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HomeMy WebLinkAboutDorado Subdivision CUP CUP 05-031 MERIDIAN PLANNING & ZONING MEETING APPLICANT Dorado Subdivision July 7; 2005 ITEM NO. 16 REQUEST Public Hearing - Conditional Use Permit for a Planned Development for appr)(o 110;000 square feet of hotel. commercial. retail and restaurant uses (some with drive-thru windows) in a propsed C-G zone for Dorado Sub - NWC of Eagle & Overland AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See attached staff comments CITY SEWER DEPT: No Comment No Comment <~ ~S~'Iì iNJf\ ~ ~9íOV~ vtì '1 v CAe) ~/~ CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: See attached Comments See attached Comments SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: .ýP/I~ -I (j ~ r~ '- Emailed: Date: ~7 J ~ I ÒS- , - Staff Initials: Phone: ~ Materials presented at public meetings shall become property of the City of Meridian. ! MAYOR Tammy de Weerd "¡'f'1I ctre;dir:n - . '. - .~, A. " " V ,%'C'. IDAHO I -~~ . l!/i. ¡J>5-:::;; ~LREASUft'l..~'" SING. 1903 CITY HALL I LEGAL (208) 888-4433 'Fax 887-4813 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Roundtree PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 From: Joseph Guenther, Associate City Planner ~-- Mike Cole, Development Services Coordinator rY\ Co Transmittal Date: July 1, 2005 P&Z Hearing Date: July 7,2005 .- 7-----"" '-'~"". .I~ ]~~. ,(-.~ -f'~'\,'1r\ ¡t~,t '-; 'i:¡ . \ ¡,,) Ji ,1 If ".l_.~ - .---> ",' }, ,_c. -' - JUL 0 ,¡ 2005 STAFF REPORT: To: Mayor, City Council and Planning & Zoning Commission ,," ('fMeridis.:l-- ",,-, LLY oJ, >, - ',,",t~ '¡" '-', ,tv C1<::,rk UU-_LC~ \..;1 '.) . 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.OS-O19, PP-O5-024. CUP-OS.O3! 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 undefined 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 commercial 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 permitted use. Staff does not support the requested amendments to the dimensional standards. See Conditional Use Analysis for staffs 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 annexaJion (AZ-O5-019) preliminary plat (PP- 05~O24) and Planned Development (CUP~O5~O31) subject to the comments and conditions included in this report. LOCATION AZ-OS-O19, PP.OS.O24, CUP.oS.OJ! DoJ'ado.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 RlIRUT West - Overland Way Subdivision, Ada County Zoning R1 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 application 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 (stalfanalysis is in italics below policy): AZ-OS-O 19, PP-OS-OZ4, CUP-OS-O3l 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 from 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 frontage 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.O5-019. 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 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, berms, 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-O5-019. PP-O5-024. CUP-O5-03! Dorado.PP.AZ.CUP.doc D. 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 ofthe 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. 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.AZ_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. Appropriate 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 determine 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 of the 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-O5-019, PP-O5-024, CUP-O5-031 Dorado.PP.Az"CUP,doc Planning & 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 inffastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost. 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 proposed 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. PP-O5-024. CUP.O5.03! Dorado.PP.Al.CUP.doc 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 Planning and Zoning Commission and City Council should consider whether they have sufficient infonnation on the Applicant's proposal to detennine if the annexation is within the best interest of the City at this time. ANNEXATION AND ZONING COMMENTS 1. The legal description subllÙtted 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.O5.031 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 Permit 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 current 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 RegionaL" 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-Iocated 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-O5-019. PP-O5-024, CUP-OS-OJ! Dorado.PP.AZ.CUP,do< Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7,2005 Page 11 d. The public Îmancial 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 Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. No hazardous natural features have been identified on the site. SPECIAL CONSIDERATIONS-PRELIMINARY PLAT The Applicant shall maintain compliance with required development agreement for the annexation of Dorado Subdivision, PP-05-024, CUP-OS-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 from 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 fonns of easements, for any mains that are required to provide service. 2. There is water stubbed into this site from 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 fonns 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-O5-0l9, PP-O5-024. CUP-O5.03l Dorado,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 intemallandscaping 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 Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point connection to the municipal water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 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 COrd. 557, 10-1-91) for all off-street parking and improve roadways. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The 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 determine any and all end users of this ditch. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent AZ-O5-019. 1'1'-05-024. CUP-05-031 Ool'ado.I'P.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. Iflateral 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-foot-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-O5-031 Dorado.PP.AZ,CUP.doc 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 Permitting that may be required by the Army 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 followinf! and mav approve a conditional use permit if thev shall find evidence presented at the hearinf!(s) is adequate to establish (11-17-3): A. B. c. 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 uselbuilding. 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-05-019. 1'1'-05-024. CUP-05-03l Dorado.PP,AZ,CU1'.doc I. Planning & Zoning Commission/Mayor & 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 ofthese 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" of the Annexation portion of this 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" of the Annexation portion of this report. H. 