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Home My WebLink AboutDorado Subdivision PP PP 05-020 MERIDIAN PLANNING & ZONING MEETING July 7, 2005 APPLICANT Kimball Properties, LLC ITEM NO. 15 REQUEST Continued Public Hearing from June 2. 2005: Preliminary Plat approval for 16 commercial building lots on 10.9 acres in a proposed C-G zone for Dorado Subdivision- NWC of South Eagle Road & East Overland Road AGENCY COMMENTS CITY CLERK: See previous Item Packet / Minutes CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Staff Comments CITY ATTORNEY CITY POLICE DEPT: ~t\\~~ ~ ~{ÔuJJ .10 ell; ~j\ 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: INTERMOUNTAIN GAS: OTHER: ;-- Contacted: ~--J:j,~ ~L Emailed: Date: ~ Phone: Staff Initials: AJ(? . ..... Materials presented at public mee"ngs shall become property of the City of Meridian. MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Roundtree {, '¡(it2". "". ""¡"'CC" l' , co'. y¥t' " ~ P / CITY OF 61~¡t:ii!r:-f;:~ "-../Vl end¡;n'--;.; 't, , !O,\I,,"¡O ~i \ 1/ ""~ ,;/ \ ?,.c, /", """';;;:~"!~,)¡ 0 ",. f:'i ",,"" ' .-...--:.. "~,[I~~~",V~'\", "',--"--""",.,,~,,, CITY HALL I LEGAL (208) 888-4433 "Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 STAFF REPORT: Transmittal Date: July 1, 2005 P&Z Hearing Date: July 7, 2005 To: ." ". "" ',', Mayor, City Council and Planning & Zoning Commission ,.--'OC' " ". ..,', ..L---",.- , .. . "-"."" From: ;::«+.- Joseph Guenther, Associate City Planner '7 -, Mike Cole, Development Services Coordinator M c 'i.;'; ß 'I, 20\6 !~'\[(:, ~.f\:,.;;:j\ C}ffic:,~ Subject: Dorado Subdivision . Annexation/Rezone (AZ) approval of 10.9 acres from RUT (Ada County) to C-G (General Retail and Service Commercial), by Kimball Properties, LLC. (File No. AZ-05~019) . Preliminary Plat (PP) approval of 16 commercial lots on 10.9 acres by Kimball Properties, LLC. (File No. PP-05-024) . Conditional Use Permit approval for a Planned Development Consisting of a mixed commercial project of retail, hotel, restaurant, with drive-thru on 10.9 Acres in a Proposed C-G Zone, by Kimball Properties, LLC. (File No. CUP- 05-031) APPLICATIONS SUMMARY The Applicant, Kimball Properties, has applied for Annexation/Zoning (AZ) approval of a conceptual commercial subdivision on 10.9 acres within the proposed C-G zone and within the Meridian entryway corridor designation. The Planned Development and Preliminary Plat are conceptual in nature and expected to change. The site is located at the Northwest corner of Overland Road and Eagle Road. The subject development is eligible for annexation as it lies contiguous to the City of Meridian on three sides and is within the urban service area. The proposed lots will be for assorted retail and office uses. The site is currently vacant. The Applicant is requesting conceptual approval for annexation purposes and has submitted a preliminary plat and planned development for approval on July 7,2005. This property is currently zoned RUT in Ada County and is designated in the City's Comprehensive Plan as "Mixed Use-Regional". A CUP/PD application is required as all Mixed Use Regional locations require a Planned Development within three hundred feet of a AZ-O5-019. PP-O5-024, CUP-O5-03! Dorado.AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 2 residence (Meridian Comprehensive Plan, Page 98). Overland Way Subdivision (Ada County R-l) is located immediately west of the subject site. The Applicant has not submitted detailed plans for the proposed or existing projects and is requesting only conceptual approval at this time. All future development within the boundaries of the site will require a detailed conditional use permit and/or future Preliminary Plat approval for relocation of property lines. Applicant has addressed the landscaping and other land use buffers adjacent to Overland and Eagle Road in the landscape plan shown as L-l dated April 2005. The required buffers as per MCC 12-13 are 25' from commercial to residential (Overland Way Subdivision) and 35 feet for all entryway corridors, Eagle/Overland/I-84 Off ramp. The Applicant has shown a 50' wide landscape buffer on the 1-84 off ramp; however this is listed as an undefmed roadway within an entryway corridor. Entryway corridors require a 35' landscape buffer, which will be required for the north property line. The Applicant has submitted a Planned Development application with the Annexation and Plat. With the Planned Development the Applicant has requested amending the landscape requirement between a conunercial property and a residential property from 25' to 5', amending the height requirement from 40' to 60', and making a bank/restaurant drive~thru a pennitted use. Staff does not support the requested amendments to the dimensional standards. See Conditional Use Analysis for staff's requirements. The proposed open space / amenities have not been addressed upon Preliminary Plat, Planned Development, or Conditional Use approval. The Planned Development is required to provide two amenities listed in MCC 12-6, staff anticipates the amenities to be provided with the individual use or detailed Planned Development approval as required. The Applicant is considering two new access points and one existing access point: one new access onto Overland road (designated right in/right out only), a Collector roadway, and one right in only access point onto Eagle Road, a principal arterial roadway. Eagle Road south of 1- 84 and Overland Road are under the jurisdiction of the Ada County Highway District (ACHD), ACHD has indicated approval of access at these locations. See the "Findings" in the Annexation & Zoning section of this report, and the correspondence from ACHD for detailed analysis of the proposed access points. Staff has provided a general analysis for the requested annexation and zoning, preliminary plat, and planned development applications below. Staff is recommending approval of the subject annexation (AZ-05-019) preliminary plat (PP- 05-024) and Planned Development (CUP-05-0J1) subject to the comments and conditions included in this report. LOCATION AZ-OS-Ol9, PP-OS-O24, CUP.OS-OJl Dorado"PP.AZ,CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 3 The subject site is located on the Northwest comer of Eagle Road and Overland Road, within Section 17, Township 3 North, Range 1 East. SURROUNDING PROPERTIES North - Interstate 84 South - Bonito Subdivision #1, City Zoning C-C East - Overland Road, Ada County Zoning Rl/RUT West - Overland Way Subdivision, Ada County Zoning R 1 OWNER OF RECORD The property owners of record are Kimball Properties, LLC and W.H. Moore, President, has provided notarized consent for Steve Arnold - Stanley Consultants, to submit the subject applications. ANNEXATION AND ZONING FINDINGS The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission. The subject property is within the Urban Service Planning Area. Because there are no current uses on this site, staff has combined the analysis of use with the annexation and zoning findings. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P &Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an applièation for a Comprehensive Plan amendment; Staff finds that the requested General Commercial (C-G) zoning designation is in accord with the Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Mixed Use-Regional". Meridian City Code (MCC) 11-7-2.1. states the purpose of the C-G district is "to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and permanent motoring public." The following Comprehensive Plan policies also support the annexation and proposed retail/fuel service use (staff analysis is in italics below policy): AZ-O5-0!9. PP-O5-024, CUP-O5-03! Dorado,PP.AZ.CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 4 . "Pennit new. . .commercial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, pg. 26, Goal I, Obj. A, #6) Sanitary sewer, municipal water, solid waste and other services exist to this area of Meridian. The subject site is readily serviceable by City of Meridian's sanitary sewer and water systems. These connections have not been defined and required detailed approval ¡rom Public Works prior to final approval. One of the comments received from the Fire Department states that the location has several items of concern that would require compliance upon approval of a detailed site plan and/or subdivision and/or conditional use permit issuance. . "Require all new parking lots to provide landscaping in internal islands." (Chapter V, pg. 43, Goal III, Obj. D, #3) The Site Plan submitted with the future detailed CUP applications for this property shall show internal planters, as required. