HomeMy WebLinkAboutArnke Subdivision AZ
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AZ 05-028
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Michael Arnke
August 18, 2005
ITEM NO.
18
REQUEST Continued Public Hearing from July 21,2005 - Annexation and Zoning of 2.06
acres from RUT to R-4Q zone for Arnke Subdivision - 2070 West Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item Packet / Minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
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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: See letter from 8ecd and David Carmack
Contacted: ~ .../ Date: ~/ D ~
Emailed: . Staff Initials:
Phone: LfJg~5gl~
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERlDlAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 8/18/2005
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FROM:
Planning & Zoning Commission
Josh Wilson, Associate City Planner \,;
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Micihã:el Coh~, Development Services Coordinator "t'!:".,!:", I...-",~_.., y,~!>
Amke Subdivision
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SUBJECT:
.
AZ-05-029
2.06 acres from RUT (Ada County) to R-40 (High Density Residential)
RECEIVED
AUG 1 2. 20OS
.
PP-05-028
18 building lots and 3 common lots on 2.06 acres
City of Meridi~D
City Clerk OffIce
.
CUP-05-037
18 townhouses in a proposed R-40 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Michael Arnke, has applied for Annexation and Zoning (AZ), Preliminary Plat (PP), and
Conditional Use Pennit (CUP) approval of 18 building lots and 3 common/other lots on 2.06 acres. The
site is located on the north side of W. Pine Avenue approximately one-quarter of a mile west of Linder
Road. This site is currently rural residential with one single family residential building and accessory
buildings. The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ CUP,
and PP) were submitted to the Planning & Zoning Department for concurrent review. Staff has
provided a detailed analysis and recommended conditions of approval for the requested annexation and
zoning, preliminary plat, and conditional use pennit applications below. Staff is recommending approval
of the proposal dated May 15, 2005 for Amke Subdivision submitted as AZ-05-029, PP-05-028, and
CUP-05-037 with the conditions of approval as outlined in this report.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2070 W. Pine Ave. / N. side ofW. Pine Ave., W. ofN. Linder Road
3Nl Wll
b. Owner:
Don and Betty Heffel
8401 Justine Court
Las Vegas, Nevada 89128
c. Applicant:
Michael Amke
Amke Subdivision- AZ-05-029, PP-05-028, CUP-05-03?
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884~5533
8401 Justine Court
Las Vegas, Nevada, 89128
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning:
COUNTY
f. Present Comprehensive Plan Designation:
High Density Residential
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): 5/03/05
2. Date of CUP site plan (attached as Exhibit A2): 5/04/05
3. Date oflandscape plan (attached as Exhibit A3): 4/24/05
h. Applicant's Statement/Justification (reference submittal material):
Shawn L. Nickel, SLN Planning, Inc. has submitted a Letter of Intent with the
application, dated May 15, 2005 for the AZ and PP, and July 14, 2005 for the CUP. The
applicant states that the request is consistent with the Comprehensive Plan and will benefit the
public interest by providing a diverse housing type.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detemrined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11
Chapter 16, a public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a
public hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 17, a
public hearing is required before the City Council on this matter.
d. Newspaper notifications published on: July 18 and August 1,2005
e. Radius notices mailed to properties within 300 feet on: July 20, 2005
f. Applicant posted notice on site by: July 26, 2005
5. LAND USE
a. Existing Land Use(s): Rural Residential
b. Description of Character of Surrounding Area:
c. Adjacent Land Use and Zoning
1. North: Existing residence and vacant land (for future expansion of Meridian High
School), zoned R-4.
2. East: LDS Seminary and Meridian High School, zoned R-4.
3. South: W. Pine Avenue and Merrywood Subdivision, zoned R-8.
4. West: Existing Residence and vacant land, zoned RUT (Ada County).
d. History of Previous Actions: None.
Arnke Subdivision- AZ-OS-029, PP-OS-028, CUP-OS-03?
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer service is available via an existing main located in the
Meridian High School property.
Location of water: Water service is being proposed via an extension of an
existing main located in W. Pine Avenue.
Issues or concerns: The preliminary plat indicates that sewer service for this
proposed development would be via extension of proposed sewer mains to the
north. At this time, the Public Works Department has not received any plans that
show this line being installed.