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 of this report. AZ-O5-019, PP-O5-024. ClJP-O5.031 Dorado,PP,AZ,ClJl'.doc 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 of the Conditional U se/PD application. 2. No new buildings are approved for construction under this conceptual CUP/PD 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 permit. 3. At this first public hearing, the Applicant shall provide specific information 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 irrigation system shall be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-2. 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 confirmation of said approval submitted to the Public Works Department. 7. All fencing shall be installed in accordance with MCC 12-4-10. If no permanent fencing is provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. 8. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into 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. 9. 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 .-\2-05-019, PP-05-024. CUP-05.031 Dorado.PP.AZ.CUP.doc 15. Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: July 7, 2005 Page 17 Department with information on anticipated 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 REQUIREMENTS 1. Outside lighting shall be designed and placed in such a manner as to eliminate glare and illumination ofthe 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-O5-024, CUP-O5-031 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 terms of approval of the conditional use permit shall be cause for revocation of the conditional use permit. 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 of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the 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 D1O3.6 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-O5-019, PP-O5-024, CUP.O5-031 Dorado.PP.AZ,CUP,doc 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 D1O5. 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 ofthe 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 AZ-OS-Ol9, PP.OS-O24, cUP-OS-O3l Dorado.PP.AZ.CUI'.doc 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 ofthe 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 ofthe 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 ofIdaho shall prepare and certify all improvement plans. 6. The Applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 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-O5-03! Oorado.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 tenus and conditions ofthis 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 confinnation 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 findings listed in this report, staff recommends approval of the annexation/zoning (AZ-O4-031), Conceptual Planned Development (CUP-OS-O31), and Prelinúnary Plat (PP-OS-O24) subject to the conditions contained in this report. AZ-OS-O19. PP-O5-024. cUP-OS-OJI Dorado.PP.A2.CUP.doc R~C~IV~Dl-1 ,:UN ,!.. 2 200,; City of Meridian City Clerk Office ~&~1~'Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 10 June, 2005 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 William G. Berg Jr., City Clerk City of Meridian 33 East Idaho Ave. . -- -~ N1eñdíaiî.-ro~8j~2 - --- -- ---"----- .'-. . -------'"--_._-- - HE: CUP OS-O31/Dorado Subdivision Dear Will: Nampa Meridian Irrigation District has no facilities through this project If all stonn 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 infonnation. 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, - 11 :¿-L¿"~' Bill Henson Asst Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: A. Damberger File - Office/Shop ._, _.' --, .- APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RECEIVED JUN 2 2 2005 City of Meridian City Clerk Office ~&~1 . 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 20 June 2005 phone5: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Steve Arnold Stanley Consultants 1940 S. Bonito Way, Suite 140 Meridian, ID 83642 .. ... - . - - -.'- --nn.. --- ... .. -- '-'--'-----'--'- - --,--,---,~"--_.__._-~.~~._'",-- - ~-"_.-.- '-- - --.- _..--__'_.-n~- --. '-... ._------~----~-------_._-- RE: Land Use Change Application - Dorado Subdivision 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, &~rett. t:z~asurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Kimball Properties, LP, 1940 S. Bonito Way, Suite 160, Meridian, ID 83642 W. H. Moore Company, 1940 S. Bonito Way, Suite 160, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23.000 BOISE PROJECT RIGHTS - 40,000 "'- - --<. ¡.1 I)1l DISTRICT CENTRAL DISTRICT HEALTH D~IlR"M(¡~Ð \!!"~¡¡;iI~ Envi ronmental Health D ivisio"," I: L I::JV l: ',' "UN .- 3 2005 Rezone # Conditional Use # (2 a;2 . Preliminary / Final/Short Plat oS' -- 0---1' I City of Meridian City Clerk Office llð,(40õ S'UI3O't/I5/ðA/ Return to: 0 Boise 0 Eagle p~Garden City jXMeridian 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. 07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. -de. After writt~approval from appropriate entities are submitted, we can approve this proposal for: ~ entral sewage ~ community sewage system 0 community water well interim sewage central water 0 individual sewage individual water ø 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division ~f nvironmental Quality: entral sewage ~community sewage system 0 community water sewage dry lines ~central water ~ O. Run-off is not to create a mosquito breeding problem. 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. ::ø-13. We will rJq ire plans be submitted for a plan review for any: food establishment 0 swimming pools or spas beverage establishment 0 grocery store 0 child care center ~ 14. Please see attached stormwater management recommendations 015. Dale ~ffi; Reviewed By)11 ~ Review Sheet , 5726-001 EHO904 ~ CENTRAL {it Btðì!~ MAIN OFFICE' 707 N. ARMSTRONG PL. . BOISE, ID 83704~0825 . (208) 375-5211 . FAX 32H500 To prevent and treat disease and disability,' to promote healthy lifestyles; and to protect ami promote the health and quality of our envirOllment. 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 proj ect 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 -Cityoi' Boise Public Works Department, May 2000. Ada / Boise County Office 707 N. Armstrong PI. Boise, 1083704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX: 327-8500 Serving Valley, Elmore, Boise, amI Ada Counties Elmore County Office 520 E. 8th 51. North Mountain Home, 10 83647 Enviro. Health: 587-9225 Family Health: 587A407 WIC: 587-4409 FAX: 587-3521 Valley County Office 703 N. 1st 51. P.O. Box 1448 McCall, 10 83638 Ph. 634-7194 FAX: 634-2174 loInd.lhov 0'"'