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) The proposed and existing uses do provide a variety of commercial uses in this area, as envisioned with the Comprehensive Plan. . "Locate new community commercial areas on arterials. . .near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, pg. 43, Goal III, Obj. D, #3) The subject property has ¡rontage on two arterial roadways. The existing uses adjacent to this site are existing residential uses but are anticipated to develop as commercial uses in the Comprehensive Plan. Because the adjoining properties are still somewhat rural in nature (not annexed), the development of retail uses as described in. the Conceptual plan may complement the existing uses for several years. Depending on how the rest of the site builds-out, this development mayor may not compliment adjoining residential developments to the west of the site. The proposed commercial uses are located closest to the intersection of the interstate and two principle arterial roadways. A 35-foot wide street buffer is shown along Eagle Road and a 35...foot wide street buffer is shown along Overland Road, designed in part to mitigate potential negative impacts upon the vehicular traffic from 1-84 on Eagle Road. . "Restrict curb cuts and access points on collectors and arterial streets." AZ-O5-0 19, PP.O5-024, CUP.O5-0J! Dorado,PP,AZ,CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 5 (Chapter VII, pg. 107, Goal IV, Obj. D, #2) Access to Eagle Road and Overland Road including right-in/right-out and shared accesses allowing travel towards the east/Eagle Road are subject to the conditions of ACHD. No north bound turning shall be allowed on Eagle Road. A cross access agreement within the properties at the future property boundaries will be required so the cuts can be shared with adjacent development. In addition, access to the 1-84 off ramp is prohibited in compliance with lTD. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) Staff finds that the existing building setbacks, landscape inadequacies, and the potential for redevelopment create a unique situation for the site. In order to mitigate anticipated problems a development agreement will be required and detailed Conditional Use Permits should be considered. . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The Applicant has addressed the requirement to install landscaping adjacent to the existing off-site residential uses. The Applicant has requested approval to reduce the standard landscape buffer width from 25' to 5 '. Staff has included conditions that require standard setbacks for landscaping and buildings to be installed upon receipt of a detailed development proposal and prior to issuance of any building permits. . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions - to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. The regional Multi-Use pathway is shown on the Future Land Use Map for this site. Properties in the near vicinity have oriented this pathway system closer to Locust Grove Road. Given the future Locust Grove Road overpass being constructed, the existing pathway locations, on-street bike paths on Overland Road, and the dangerous nature of the Eagle Road overpass, staff feels the requirement for a multiuse pathway on this site should be waived in favor of a location to cross 1-84 being located at Locust Grove Road. AZ-OS.O19. PP-os-m4, CUP-OS-O3! Dorado.PP-A.Z,CUP,doc E. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 6 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. 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 commercial area by means of conditional use permits; Staff finds that the Applicant has not submitted a detailed development plan for the mixed uses on the property. Staff further finds that the proposed restaurants, proposed hotel, and proposed bank businesses are allowed within the appropriate zoning designations in this mixed use area, however since the projects are conceptual in nature and require detailed public works approval, all uses on this site shall obtain a conditional use permit, or the Applicant must submit a detailed development plan of such quality that Public Works and the Meridian Fire Department are able to make appropriate comments. See Conditional Use/PD Site Specific Approval #2. The purpose of the C-G District is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11-7 -2.K). Staff finds that the proposed uses principally permitted uses in the C-G zone and consistent with the C-G purpose. 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; El Dorado and Silverstone Business developments have recently been annexed and developed with commercial land uses in this area. There are several developments in the area that have developed in a fashion similar to the proposed rezone area. Overland Road has recently been widened and improved. Eagle Road south of the interstate has recently been widened and improved at the Eagle/Overland Intersection. . The intersection of Overland Road/Eagle Road is a signalized, controlled intersection. The Commission and Council should rely on the preceding facts and any public testimony to determine whether the changes in the area dictate that this area should be annexed into the City and zoned C-G at this time. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed C-G zone with the proposed retail, office and hotel uses, if designed, constructed and operated in accordance with adopted city ordinances, should be harmonious and appropriate in appearance with the intended character of the vicinity. The site is intended for commercial uses which, based on the Comprehensive Plan AZ-O5-019, PP.O5-024, CUP-O5-03! Dorado,PP,A:z.,CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 7 description, will have such uses as retail, wholesale, service and office uses, as well as appropriate public uses such as government offices. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; There are no existing uses on this site. The site does have a floodplain which will require engineering and mitigation prior to building(s) closest to the Five Mile Creek. Staff feels this section of floodplain can be addressed by the Applicant to mitigate any future impacts to proposed tenants. AppropIiate buffers should be required on the north and west boundaries of this development, as the abutting uses are less-intense than the proposed uses (see MCC 12-13-12-4). The Commission and Council should rely on public testimony to detennine whether the proposed uses will be disturbing or hazardous to the neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the recent roadway improvements to Overland Road should be adequate to serve this project if the majority of traffic is directed to Eagle Road from Overland Road. Based on recent correspondences, ACHD does not anticipate additional right-of- way and/or a frontage road adjacent to/through this property. Improvements to Overland Road in this area have taken place in the recent past including the signalization at Eagle Road, improvements are not anticipated within the next 20 years. Based on past correspondence with ACHD, Planning staff believes that this site will add a significant amount of traffic to the roadway system upon build out. This site has over 880 feet of frontage on Overland Road and approaches an intersection with Loder Place. Based on future commercial development applications staff is conditioning that the Applicant enter into a development agreement with the City to ensure improvements (landscaping, future road intersections.) to the west property boundary, be subject to ACHD requirements with no offsite access to the west during construction, with site-specific standards conditions to be met in accordance with approval ofthe subject development. On May 13, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability of this site, as the proposal does not detail the uses or internal circulation. Because the Applicant has not identified all future buildings within this development, such buildings will be subject to further review and comments by Meridian Fire Department. 