2. Vegetation: N/A
3. Flood plain: N/A
4. Canals/Ditches Irrigation: N/ A
5. Hazards: N/A
6. Proposed Zoning: R-40 (High Density Residential)
7. Size of Property: 2.06 acres
f. Subdivision Plat Infonnation
1. Residential Lots: 18
2. Non-residential Lots: N/A
3. Total Building Lots:
4. Common Lots: 3
5. Other Lots: N/A
18
6. Total Lots: N/ A
7. Open Lots: N/A
8. Residential Area: 2.06 acres
9. Gross Density: 8.74 units per acre
g. Landscaping
1. Width of street buffer(s): 20 feet on W. Pine Avenue required (Urban Collector);
applicant has shown 25 feet on Preliminary Plat.
2. Width of buffer(s) between land uses: MCC states that the required buffers between
land uses of differing intensity shall be provided by the more intense use. The
Meridian High School parcel on the north will be required to provide a 20 foot land
use buffer at time of development.. ,
3. Percentage of site as open space (PP and PD applications):
10% is required, 10.90% was provided
h. Conditional Use Infonnation
1. Non-residential square footage: N/A
Amke Subdivision- AZ~05-029, PP-05-028, CUP-05-03?
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Proposed building height: Within 40' R.40 height limit
3. Percentage of site devoted to landscaping: 23,130 square feet (26.8%)
4. Number of Residential units: 18
1. Proposed and Required Residential Standards
R.40
Setbacks Proposed Required
Front 25 20
Street side N/A 20
Side 10 0
Rear 10.44 15
Frontage 0 0
Lot Size 2,752 sq. ft. 0
PLEASE NOTE: The applicant has not submitted a Planned Development
application; therefore all setbacks and dimensional standards are to be per the R-40
zone. The setbacks and dimensional standards proposed by the applicant do not
meet the R-40 zone minimums and cannot be approved. The required R-40 setbacks
shall be measured from the external boundaries of the property as a whole.
m. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
1. The applicant has proposed a private "service drive" which is 26 feet from back of
curb to back of curb, with 24 feet of asphalt and has a sidewalk on one side. For a
detailed report on the public streets and access points to public streets, please refer to
the staff report from the Ada County Highway District.
6. AGENCY COMMENTS MEETING On July 1, 2005 staff held an agency comments meeting.
Staff has included all comments and recommended actions as Conditions of Approval from the meeting
attached as Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS Staff finds that the proposed zoning
designation, R-40, is hannonious with and in accordance with the 2002 Comprehensive Plan and Future
Land Use Map, which designates the land to be High Density Residential. There is a maximum density of
40 dwelling units per acre in the Comprehensive PIan; the proposed gross density of Arnke Subdivision is
8.71 dwelling units per acre. I got 8.74??
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this application (staff
analysis is in italics below policy):
. Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Arnke Subdivision- AZ-05~029, PP-05-028, CUP-OS-03?
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CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department. Fire and Emergency Medical Services will be provided by Meridian City
Fire Station #2 and the project lies within the Meridian Fire Department's .five-minute
response zone.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning and Zoning Department, Meridian Utility Billing Services,
and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
The properties to the west and east of the subject site are designated for high density residential
uses on the Comprehensive Plan Future Land Use Map. The land to the north is designatedfor
Public/Quasi-Public uses for expansion of Meridian High School. These surrounding uses are
compatible with the proposed development.
.
Support a variety of residential categories (low-, medium., and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities (Chapter VII, Goal IV,
Objective C, Action 10)
The suNect property is designated High-Density Residential on the Future Land Use Map which
identifies this area as an appropriate area for high-density residential development. This
proposal meets the Comprehensive Plan de.finition of high-density, with a gross density of 8.71
dwelling units per acre.
Chapter VII Goal IV Objective D Action 2. Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has proposed one 24 foot curb cut on W Pine Avenue for all o,lthe units in the
development.
.
2.
Chapter VII Goal IV Objective D Action 5. Require appropriate landscape and buffers along
transportation corridor (setback, vegetation, low walls, benns, etc.).
The applicant has provided a 25 foot landscape buffer along W Pine Avenue, which exceeds the
required buffer along Urban Collector roadways, such as W Pine Avenue. The buffer will be
planted with vegetation consistent with Meridian City Code.
