815 S. Locust Grove Road.
B. Findings for Consideration
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non -continuous streets."
District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection; unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to extend Mona Lisa Drive from the east property line
approximately 350 -feet north of the south property line. This stub street was previously
approved as a part of the Chatsworth Subdivision preliminary plat. Staff is supportive of the
applicant's proposal to extend Mona Lisa Drive from the east property line once it has been
constructed and final platted as a part of Chatsworth Subdivision.
The applicant is proposing to extend Palermo Drive from the east property line approximately
760 -feet north of the south property line. This stub street was previously approved as a part
of the Roseleaf Subdivision preliminary plat. Staff is supportive of the applicant's proposal to
extend Palermo Drive from the east property line once it has been constructed and final
platted as a part of Roseleaf Subdivision.
The applicant is proposing to construct a stub street to the north property line approximately
490 -feet east of the west property line. This stub street is anticipated to serve the 36.14 -acre
parcel located directly to the north. Staff is supportive of the location of this stub street.
The applicant is not proposing to construct a stub street to the south property line due to the
fact that the Ridenbaugh Canal abuts the south property line. Staff is supportive of the
applicant's proposal to not construct a vehicular crossing over the canal.
2. Access to the Public Transportation System
• Currently Chatsworth Subdivision and Roseleaf Subdivision have not completed the final
platting process, therefore the proposed preliminary plat application for Sicily Subdivision does
not have access to the public roadway system at this time. Due to the fact that Chatsworth
Subdivision and Roseleaf Subdivision have not dedicated right-of-way through the recordation
of a final plat, Sicily Subdivision's preliminary plat should be approved contingent upon the
right-of-way within Chatsworth Subdivision and/or Roseleaf Subdivision being dedicated to the
public and the roadways being constructed or a financial surety in place for the construction of
the roadways prior to the signature of the final plat for Sicily Subdivision.
3. Street Sections
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.
• The applicant is proposing to construct the internal streets as 36 -foot street sections with
rolled curb, gutter and sidewalk within 50 -feet of right-of-way. This street section meets
District policy and should be approved with this application.
4. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45 -feet. The applicant should also be required to provide a minimum of a 29 -foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4 -feet wide to total a minimum of a 100 -square foot area.
• The applicant is proposing to construct three turnarounds within the subdivision without center
islands. The applicant should construct the turnarounds to provide a minimum turning radius
of 45 -feet.
5. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4 -feet wide with a minimum
area of 100 -square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29 -foot street section. The design should be reviewed and approved
by ACHD's Development staff.
• The applicant is proposing to construct one knuckle within the subdivision without an island.
Staff is supportive of the applicant's proposal.
C. Site Specific Conditions of Approval
4
Sicily Subdivision does not have access to the public transportation system. Sicily Subdivision's
preliminary plat will be approved contingent upon the right-of-way within Chatsworth Subdivision
and/or Roseleaf Subdivision being dedicated to the public and the roadways being constructed or a
financial surety in place for the construction of the roadways prior to the signature of the final plat for
Sicily Subdivision.
2. Extend Mona Lisa Drive from the east property line approximately 350 -feet north of the south
property line, as proposed.
3. Extend Palermo Drive from the east property line approximately 760 -feet north of the south property
line, as proposed.
4. Construct a stub street to the north property line approximately 490 -feet east of the west property
line, as proposed. Install a sign at the terminus of the stub street that states, "This road will be
extended in the future."
5. Construct the internal streets as 36 -foot street sections with rolled curb, gutter and sidewalk within 50 -
feet of right-of-way, as proposed.
6. Construct three turnarounds within the subdivision without center islands, as proposed. Construct the
turnarounds to provide a minimum turning radius of 45 -feet.
Construct one knuckle within the subdivision without an island, as proposed.
8. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
5
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
0
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.
7
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Development Process Checklist 11
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
[]Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl;
to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For ALL development applications, including those receiving a "No Review or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie%
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includinc
but not limited to, driveway approaches, street improvements and utility cuts.
[]Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER.,
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned Into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage
Division.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled.
❑ Final Approval from Development Services
• ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
0
Figure l
MaWay. 10, 2005; 2:05PM Landmark Eng & Ping 208-488-0944 No, 1093 PP. 2
104 0 Ave. South, Suite C
Nampa ID, 83651
Ph: (208) 442-6300 - Fax: (208) 466-0944
MAY 10 2005
City
Cle lk Office
City
1, Kammie pates, do hereby certify that the property located generally 4/4 mile south of Victory
Rd and''/. mile west of Locust Grove Rd. has been posted with a public hearing notice in
accordance witb the Meridian City Code (MCC l 1-15-5). The notice indicated Preliminary Plat,
Annexation and Rezone to R•8 for Sicily Subdivision. The sign was posted on 516105. The Ada
County Assessor's parcel member is S 1130131490.
MAY 09 '05 11=25 WA AAA conn On= Mo
MAY 10 '05 1524 PAGE.02
Ma:May. 10. 2005: 2:05PM Landmark Eng & Ping
MAY 09 '05 1126
MAY 10 '05 15:24
208-466-0944
No, 1093 P•P. 3
208 466 0944 PAGE.03
PAGE.03
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