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. AZ-O5-0!~, PP-O5-024, CUP-O5-03! Dorado,PP.AZ.CUP.doc PlaIU1ing & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 8 Staff finds that the property proposed for annexation can be served adequately by all essential public facilities and services as conditioned. 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 this annexation/development is approved, the developer will be financing the extension of sewer, water, local/internal street infÌ'astructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire aIld police services. Staff finds that this development will not cause excessive additional requirements at public cost. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed uses do not involve activities, processes, materials, equipment or conditions that could produce excessive traffic, noise, fumes and/or odors, as well as other negative public impacts. MCC 11-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire hazards, bulk storage, noises. Conditions associated with a CUP and/or Development Agreement could establish use parameters that would prevent negative effects. In order to establish guidelines to mitigate the anticipated impacts of the proþosed uses. the Applicant should be required to submit a conditional use permit for each building/use on this site (see conditional use site specific condition of approval #2). 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; Staff finds that any future uses may impact the level and flow of traffic on the surrounding roadways. Chapter VII of the Comprehensive Plan states that the City should "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2). ACHD has made comment and has indicated that they will approve the proposed access points, see ACHD site specific conditions of approval. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and The Five-Mile Creek floodplain is a natural feature that may be lost, damaged or destroyed by allowing this site to be annexed, zoned and developed with commercial uses. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. AZ-O5-019, ~~-O5-024. CU~-O5.ú31 Dor.do,~~.AZ,CU~.doç Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 9 L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)" Due to the existing residential uses to the west, and the large percentage of the site that is within the Five Mile Creek floodplain, development of this site for commercial purposes is difficult. Although staff anticipates that the properties to the west will re-develop in the near future with higher and better uses, the City should protect the existing uses until they do re-develop by requiring appropriate landscape buffers and other provisions. Staff finds that the annexation and zoning of this property, as mitigated through a development agreement, may be in the best interest of the City for the following reasons: . other developments in the area have developed in a fashion similar to the proposed rezone area (commercial); . municipal sanitary sewer and water systems are readily available to provide service; . the proposed retail, office and hotel uses involve activities, processes, materials, equipment and/or conditions that will not produce excessive additional traffic, noise, fumes and/or odors, as well as other negative public impacts that can be mitigated through future development of the site; and, . the other reasons listed in the findings above. The Plannine: and Zonine: Commission and City Council should consider whether they have sufficient information on the Applicant's proposal to determine if the annexation is within the best interest of the City at this time. ANNEXATION AND ZONING COMMENTS 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. Any existing domestic wells and/or septic systems within this project 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. 5. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall incorporate the following: AZ-O5-019. PP-O5-024, CUP-OS-O3! Dorado.PP.AZ.CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 10 . All future uses on proposed lots or parcels within the annexation area shall be approved through the Conditional Use Pennit process. Prior to issuance of any building permit on the subject property, all existing uses shall be properly abandoned or brought into compliance with the Meridian City Code, Meridian Fire Department, and subject to the conditions of ACHD and lTD. . PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds that the CUlTent zoning designation is in general compliance with the effective Comprehensive Plan ('02) and the Future Land Use Map, which designates the land to be "Mixed Use Regiona1." The comprehensive plan also identifies a multi use pathway connecting the site to adjacent properties within the development. The Applicant has indicated the pedestrian/multiuse pathway shall be re-located off site due to safety concerns. The pathway system should be relocated to the Future Locust Grove Road Overpass. Generally, the Mixed Use designation will provide for a combination of compatible land uses that are typically developed under a master or conceptual plan. Sample Uses are listed as entertainment, clean industry, and major employers. The office and retail uses are similar to the sample uses listed on Page 98 Chapter VII of the Meridian City Comprehensive Plan. The proposed commercial uses within the subdivision are permissible under the land use provisions of the MCC (11-8-1.) Therefore, Staff finds that the proposed subdivision is in compliance with the Comprehensive Plan b. The availability of public services to accommodate the proposed development; Staff finds that this development will not cause excessive additional requirements at public cost. The property has existing sewer and water stubs served adequately by all essential public facilities and services in Overland Road. The Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties to the west. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. Because the developer is installing sewer, water, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. AZ-OS.O19. PP-OS.O24, cUP-OS-O3! DOfado,PP'¡"Z,CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 11 d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. See item b. e. The other health, safety or environmental problems that may be brought to the ComßÙssion's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. No hazardous natural features have been identified on the site. SPECIAL CONSIDERATIONS-PRELIMINARY PLAT The Applicant shall maintain compliance with required development agreement for the annexation of Dorado Subdivision, PP-OS-024, CUP-05-031 and all applicable conditions of approval for the commercial lots in a mixed use development. PRELIMINARY PLAT SITE SPECIFIC CONDITIONS 1. There is sanitary sewer stubbed into this site ITom Overland Road. The Applicant shall be responsible to install any and all mains necessary to service this site. All lots shall be subject to sanitary sewer restrictions until such time as these sewer mains are installed. The Applicants engineer shall coordinate with the Public Works department for main sizing and routing, and execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. There is water stubbed into this site ITom Overland Road. The Applicant shall be responsible to install any and all mains necessary to service this site. The Applicants engineer shall coordinate with the Public Works department for main sizing and routing, and execute City of Meridian standard forms of easements, for any mains that are required to provide service. 