Chapter VII Goal V Objective A Action 1. Designate specific areas with adequate public
services for high density residentiaL
3.
Amke Subdivision- AZ-05-029, PP-05-028, CUP-05-037
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4.
The proposed development is adequately served by public services.
Chapter VII Goal V Objective A Action 14. Locate high-density development, where
possible, near open space corridors or other pennanent major open space and park facilities,
Old Town, and near major access thoroughfares.
The proposed development is near Old Town and is located on an Urban Collector roadway.
5.
Chapter VII Goal V Objective A Action 4. Provide for a wide diversity of housing types
(single-family, modular, mobile homes and multi-family arrangements) and choices between
ownership and rental dwelling units for all income groups in a variety of locations suitable for
residential development.
The applicant has proposed a townhouse development, which adds to the diversity of housing in
Meridian.
Staff finds that the proposed R-40 zoning designation is harmonious with and in accordance with
the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists Townhouses as conditional
use in the R-40 zoning district.
b. Purpose Statement of Zone:
R-40 High Density Residential District: The purpose ofthe R-40 district is to permit the
establishment of high density residential uses at a density not exceeding forty (40)
dwelling units per acre. Connection to the municipal water and sewer systems of the
city is required.
c. General Standards: According to MCC 11-17-1, the City should impose any condition(s)
deemed necessary to insure compatibility of the development (CUP) with other uses in
the vicinity and such additional safeguards as are necessary to uphold the intent of the
ordinance. Please see Conditions of Approval in Exhibit B.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed townhouse residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. The annexation legal description submitted with the application (stamped on 5/04/05 by
Todd Waite, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
2. Any future subdivision, uses and construction on this prÖperty shall comply with the City
of Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this
property. Prior to the annexation ordinance approval, a DA shall be entered into between
the City of Meridian, the property owner(s) (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:
Arnke Subdivision- AZ-05-029, PP-05-028, CUP-05-03?
PAGE 6
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
That the applicant will be responsible for all costs associated with the sewer and water
service extension. 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 þe used for non-
domestic purposes such as landscape irrigation.
.
That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall 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.
.
The applicant has submitted elevation drawings for the proposed dwelling units
included with the CUP. Staff believes that the dwelling units will be compatible with
the adjoining uses, if the buildings are constructed as shown on the submitted
elevations. Construction within Arnke Subdivision should substantially comply with the
elevations submitted by the applicant. Construction materials used on the structures
should be approved by the City of Meridian Building Department and in accordance
with the most recent Uniform Building Code.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed townhouse residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Street Buffer alon¡¡: W. Pine Avenue/Lots 2-4 and 16-21: The applicant has proposed a
25 foot landscape buffer along W. Pine Avenue and a 20 foot buffer is required by
ordinance. In order to make the proposed development function and meet the required
building setbacks, this buffer should be reduced to the required 20 feet and Lots 2-4 and
16-21 should be shifted 5 feet to the south. See Site Specific Condition 1.1.2.
2. Buildin¡¡: Locations: Staff recommends that the applicant should relocate the open space
and drainage area of Lot 5 and the visitor parking spaces to align with the entrance to the
development from W. Pine Avenue. This could be accommodated by "flip-flopping" the
location of Lots 9, 10, and 11 and the drainage area, so that the drainage area lies at the
end of the entry drive and Lots 9, 10, and 11 are moved adjacent to Lot 12. The applicant
should also add trees to the drainage lot behind the parking spaces to provide a more
pleasing backdrop to the visitor parking. These changes will improve the appearance of
the development to vehicles traveling on W. Pine Avenue and to vehicles entering the
site. See Site Specific Condition 1.1.3.
3. LandscaDin¡¡: and ODen Space: Staff is generally supportive of the proposed landscaping
design with the exception of the lack of trees in the drainage lot behind the visitor parking
spaces. See discussion under Conditional Use Pennit Analysis #4 for further detaiL
MCC 12~13-16 requires ten percent of open space to be set aside for multi family
subdivisions regardless of size. The applicant is proposing to set aside 9,788~sq ft (10.9%
of the property), exclusive of required landscaping, for open space. All common lots
which are approved as open space and will function as drainage areas shall be vegetated
and usable by residents. See Standard Condition 1.2.2.