3. Per MCC 12-13-10-4, maintain the existing 35-foot wide street buffer along Overland Road, Eagle Road, and the 1-84 Off ramp. All required street buffers shall be located beyond any future right-of-way and shall not include the width of the sidewalk. Show easements for all required buffers on the final plat. The Dorado Business Owners Association shall maintain all required landscape buffers. 4. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdivision. 5. A perpetual vehicular cross access easement shall be provided to all lots within the subdivision. Said cross access shall be depicted on the final plat for Dorado Subdivision. AZ,O5-019, PP-O5-024. CUP-O5.0J! Dotado"PP.AZ.CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 12 6. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. 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, unless deemed unnecessary by the City Arborist per Ordinance 12-13-13. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. The Applicant shall submit a tree removal/preservation plan at least 10 days prior to the City Council hearing 8. All internal landscaping shall be installed as depicted on approved landscape plans for the individual lots during the Conditional Use process and prior to Certificate of Zoning Compliance process. 9. The Applicant has indicated that N amp a Meridian Irrigation District will own and maintain the pressure ilTigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the municipal water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 10. As each lot develops a drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking and improve roadways. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 11. The Applicant has indicated that the entire northeast portion of this development will be receiving engineered backfill. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 12. Where sewer and water mains are not in the ACHD right-of-way, they shall be centered in a twenty-foot wide easement clear of any large landscaping and fixed vertical structures. 13. The preliminary plat depicts an irrigation ditch running diagonally through this project. The Applicant shall detenuine any and all end users of this ditch. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent AZ-O5-0!9, PP-OS.O24, CUP.oS-OJ! Dorado.PP"AZ,CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 13 and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans shall 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, alternate plans shall be reviewed and approved by the meridian City Engineer prior to final plat signature. PRELIMINARY PLAT GENERAL REQUIREMENTS 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan reView process. 4. Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. 6. The Applicants engineer shall 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. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development. 8. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 9. Provide five-toot-wide sidewalks throughout development in accordance with City Ordinance. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. AZ-O5-019. PP.O5-024, CUP-O5-03! Dorado,PP.AZ,CUP.doc A. B. C. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 14 11. The Applicant shall be responsible for application and compliance with any NPDES Permitting that may be required by the Environmental Protection Agency. 12. The Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. 13. 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. CONDITIONAL USE/PD PERMIT ANALYSIS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the fo(lowine and mar approve a conditional use permit if thev shall find evidence presented at the hearine(s) is adequate to establish (11-17-3): ' That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Due to the lack of a detailed planned development, staff is unable to fully analyze the impacts of the proposal. The requirement of individual conditional use permits should mitigate the need for an overall site plan as the landscaping, parking and amenities shall be submitted in accordance with future approvals. No amenities are shown on the conceptual plan. The Applicant shall provide a minimum of two amenities as required by 12-6-3. The Applicant should specify these amenities to the Planning and Zoning Commission at the hearing. The DA should include the specific amenities. Staff finds that the site should be large enough to accommodate the proposed setbacks, landscaping, etc if developed under conditional approval for each use/building. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; Please see the findings in the Comprehensive Plan Amendment portion of this report. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Please see the findings in section "E" and "F" of the Annexation portion of this report. AZ-O>-O!9. PP-O5-024, CUP-O>-OJ! Dorado,PP,AZ.CUP,doc H. I. Pla1ming & Zoning CommissionJMayor & City Council P&Z Hearing Date: July 7,2005 Page 15 D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; The Applicant has requested a reduction of the 25' commercial to residential landscape buffer to 5' oflandscaping for the property adjacent to Overland Way Subdivision. The Applicant has also requested allowance of drive-thrus and an alternate height standard from the required 40' to the requested 60'. Staff does not support the waiver of these requirements but feels that the Applicant should be given the opportunity to address alternative landscape compliance, bulk requirements, and MCC standards during site specific conditional approvals for this site. The Planning and Zoning Commission and City Council should consider whether they have sufficient infonnation on the Applicant's proposal to approve any reduction in standards at this time. Also, see the findings in sections "I" and "J" ofthe Annexation portion ofthis report. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see the findings in section "G" of the Annexation portion of this report. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see the findings in sections "G", "H" and "I" ofthe Annexation portion ofthis report. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Please see the findings in sections "I" and "J" ofthe Annexation portion ofthis report. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Please see the findings in section "J" of the Annexation portion of this report. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Please see the findings in section "K" of the Annexation portion ofthis report. AZ-O5-019. PP-O5-024, CUP-O5-0J! Dorado,PP.AZ,CUP,doc 9. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 16 SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMITIPD) 1. All conditions of the accompanying Annexation and Zoning application (including the Development Agreement), and Preliminary Plat application shall also be considered conditions ofthe Conditional Use/PD application. 2. No new buildings are approved for construction under this conceptual CUPIPD application (File No. CUP-05-031). All future buildings shall require approval of a detailed CUP prior to submittal of any Certificate of Zoning Compliance application and/or building pennit. 3. At this first public hearing, the Applicant shall provide specific infonnation reqarding the two amenities, as required by 12-6-3 for the Planned Development. 4. Off-street parking shall be provided in accordance with Section 11-13 of the City of Meridian Zoning and Development Ordinance. All vehicular use areas shall be paved in accordance with Meridian City Code. 5. An underground, pressurized ilTigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-2. 6. Unless a waiver is specifically granted by City Council, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel 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, with written confinnation of said approval submitted to the Public Works Department. 7. All fencing shall be installed in accordance with MCC 12-4-10. If no pennanent fencing is provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. 8. A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. The Applicant will be responsible to construct the water mains to and through this proposed development (looped). Project designer to coordinate main sizing and routing and new easements with the Public Works Department. Please provide the Public Works AZ-OS-OI9. PP-O5-024, CUP-OS-O3! DoradO.PP.AZ,CUP,doc 15. PlalUling & Zoning Commission/Mayor & City Council P &Z Hearing Date: July 7, 2005 Page 17 Department with information on antiÒpated fire flow and domestic water requirements for the proposed site. Flow and pressure from the existing mains should be monitored with the Meridian Water Department. 10. No Parking signs and painted curbs will be required for all Fire Lanes. Paint the curb red and provide signage "No Parking Fire Lane". 11. A revised site plan and landscaping plan reflecting all the required modifications to the site plan and landscaping shall be submitted to the City Clerk's office at least ten (10) days prior to the next public hearing for this application. 12. The Applicant shall coordinate the location and design of trash dumpsters with Sanitary Services Company (SSC) staff. Trash enclosures must be built in the location and to the size approved by SSC. Prior to Site Specific Conditional Approval, Certificate of Zoning Compliance (CZC) submittal, the Applicant shall submit a revised site plan, stamped approved by SSC, for the proposed trash enclosure location and design. All dumpster(s) must be screened in accordance with MCC 11-12-1.C. 13. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Conditional Use and Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1). 14. All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. This conditional use permit shall be valid for a maximum period of 18 months. If construction has not begun within this timeframe, a new conditional use permit must be obtained prior to the start of development. GENERAL REO UIREMENTS 1. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination of the adjoining roadways and properties, in accordance with City Ordinance Section 11-13-4.C. 2. 3. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. It is the Applicant's responsibility to ensure that all construction conforms to the requirements of the Americans with Disabilities Act. AZ-O5-019. PP.OS.O24, CUP-OS-O31 Dorado,PP,AZ.CUP.doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 18 4. Applicant's (or successor's) failure to comply with any of the tenns of approval of the conditional use pennit shall be cause for revocation ofthe conditional use pennit. MERIDIAN FIRE DEPARTMENT CONDITIONS 1. 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. 2. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers when spacing pennits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5. 3. 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. 4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 5. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D 1 03.6 Signs. 6. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 7. 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. 8. 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 per Appendix D. 9. The 16 commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 10. Maintain a separation of5' from the building to the dumpster enclosure. AZ-05.019, 1'1'-05-024, CUI'-05-031 DOI'ado.I'I',A2"CUI'"doo Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 19 11. Provide a Knoxbox entry system for the complex prior to occupancy. 12. The Applicant shall work with Planning Department staff to provide an address identification plan including a pylon/monument sign at the required intersection(s). 13. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 14. Provide exterior egress lighting as required by the International Building & Fire Codes. 15. 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). 16. There shall be a fire hydrant within 100' of all fire department connections. 17. Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D 1 05. ACHD Site Specific Conditions of Approval 1. Utilize an existing 35-foot wide curb return type driveway that functions as a full access driveway and intersects Overland Road approximately 365-feet east of Bonito Way, as proposed. 2. Construct a 24-foot wide curb return type driveway that functions as a right-in/right-out driveway ONLY and intersects Overland Road approximately 235-feet west of Eagle Road. 3. Construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the portion of the site that was not improved as a part of the intersection project (approximately 320- feet). Construct the sidewalk a minimum of 50-feet from the centerline of Eagle Road. 4. Construct a 20~foot wide right-in ONLY driveway that intersects Eagle Road approximately 230-feet north ofthe curb line for Overland Road and construct a I5-foot wide (390-feet long) deceleration lane on Eagle Road to accommodate the right-in AZ.O5-019, PP-OS-O24, cUP.OS.O3! Dorado,PP,AZ"CUP,doc 8. 9. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 20 driveway ONLY. Coordinate the details with District staff in regard to the design and construction of the driveway and deceleration lane on Eagle Road. Construct a 6-inch raised median in Eagle Road to restrict the driveway to provide a right-in movement ONLY. 5. Other than the access points that have specifically been approved with this application, direct lot access to Overland Road and Eagle Road is prohibited. Place a note on the final plat that states this access restriction. 6. Comply with all Standard Conditions of Approval. ACHD 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 ftontages 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 pennit (or other required pennits), which incorporates any required design changes. 7. Construction, use and property development shall be in confönnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the Applicant to verify all existing utilities within the right-of- way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the Applicant. The Applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The AZ-O5-019, PP.O5-024, CUP-OS-O3! Dorado.PP,AZ",CUP,doc Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 21 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. RECOMMENDATION Due to the fmdings listed in this report, staff recommends approval of the annexation/zoning (AZ-O4-031), Conceptual Planned Development (CUP-O5-031), and Preliminary Plat (PP-O5-024) subject to the conditions contained in this report. AZ.OS-Ol9. PP-OS-O24, CUP-OS-OJl Dorado,PP"AZ,CU\'.doc Meridian Planning & Zoning June 2, 2005 Page 35 of 117 Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That motion carries. MOTION CARRIED: ALL AYES. Item 9: Item 10: Item 11: Continued Public Hearing from May 5, 2005: AZ 05-013 Request for Annexation and Zoning of 120.15 acres from R1, RUT, C-G and I-L zones to C-G, I-L and L-O zones for Pinebridge Subdivision by Pinnacle Engineers, Inc. - east of North Locust Grove Road and south of East Fairview Avenue: Continued Public Hearing from May 5, 2005: PP 05..015 Request for Preliminary Plat approval of 55 building lots and 7 other lots on 120.15 acres in proposed C-G, I-L and L-O zones for Pinebridge Subdivision by Pinnacle Engineers, Inc. - east of North Locust Grove Road and south of East Fairview Avenue: Continued Public Hearing from May 5, 2005: CUP 05..020 Request for a Conditional Use Permit for a Planned Development for commercial / office / industrial and multi-family