Amke Subdivision- AZ-05-029, PP-05-028, CUP-05-037
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONiNG DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. Tree MitÜmtion: There are several large trees on this site that the applicant is proposing
to remove or relocate. Any tree over 4" in caliper that is removed from the property shall
be replaced by installing additional trees, being the equivalent number of caliper inches
of trees that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed (MCC 12-13~13-3). The applicant
should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department. See Standard Condition 1.2.6.
5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition 1.2.3.
6. Fencing: The applicant shall submit a detailed fencing plan with the final plat application
for the subdivision. If pennanent fencing is not provided, temporary construction fencing
to contain debris must be installed around the perimeter prior to issuance of a building
permit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with MCC 12-4~10. See Site Specific
Condition 1.2.5.
CONDITIONAL USE PERMIT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for allowing a unique design for single
family residential products. Please see Exhibit D for detailed analysis of facts and findings.
1. Lots 13.14.17. and 18: Due to the shape of the property, staff has concerns about the
function of the common drive to Lots 13, 14, 16, and 17. The applicant shall maintain a
distance of 30 feet from the face of the garage on Lot 14 to the face of garage on Lot 16
in order to ensure that the common drive functions as intended. See Site Specific
Condition 1.3.3.
2. Service Drive: The proposal shows a 26 foot back-of-curb to back-of-curb service
drive to access the residences in the development. The applicant has extended this
drive to the western edge of Lots 12 and 18 and shows six units using a common
driveway for access to their individual garages. The applicant should be required
extend the service drive to the western edge of Lot 15, to ensure adequate vehicular
access to all units in the development. See Site Specific Condition 1.1.4.
3. No Parking: Due to the width of the service drive, there will be no "on street" parking
anywhere in the development. All vehicles shall be either parked within the garage ofthe
residence or in the provided visitor parking spaces. The developer shall mark the service
drive "No Parking- Fire Lane". See Fire Department Condition 3.4.
Arnke Subdivision- AZ-05-029, PP-05~028, CUP-05-03?
PAGE 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. Setbacks: The applicant has not submitted a Planned Development application and all
setbacks and dimensional standards shall be per the R-40 zone. The rear setback
proposed on Lots 12-14 does not meet the 15 foot rear setback required in the R-40 zone
and is not approved as submitted. Staff does not support a Variance application for this
setback and the applicant can comply with required setbacks by shifting the building
footprints on Lots 12 and 13 to the south so that the garage is at the edge of the service
drive. The applicant shall modify the building footprints on Lots 12-14 to meet the
required 15 foot rear setback. See Site Specific Condition 1.3.4.
5. Building Locations: Staff recommends that the applicant should relocate the open space
drainage lot and the visitor parking spaces to align with the entrance to the development
from W. Pine Avenue. This could be accommodated by "flip-flopping" the location of
Lots 9, 10, and 11 and the drainage lot, so that the drainage lot lies at the end of the entry
drive and Lots 9, 10, and 11 are moved adjacent to Lot 12. The applicant should also add
trees to the drainage lot behind the parking spaces to provide a more pleasing backdrop to
the visitor parking. These changes will improve the appearance of the development to
vehicles traveling on W. Pine Avenue and to vehicles entering the site, and will also help
visitors locate the visitor parking more readily. See Site Specific Condition 1.1.3.
6. Elevations: The applicant has submitted elevation drawings for the proposed dwelling
units included with the CUP. Staff believes that the dwelling units will be compatible
with the adjoining uses, if the buildings are constructed as shown on the submitted
elevations. Construction within Arnke Subdivision should substantially comply with the
elevations submitted by the applicant. Construction materials used on the structures
should be approved by the City of Meridian Building Department and in accordance
with the most recent Uniform Building Code. See Site Specific Condition 1.3.5.
b. Staff Recommendation: Staff recommends approval of AZ-05-029/ PP-05-028/ CUP-05-037
for Arnke Subdivision as presented in the staff report dated August 18, 2005 based on the Findings of
Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to
this report. Staff has prepared findings consistent with this recommendation.