uses in proposed C-G, -L and L-O zones for Pinebridge Subdivision by Pinnacle Engineers, Inc. - east of North Locust Grove Road and south of East Fairview Avenue: Zaremba: Thank you very much. The next two items I believe we can dispose of quickly, so let's try those before we take our break, if I may. I will open -- or reopen the continued Public Hearing for AZ 05-013, and PP 05-015, and CUP 05-020, and entertain a motion to continue these again to our meeting of August 4th. They all relate to the Pinebridge Subdivision, which has not been settled on with ACHD yet. Rohm: So moved. Zaremba: Okay. Do we have a second? Moe: Second. Zaremba: We have a motion and a second to continue these three items to August 4th. All in favor say aye. Any opposed? That motion carries. MOTION CARRIED: ALL AYES. Item 12: Public Hearing: AZ 05..019 Request for Annexation and Zoning of 10.9 acres from RUT to C-G zone for Dorado Subdivision by Kimball Properties, LLC - NWC of South Eagle Road and East Overland Road: Meridian Planning & Zoning June 2, 2005 Page 36 of 117 Item 13: Public Hearing: PP 05-020 Request for Preliminary Plat approval for 16 commercial building lots on 10.9 acres in a proposed C-G zone for Dorado Subdivision by Kimball Properties, LLC - NWC of South Eagle Road and East Overland Road: Zaremba: I will open the public hearings for AZ 05-019 for Dorado Subdivision and we have a correction to make. Item 13 is listed as PP 05-020. That reference number is actually incorrect. The correct number is PP 05-024. All other -- all other information is correct, but the file number should be PP 05-024. So, I will open the Public Hearing on that one as well and the request is to continue that to our meeting of July 7th. Rohm: Mr. Chairman? Zaremba: Commissioner Rohm. Rohm: I move that we continue these two public hearings AZ 05-019 and PP 05-024, to our regularly scheduled Planning and Zoning meeting July 7th, 2005. End of motion. Moe: Second. Zaremba: We have a motion and a second. All in favor say aye. Anyopposed? That motion carries. MOTION CARRIED: ALL AYES. Zaremba: As we are approaching 9;00 o'clock, which is a traditional time for us to take a break, we will take about a ten-minute break and, then, we will reconvene. (Recess.) Item 14: Item 15: Item 16: Public Hearing: AZ 05-017 Request for Annexation and Zoning of 137.96 acres from RUT to R-8 zone for Messina Meadows Subdivision by Tuscany Development, Inc. - on South Eagle Road between West Victory Road and West Amity Road: Public Hearing: PP 05-019 Request for Preliminary Plat approval of 491 building lots and 67 other lots on 136.72 acres in a proposed R-8 zone for Messina Meadows Subdivision by Tuscany Development, Inc. - on South Eagle Road between West Victory Road and West Amity Road: Public Hearing: CUP 05-026 Request for a Conditional Use Permit for a Planned Development for single-family detached residential building units and single-family attached patio homes in a proposed R-8 zone for Messina Meadows Subdivision by Tuscany Development, Inc. - on South Eagle Road between West Victory Road and West Amity Road: CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE July 7,2005 ITEM # 15 PROJECT NUMBER PP 05-024 PROJECT NAME Dorado Subdivision ~ NAME (PLEASE PRINT) FOR AGAINST NEUTRAL fh~C( ).j c-f!,tL#J--( $N ç Sì L J C/J f.J';' "'" Â tt..--. ¿J \ / ) CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE June 2, 2005 ITEM # 13 PROJECT NUMBER PP 05-024 PROJECT NAME Dorado Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL PP 05-020 MERIDIAN PLANNING & ZONING MEETING June 2, 2005 APPLICANT Kimball Properties, LLC ITEM NO- 13 REQUEST Public Hearing: Preliminary Plat approval for 16 commercial building lots on 10.9 acres in a proposed C-G zone for Dorado Subdivision - NWC of South Eagle Road & East Overland Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY SEWER DEPT: CITY PARKS DEPT: No Comment C ()V\tlV\,\JU ~l\;t {Oé /Î/ D J ç~ CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached Comments see attached comments NAMPA MERIDIAN IRRIGATION: SffiLERS'IRRIGATION: see attached comments IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Date: Phone: Emailed: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. ~~~i~',- ~ (k~uL~ ~ ,,---- May 11, 2005 To: Kimball Properties 1940 South Bonito Way Suite 160 Meridian, Idaho 83642 Subject: Dorado Subdivision 16-Lot Commercial Subdivision NWC Eagle Road and Overland Road John S. Franden, President Sherry R. Huber, 1st Vice President David Bivens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W. Arnold, Commissioner r '=CEIVrrJ \\~AY 1 6 200~i City of Meridian City Clerk officI:: On May 11, 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. Sincer<:'f ,/) r" , ,', /l ", ¿' /17 // 1/ / /"r-";"~/J ~ l"" ,..' ~j C,(l/L,,{..(L I' '~1/~¿Æa\ß , '" Andrea N. Tuning 'i/ .\ ~\~~~-~~-~ay & Developme~t'Š:~ices, Planning' ¡;ion CC: Project file, Construction Services, Utilities City of Meridian Stanley Consulting 1940 South Bonito Way Suite 140 Meridian Idaho 83642 Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714. PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us -' ~ Right-of-Way & Development Services f -¿:If .....i.~ Planning Review Division ~~~ (h,~uL1õ ~ This application required Commission action due to the size of the development. This item was scheduled on the consent agenda on May 11, 2005 at 6:30 pm. Tech Review for this item was held with the applicant on Friday April 29, 2005. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax, atuninqCëV.achd.ada.id.us File Numbers: Dorado Subdivision ! MPP-O5-020 ! MAZ-O5-019 Site address: Northwest corner of Overland Road and Eagle Road Owner! Appl icant: Kimball Properties 1940 South Bonito Way Suite 160 Meridian Idaho 83642 Representative: Stanley Consulting 1940 South Bonito Way Suite 140 Meridian Idaho 83642 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone and preliminary plat approval to construct a 16-lot commercial subdivision on 10.9-acres. The site is currently zoned RUT and is proposed to be rezoned to C-G. The site is located on the northwest corner of Overland Road and Eagle Road. Acreage: Current Zoning: Proposed Zoning: Buildable Lots: Common Lots: 10.g-acres RUT C-G 16-Lots None Vicinity Map ~~'/. -" ~-- / " .' <' ~// ...- ~-"--;' /' /' "--,.,:::;~"'- ,,/ ~ :::--- I. / -..--/ I Ii --- I ¡ ~![;j J f "'I "I \,\ , ~=:, ' ~ I L,:~_,~ , """, '-') , \" Dr~"; f<J_r=[' , ,J \. ",.."""",,.-..,( 'c ,..,-,/, , L- ,~\, !_J! I=~ 1~.J,;-1 bø.. 'il'-'----"""'I ,'" I\, 1"'-"" ¡Ii:, n :"----¡: 1 2 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 4,208 additional vehicle trips per 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 due to the fact that the adjacent roadways have recently been improved and all access is in accordance with District policy. 4. Site Information: The site has one existing single-family residential dwelling. 5. Description of Adjacent Surrounding Area: a. North: 1-84 - Interstate b. South: Eldorado Business Park c. East: 1.40g-acres zoned R-1 d. West: Overland Way Subdivision 6. Impacted Roadways Overland Road: Frontage: gOO-feet Functional Street Classification: Minor Arterial Traffic count: East of Eagle Road was 13,341 on 2-27-02 Level of Service: Better than C Speed limit: 35 MPH An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on COMPASS Planning Thresholds Eaç¡le Road: Frontage: 675-feet Functional Street Classification: Principal Arterial Traffic count: North of Overland Road was 22,670 on 2-27-02 Level of Service: Better than C Speed limit: 40 MPH An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on COMPASS Planning Thresholds 7. Roadway Improvements Adjacent To and Near the Site Overland Road (west of Eagle Road) is improved with 5-traffic lanes with vertical curb, gutter and sidewalk. Overland Road widens as it approaches the Eagle Road intersection. Overland Road at the Eagle Road intersection (west leg) has 7-traffic lanes with vertical curb, gutter and sidewalk. Eagle Road is improved with 5-traffic lanes with vertical curb, gutter and sidewalk. Eagle Road widens as it approaches Overland Road. Eagle Road at the intersection (north leg) has 7-traffic lanes withyertical curb, gutter and sidewalk. There is a small segment of Eagle Road abutting this site that is not improved with curb, gutter and sidewalk. 