10. PROPOSED MOTION
Recommend Approval
I move to recommend approval to the City Council of File Number AZ-05-029/PP-05-028/CUP-
05-037 as presented in the staff report for the hearing date of August 18,2005, and the preliminary plat
dated May 3, 2005, with the following modifications to the conditions of approval: (add any proposed
modifications)
Recommend Denial
I move to recommend denial to the City Council of File Number AZ-05-029/PP-05-028/CUP-05-
037 as presented in the staff report dated for the hearing date of August 18,2005, and the preliminary plat
dated May 3, 2005 for the following reasons: (you must state specific reasons for denial for the CUP.
They should address how the applicant might re-do the application to gain your recommendation for
approval. )
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: May 3, 2005)
2. CUP Site Plan (dated: May 4,2005)
Arnke Subdivision- AZ-05-029, PP-05-028, CUP-DS-D3?
PAGE 9
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3. Landscape Plan (dated: April 24, 2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Amke Subdivision- AZ-05-029, PP-05-028, CUP-05-03?
PAGE 10
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: 5/03/05)
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CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3. Landscape Plan (dated: 4/24/05)
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CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. PLANNING DEP ARTM ENT
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-l prepared by Munger Engineering, dated May 3, 2005, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ.05-029) and Conditional Use Permit (CUP-05-037) and Development
Agreement shall also be considered conditions of the Preliminary Plat (PP-05-028).
The applicant has proposed a 25-foot landscape buffer along W. Pine Avenue and a 20 foot
buffer is required by ordinance. In order to make the proposed development function and meet
the required building setbacks, this buffer shall be reduced to the required 20 feet and Lots 2,
3,4, 16, 17, 18, 19,20, and 21 shall be shifted 5 feet to the south.
The applicant shall reconfigure Lot 5 to align the drainage/open space area with the entrance
drive to the development and move Lots 9, 10, and 11 to the east to be adjacent to Lot 12.
The applicant shall extend Lot 5 and the service drive contained therein to the east to align with
the western edge of Lot 15.
The applicant shall extend the sidewalk located on the south side of the service drive to the
western edge of Lot 16.
Prior to the City Engineer's signature of a [mal plat all structures not contained on a designated
lot shall be removed.
A landscape plan shall be submitted prior to final plat showing the landscaping in relation to the
changes required by this report.
Other than the changes listed above, the approved landscape plan is not to be altered without
prior written approval of the Planning & Zoning Department.
1.1.9 All road drainage shall be contained on site in the drainage lots as depicted.
1.1.10 Maintenance of all common areas shall be the responsibility of the Arnke Subdivision
Homeowners' Association.
1.1.11 Other than the public street access approved by ACHD, direct lot access to W. Pine Avenue is
prohibited. A note shall be placed on the final plat restricting access to W. Pine Avenue.
1.2
1.2.1
1.2.2
B-1
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13~14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13~8.3). The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with MCC 12-13-8 and MCC 9-1-28.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
1.3 SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1.2.8
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
B-2
The CUP site plan labeled as PP-2, prepared by Munger Engineering, dated
May 4, 2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-029) and Preliminary Plat (PP-05-028) and
Development Agreement shall also be considered conditions of the Conditional Use Permit
(CUP-05-037).
The rear setback proposed on Lots 12-14 does not meet the 15 foot rear setback required in the R-
40 zone and is not approved as submitted. The applicant shall modify the building footprints on
Lots 12 and 13 to meet the required 15 foot rear setback.
The applicant shall maintain a distance of30 feet from the face of the garage on Lot 14 to the face
of garage on Lot 16 in order to ensure that the service drive functions as intended.
The project shall conform to the R-40 dimensional standards and setbacks.
Construction within Arnke Subdivision shall substantially comply with the elevations submitted
by the applicant. Construction materials used on the structures shall be approved by the City of
Meridian Building Department and in accordance with the most recent Uniform Building Code.
B-3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.3.6
2
2.1
All construction within Arnke Subdivision shall be townhouse homes and built within the
limitations outlined within this report.
PUBLIC WORKS DEPARTMENT
Meridian City Code 12-5-2-N requires that any new development shall provide pressurized
irrigation. The applicant has not indicated who will own the pressurized irrigations system in this
proposed development. If it is to be owned and operated by an Irrigation District than a license
agreement shall be entered into prior to the scheduling of a pre-construction meeting.
If it is to be a private system owned and maintained by the Homeowners Association, a draft copy
of the operations and maintenance manual shall be submitted prior to plan approval, with a final
copy to be submitted prior to signature on the final plat by the City Engineer.
2.2
All existing buildings shall be removed prior to the City Engineer's signature on the final plat.
2.3
Any existing domestic well and/or septic systems within this project shall be removed from
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 with approval for Idaho Department of Water
Resources.
2.4
Revise plat note 1 to include a 10-foot wide Public Utilities easement on all lot lines common to
Lot 5 Block 1.
2.5
The preliminary plat indicates that sewer service for this proposed development would be via
extension of proposed sewer mains to the north. At this time, the Public Works Department has
not received any plans that show this line being installed. The approval of this project shall be
contingent on the applicant's ability to acquire the necessary easements to facilitate the extension
of sewer mains to this property. The applicant shall coordinate sewer main size and routing with
the Public Works department. Cover over sanitary sewer mains shall be no less than 3-feet from
finish grade to the top of the pipe. If cover is less than 3-feet from the sub-grade to the top of the
pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard
Specifications.
2.6
Water service to this site is being proposed via extensions of mains 10cated in Pine Street. The
applicant shall be required to install all mains necessary to serve this site. Coordinate main size
and routing with the Public Works Department. The applicant shall execute City of Meridian
Standard forms of easement for any mains that are required to provide service.
2.7
The applicant has not indicated how they will dispose of storm drainage, other than to say it will
be removed via surface facilities. 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, and private 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 polices. 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.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.8
Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior
to applying for building pennits.
2.9
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etd., prior to
signature on the final plat.
2.10
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.12
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2.13
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.15
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.16
All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17
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.
2.18
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least l.foot above.
FIRE DEPARTMENT
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 corners 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.
3.1
3.2
All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
B-4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3.3
Provide a 20' wide Fire Lane for all internal roadways all roadways shal1 be marked in
accordance with Appendix D Section DI03.6 Signs.
3.4
For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.5
Operational fIre hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.6
Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7
The proposed 18-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 52 residents at build out.
3.8
The fITst digit of the Apartment/Office Suite shall coITespond to the floor level.
3.9
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.
3.10 All R -2 occupancies with 6 or more units or with 3 floors shall be required to be rITe sprinklered.
4. POLICE DEPARTMENT
No comments received.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
5.2
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
6.
SANITARY SERVICE COMPANY
No comments received.
B - 5
7.
ADA COUNTY HIGHWAY DISTRICT
CITY Of MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B-6
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3,
Other Access
Pine Avenue is a collector roadway. Other than the access point that has been specifically
approved with this application, direct lot access to Pine Avenue is prohibited and should be noted
on the final plat.
C. Site Specific Conditions of Approval
1,
Dedicate right-of-way to total 35-feet from the centerline of Pine Avenue abutting the sitR Widen
the pavement to one half of a 46-foot street section and construct vertical curti, gutter, and a 5-foot
detached concrete sidewalk abutting the site on Pine Avenue. Pine Avenue shall be signed for "NO
PARKING"-
OR
Dedicate right-of-way to total 32-feet right-ot-way trom the centerline of Pine Avenue abutting the
site, Widen the pavement to one half of a 46.foot street section and construct vertical curti, gutter,
and a 7-toot attached concrete sidewalk abutting the site on Pine Avenue, Pine Avenue shall be
signed for "NO PARKING"-
Dedicate by means of recordation of a final $ubdivision plat or execution ot a warranty deed prior to
issuance of a building permit (or other required permits), whichever occurs first Allow up to 30
business day:¡; to Pr0ce5S the right-or-way dedicatIon after receipt of all requested material. The
owner will not be compensated for this additional right-of-way because Pine Avenue is dassffied as
a collector roadway and is to be brought to adopted standards by the developers of abutting
properties,
2,
Locate the driveway to intersect Pine Avenue as proposed, approximately 115-feet east ot the west
property line, Provide written approval from the City of Meridian that documents their approval of
the 3-unit attached dwelling proposal,
3-
Construct a 24-toot wide driveway, as proposed, with 15-foot curb radii,
4-
Other than the access point that has been specifically approved with this application, direct lot
access to Pine Avenue is prohibited and shall be noted on the final plat.
5,
Comply with all Standard Condltion$ ot Approval.
D. Standard Conditions of Aooroval
1,
Any exi5ting irrigation facilities shall be relocated outside of the right-or-way,
All utility relocation costs associated with Improving street frontages abutting the site shall be borne
by the developer,
2,
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) !'or 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.