8. Existing Right-of-Way Overland Road has a total of 120-feet of right-of-way (70-feet from centerline). Eagle Road has a total of 150-feet of right-of-way (58-feet from centerline). B. 1. 3 9. Existing Access to the Site The site has a number of curb cut driveways and one curb return type driveway that intersects Overland Road. 10. Site History The District has not previously reviewed a development application on this parcel. 11. Capital Improvements Plan/Five Year Work Program Overland Road and Eagle Road (abutting this site) were improved in 2003-2004 as a result of a developer's cooperative agreement. At that time, Eagle Road and Overland Road were fully improved (abutting this site). 12. Other Development in Area On January 16, 2002, the District reviewed and approved a 32-lot commercial subdivision on 85.36- acres (Eldorado Subdivision). As a part of Eldorado Subdivision, the District approved three-access points to Overland Road (one public roadway, one full-access driveway and one right-in/right-out driveway only). Findings for Consideration Overland Road Right-ot-Way and Improvements 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. District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). . Overland Road was recently reconstructed to provide 5-traffic lanes with vertical curb, gutter and sidewalk between Eagle Road and Locust Grove Road. Overland Road widens at the Eagle Road intersection (west leg) to accommodate 7-traffic lanes with vertical curb, gutter and sidewalk. Due to the fact that Overland Road is fully improved and is not anticipated to be widened in the future, the applicant will not be required to dedicate additional right-of-way or construct additional improvements on Overland Road. Driveways 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-in/right-out only driveway. District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways _accessing collector and arterial roadways. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. . The applicant is proposing to utilize an existing 35-foot wide curb return type driveway that intersects Overland Road approximately 365-feet east of Bonito Way. This driveway is in alignment with the full-access driveway that was previously approved and constructed as a part of Eldorado Business Park on the south side of Overland Road. This driveway width and location meets District policy and should be approved with this application. . The applicant is proposing to construct a 35-foot wide curb return type driveway that functions as a right-in/right-out driveway ONLY and intersects Overland Road approximately 235-feet west of Eagle Road. This driveway is proposed to be located in alignment with the right- in/right-out driveway ONLY that was previously approved as a part of the Eldorado Business Campus. As a condition of approval, this driveway was required to be restricted with a 6-inch raised median. The median has been constructed and will restrict the proposed driveways movements to right-in and right-out ONLY. Although this driveways location meets District policy, staff recommends that the driveway be narrowed to approximately 24-feet in width. The 24-foot wide driveway will accommodate two 12-foot travel lanes and should adequately and safely handle traffic entering and exiting this driveway. 2. Eagle Road Right-or-Way and Improvements 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. District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). . This segment of Eagle Road was recently reconstructed at the intersection of Overland Road and was constructed with 7 -traffic lanes with vertical curb, gutter and sidewalk abutting most of the site. There is a small segment of Eagle Road abutting this site that is not improved with curb, gutter and sidewalk. District policy requires the construction of a 5-foot wide detached (or 7-foot attached) concrete sidewalk on all arterial roadways. The applicant should construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the portion of the site that was not improved as a part of the intersection project (approximately 320-feet). The sidewalk should not be constructed any closer than 50-feet from the centerline of Eagle Road. Driveways . The applicant is proposing to construct a 20-foot wide right-in ONLY driveway that intersects Eagle Road approximately 230-feet north of the curb line for Overland Road. The applicant is proposing to construct a 15-foot wide (390-feet long) deceleration lane on Eagle Road to accommodate the right-in driveway ONLY. District policy requires restricted driveways to be located a minimum of 220-feet from a signalized intersection. This driveway meets District policy and should be approved with this application. The applicant should coordinate with District staff in regard to the details of the design and construction of the driveway and deceleration lane on Eagle Road. The applicant should also construct a 6-inch raised median in Eagle Road to restrict the driveway to provide a right-in movement ONLY. 3. Other Access Overland Road and Eagle Road are classified as arterial roadways. Other than the access points that have specifically been approved with this application, direct lot access to Overland Road and Eagle Road is prohibited. The applicant will be required to place a note on the final plat that states this access restriction. 4 6. 7. 8. 5 C. Site Specific Conditions of Approval 1. Utilize an existing 35-foot wide curb return type driveway that functions as a full access driveway and intersects Overland Road approximately 365-feet east of Bonito Way, as proposed. 2. Construct a 24-foot wide curb return type driveway that functions as a right-in/right-out driveway ONLY and intersects Overland Road approximately 235-feet west of Eagle Road. 3. Construct a 5-foot wide detached concrete sidewalk on Eagle Road abutting the portion of the site that was not improved as a part of the intersection project (approximately 320-feet). Construct the sidewalk a minimum of 50-feet from the centerline of Eagle Road. 4. Construct a 20-foot wide right-in ONLY driveway that intersects Eagle Road approximately 230-feet north of the curb line for Overland Road and construct a 15-foot wide (390-feet long) deceleration lane on Eagle Road to accommodate the right-in driveway ONLY. Coordinate the details with District staff in regard to the design and construction of the driveway and deceleration lane on Eagle Road. Construct a 6-inch raised median in Eagle Road to restrict the driveway to provide a right-in movement ONLY. 5. Other than the access points that have specifically been approved with this application, direct lot access to Overland Road and Eagle Road is prohibited. Place a note on the final plat that states this access restriction. 6. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other reqLilred permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 2. 9. It is the responsibility of the applicant to verify all existing utilities within the right-ot-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 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attach ments 1. 2. 3. 6 Vicinity Map Site Plan Request for Reconsideration Guidelines "'" i !,~~ ¡flj! 3 , 'I ~;¡Ii' i!..à !~ - HI , ~:il' !:Zf,' .'it ~ï JIm. u jl~ gi ~,f&~ t ! I:' 'Ii'" . : ' :: " i r i'~ f's!ill cl .~ i: I ... ¡ i I .1 f ~;; ¡i . , T : !$ z i R ! ~ Ii ¡: t. ... I ,"\ / if , , ¡~ - / .: ~ ¡¡ '. I .;; . I , ( , , I , I :! " s~- , , , " ,,/' ; /" / ¡~ j " " t. i$ ! " Þ " " -' ...' ' ,-' ~,// I' /" ,/ ---0::"- / "" / , I' > / .....-/ .,-.- , :..-...-.:., --- ......: " ( -.