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B-7
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5.,
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Sefvices procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit reVised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance wilh all applicable
requirements of the Ada County Highway District prior to District approval for Occupancy.
7.
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 II1e right-of-way- The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD COnduits (spare or filled) are compromised during any phase of construction-
9.
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.
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 ilS successors in interest
advises the HighW<ly District of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
11.
E. Conclusions of Law
1.
The proposed site plan is approved, if all of the Sile Specific and Standard Conditions of Approval
are satisfied.
2,
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFf REPORT. QUESTIONS? CALL (208) 884-5533
C. Legal Description
""~'~-'"'""" - ---.- . . . -'"_.
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claiborn"'" waite consultingjk
engineers e, SUrveyor,;
1461 S. Teare Avc:nue
Meridian, Idaho 83642
(208) 288-2693
fax (208) 884-8002
P.N. 2234
May 4, 2005
ANNEXATION & REZONE DESCRIPTION FOR
PROPOSED ARNKE SUBDIVISION
A parcel ofJand located in the Northeast 1/4 of Section II, T_3N., R Iw., B.M_,
Meridian, Ada County, Idaho, and being more particularly described as foUows:
Commencing at tbeEast 1/4 comer of said Section I 1, fÌ'Om which the Center 1/4 comer
bears N 89°10'36" W, 2655.10 feet;
thence N 89°]0'36" W along the South boundary of said Northeast 1/4, also being the
centerline ofW. Pine Avenue for a distance of 1431.35 feet to the REAL POINT OF
BEGINNING;
thence leaving said South boundary N 00"29' 24" E for a distance of 264. ] 7 feet
(formerly described as N 00°02' E, 263.6 feet);
thence N 89°38'27" W for a distance of 46.97 feet;
thence N 76°4] '50" W for a distance of94.49 feet (formerly described as N 77°39' W,
95. I feet);
thence N 83°19'OT' W for a distance of218.62 feet (formerly described as N 84°3]' W,
218.4 feet);
thence S 0005] '32" W for a distance of305.88 feet (formerly described as S 00°02' W,
304.6 feet) to a point on the South boundary of said Northeast 1/4, also being the
centerline ofW.. Pine Avenue;
thence S 89<'JO'36" E for a distance of358,50 feet to the POINT OF BEGINNING;
containing 2.34 acres of land, more or less.
"-
B~d!~P~R;?h~
Prepared by: Todd R.. Waite P.L.S.
MERIDIAN PUBLIC
WOI~KS DEPT
\ \Spud I Iprojeçts\Amkc (2234 )IDocIUlIeQtS\ARNKEAnnexdesc- doc. ]
C - 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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D-I
CITY OF MERlDlAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from Zoning Ordinance
1. ANNEXATION 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 tenus of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
Thefollowing 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;
See Comprehensive Plans and Policies as listed in the Amke Subdivision staff report item #7
above. Staff supports the zoning and finds the proposal in accordance with the Comprehensive
Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
c.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff finds that townhouses are a conditional use within the requested zoning district of R-40.
The accompanying plat demonstrates the land will be developed with lot sizes, housing types and
other dimensional requirements that confonn to the proposed zoning designation, provided that
the accompanying Conditional Use Permit application for townhouses is approved.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that the subj ect property is the first property within the High Density Residential
designation on the north side of Pine Avenue, west of Linder Road, to request annexation and
zoning for a multi-family development. Staff finds that a substantial portion of the land around
the site has been developed in a manner hannonious to the proposed subdivision. The
neighboring Ada County parcel to the west is very large and contains agricultural uses. This
development is proposing significantly smaller lots, but within the acceptable limits for a high
density development.
Pine Avenue is not currently included within ACHD's Five Year Work Program or in the
currently adopted 20-year Capital hnprovements Plan for roadway improvements. The applicant
shall comply with all ACHD conditions of approval for the site.
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;
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
Staff finds that the requested zoning and proposed density is within the anticipated range for a
high density urban project Staff also finds that the proposed zoning/uses can be designed and
constructed in a manner that will be hannonious with, and appropriate in appearance with, the
existing and intended character of the surrounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which
states that "multi-family developments shall provide common open space that equals or exceeds
ten (10) percent of the gross land area of the development" The common lots provide 9,788 sq/ft
of open space which is approximately 10.9% of the site.