-.... . Jt !i¡;; ,---------- , , '\ I " J!r / .Ili / Gill / . 1 " Ii Ii ,i~! !i iÛ ¡i § ;f~lT -=-- "' ihl jl J:I ~I.' . m I; J. d ,I 'Jig Ii Ii j 'd i~ Hs . . n - '! 1111 .-1 f Hi' ¡ilf i : HIP II ¡U:IH~f . III . ,~ I ~ , ~ § S ,J i. . ~! ¡ ¡ ~i f i III ! ,II '"! q ~ 1 h ì ¡ :u "'~f! iH' ¡ .. ~ DORAD SU6CIVISION ..... <""""II!O ..... , - ,~ Sec1lON!1. UH..fI.'l,B.1i --.1""'" ..... 7 .. - "'" ."".. 8 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. II Development Process Checklist II [8]Submit a development application to a City or to the County [8]The City or the County will transmit the development application to ACHD [8]The ACHD Planning Review Division will receive the development application to review [8]The Planning Review Division will do ~ of the following: DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time. DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also appl' to this development application. DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thE proposal for its conformance to District Policy, I8IWrite a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. IZJThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: . The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie'A Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) . The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right~of-way, includin~ but not limited to, driveway approaches, street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) 0 Driveway or Property Approach(s) . Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. 0 Working in the ACHD Right-at-Way . Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) 0 Sediment & Erosion Submittal . At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division. 0 Idaho Power Company . Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. 0 Final Approval tram Development Services . ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 9 .J J¡ 1\ . . . ~.......,."........ ,...".-., ¡ I L THE PROCESS I ThII applicant WI. submila d_lopment lIþ)IIcøuan 10 a CIty orto the Coonty. I - The CIty or !ha Counly win Inmamillhe døwlopment appllc&tioIIlo ACHe. I - ACHO. Pl&nnln¡ RevIaw DlIIi&iQn wi place the IIppJIaUicn on I/it¡ riIOO_(i agenda for mil' J9IIiew. ,. S1aIr wi: I&viIiW the d&IIølopmlllil 811Jiœtion and compileiln &aøssmanl 01 the ' døvelopmenl'ø potantlar Impø~ on'lI>o tIIInapOlllllìon8}'ølam antIlI¥II!III! Ie !he devø1omenl'ø proposs:l for It's confamafICØ !o Dielr1ct policy" (4 1o5WO11ông days) (MondayUuough Ñiday) - I ,The appjcant WlllmlHlj Wllhataff lOr a technlœi revI&W. Thlt ptOOØ$S Ia.open to the publk:llnd III ag8ndea I Staff Level Review and Approval ""-"""""',111_"""" -"""'-,"""" CommJs8lcin LIMII Review and Approval An --""-.-"'-01~ "--."""""'.- -- If the <iewlcpmønt mBilIJ poic)< and !ha applicant does not &ppøaI or requeS1 a rnodlfiœlìon gf \he DJs1rid's mquireman!s. a alaff lewl ap)lDV¡ll I9llerwm ba sent out (Tue&day) ¡ ! If Iha appiœrrt reiU6sta, II modlfiœUcn or WÛl8r of poley or !IIIþ981s aslilffleVel epprii\<al, 1!lIjlpplicølt¡n .....1 be heeßl by lIle ACHe Comml&alon, t... .......... Staff WI~ schedule !ha item on !ha next_îIebIe CommIssion eganda. . The memo. atafll8lort and all olho r pert!nanl ....... J informaUon,ls dalÌWIred to the CommlssJcn, (t dej'S P!i9r to the Commi8sîOl1 meeUng) Thð aþpe/ant muet 511bJnh Iat/IIr a ppeallng II 8I8tf li...!elepplUWli bafolll the appeal p8llod haa expnd. (l'I'\a appetant hila fO worllfng d8)!J from Ihe date 0I1he 81afI' IIIIIlI! deálllonWIIs made) Theøþ)l!;ønt m~liI.e,ùblll¡h løllar Ib 1!911 reque.!lng a mod~ orwaMlr 01 policy, The 19quæl musI be iedIWed wiIún, 2 working da¡e. (Usual¡ Y III Is Is Ih e T u ucla Y foIiowIng Tech Review) ---1 Tha èommlriaion WlP heeriho fed& aathey oru preaenllid by staff andlhe applìœnl The CommlNion ....œ then Iekø oellon on the application. ' ~~ ' If !he a Wicant e.cceptlllia Dililflcl's ruqultemen!B ' 8 êommlaelon kntel epprovalwlll bu alii'll olll , (Thuad8)') _J If the appllcent doe not IIcœpllha Commla8lon's IlcOOn, the appiœnl can 19quest mconsíd9(alol'I. ' (nil! WIllian reques! musl be 1IICIewd by Iha DIstrict bylha folOWing Tues<iøyeI3:00 p~ The reque!lt ia approved, ¡ Thl! applicant is sch&<!ulad on!he ne,¡1 uvallsDle agenda. ....................".~ A CommIssion '1 repor! Is~ 1 Sut>mu aIIl'OIIdwa¡i improvømenlpiana to the DeWliopmenl Reviirw DivIsion, f8' I ThU!Ø@eSlls.enlad, .... ACommleSÌO!l report is ,~ sent ouL ........... ,.......,.....,..........................................-.."""..""""..,".."'."" ...... ,.,.......... :- I i........................... - "!j <ê. @ - ŒR~hH '\JII DEPARTMENT Rezone # Conditional Use # PreliminarY / Final/Short Plat f fJ oS' - t;hl-õ , ' 1JOt:l?tJD-- ScÆ~l)/¿//J/?J~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health DitfCEIVED APR 2 6 2005 City of Meridi:,,-n City Clerk OH,u Return to: 0 Boise 0 Eagle 0 Garden City ~Meridian 0 Kuna OACZ 0 Star 0 1. We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 'QÍ °. After wr~' e approval from appropriate entities are submitted, we can approve this proposal for: ~ entral sewage if,°mmunity sewage system 0 community water well interim sewage entral water 0 individual sewage individual water ~" 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. d 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, F Division ~nvironmental Quality: ~entral sewage 0 community sewage system 0 community water 0 sewage dry lines )l£entral ~ater Run-off is not to create a mosquito breeding problem, 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 ~4. Please see attached stormwater management recommendations 015, 0 child care center 15726.001 EH0904 Review Sheet (i CENTRAL , r.HËALTH DEPARTMENT MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, ID 83704-0825 . (208) 375~5211 . FAX 327-8500 To prevent and treat disease and disability; to promote lIealtlly lifestyles; and to protect and promote tile lIealtll and quality of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by Citÿ of Bois-e Public Works Department, May 2000. Ada / Boise County Office 707 N, Armstrong PI. Boise, 10 83704 Enviro, Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327.7488 FAX: 327-8500 Servillg Valley, Elmore, Boise, and Ada Counties Elmore County Office 520 E. 8th St. North Mountain Home, 10 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 587-4409 FAX: 587-3521 Valley County Office 703N,1stSt. P'Q, Box 1448 McCall, 10 83638 Ph. 634-7194 FAX: 634-2174 <=d-12..,0'"' R.ECEIVED lr& [ViAY 1 0 2005 City of Meridian City Clerk OHke ~ & ~ 'l~ Z)é4t1Uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 3 May, 2005 phones: Area Code 208 OFFICE: Nompo 466-7861 SHOP: Nampa 466-0663 William G. Berg Jr., City Clerk City of Meridian H_- --33--East IdahoAve._,,- - Meridian, ID 83642 RE: PP 05-020/Dorado Subdivision Dear Will: If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires that a Land 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. Sincerely, /3.;.(//..} ~ Bill Hc4(;o~ 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 RECEIVED MAY 1 0 2005 City of Me';d;~C Q~y~ Œy CI..k om" ~&~t). ~. (J . 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Steve Arnold Stanley Consultants 1940 S. Bonito Way, Suite 140 Meridian, 10 83642 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 6 May 2005 '---,-,,--'-,' - --"'----,--' -- ,----- -, - ,- - - - ---- -----',~---- ~~,,~-" ,-'-'-....'- -, ----~~-O-u""= -- -~, ,- , RE: Land Use Change Application - Dorado Subdivision --- ----- ---,-- u_- --,-- --- ---~,- -- , , Please note the District now re uires three 3 sets of lans Dear Mr. Arnold: 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, £~ II. /JlfflL Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT ONM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Kimball Properties, LLC, 1940 S. Bonito Way, Suite 160, Meridian, 10 83642 W. H. Moore Company, 1940 S. Bonito Way, Suite 160, Meridian, 10 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS - 40,000