Staff does not fmd that the proposed zoning or uses will adversely change the essential character
of area. Staff recommends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted from any other agencies or departments
regarding whether this property should be annexed as proposed.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as the
conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
Access to W. Pine Avenue shall be taken through the service drive as designed.
The Commission and Council should rely on any public testimony (oral and written) when
detennining whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future 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;
The applicant will be responsible for the extension of all sewer and water mains necessary to
serve this proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
The applicant and/or future property owners will be required to pay park and highway impact
fees.
On July 1, 2005, a joint agency/department comments meeting was held with representatives of
key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that the public services listed above
can be made available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
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;
D -2
CITY OF MERlDIAN PLANNING AND ZONING DEP ARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. Staff finds there
will not be excessive additional requirements at public cost and that the proposed zoning and
subsequent development will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on this site
will not involve uses that will create nuisances that would be detrimental to the general welfare of
the sUlTOunding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision;
however, staff does not believe that the amount generated will be detrimental to the general
welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will
create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
ACHD is supportive of the curb cut on W. Pine Avenue provided that the City of Meridian
approves the townhouse use on the property. If townhouses are not approved, ACHD has
requested written approval from the City of Meridian that documents approval of 3-unit attached
structures. If is designed and constructed as approved by the ACHD and the City, staff does not
believe that the subdivision will create interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s) of major
importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) of major importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)?
The R..40 zoning amendment will provide diversity of housing product for the City of Meridian.
Staff finds that all essential services are available or will be provided by the developer to the
subj ect property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan and
this is a logical expansion of the City limits. ill accordance with the findings listed above, staff
finds that annexation and zonin!! ofthis property would be in the best interest ofthe City.
D - 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. PRELIMINARY PLAT FINDINGS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "ill detennining the acceptance of a proposed
subdivision, the Conunission and Council shall consider the objectives of this title and at least the
following:
A.
The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed layout as a practical solution to address the
constraints of infill development which has design criteria dictated by previous developments.
Please see Annexation and Zoning Analysis "A".
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. (See
finding "G" under Annexation and Zoning Analysis for more detail.)
c.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
staff finds that the subdivision will not require the expenditure of capital improvement funds.
D.
The public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e.- police, fire, ACHD, etc.) to detennine this finding. (See finding "G" under
Annexation and Zoning Analysis above, and the Agency Comments and Conditions at the end of
this report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to detennine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
3. CONDITIONAL USE FINDINGS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use pennit if
they shall [rod evidence presented at the hearing(s) is adequate to establish (11 ~17-3):
A.
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;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features, subject to the conditions and comments contained in the staff report for
Aruke Subdivision.
D-4
G.
H.
I.
D- 5
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed multi-family residential subdivision, with a gross density of 8.71
dwelling units per acre, is generally hannonious with and in accordance with the 2002
Comprehensive Plan and Future Land Use Map, which designates the site to be "High Density
Residential". Please see Annexation & Zoning Analysis "A" above.
C.
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 Annexation & Zoning Analysis "E" above.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony, staffs analysis,
and other agency comments when determining if the proposed uses will adversely affect other
properties in the vicinity.
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 Annexation & Zoning Analysis "G" and "H" above, the "Other Agency/Department
Comments and Conditions" at the end of this report, and any comments that may be submitted to
the City Clerk regarding this project.
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 Annexation & Zoning Analysis "H" above.
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 Annexation and Zoning Analysis "I" above.
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 Annexation & Zoning Analysis "]" above. The Commission and Council should
review any comments received from the ACHD provide for this project when determining this
finding.
That the proposed use will not result in the destruction, loss or damage of a natural, scenic
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
or historic feature considered to be of major importance.
Please see Annexation & Zoning Analysis "K" above.
D- 6
"^
QJIdlJ/d a;Jui rtifœÆi C@¿'/Jr4J,m:Æ
August 3, 2005
1705 TVest Pine A )'Clllfe
},Jeridiall, ID 83642 R~:,- "E~£lEIVED
208.888.9410, - ".P " '
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AUG 0 3 2005
CIT,! OF MERIDIAN
CITY CLERK OFF'C~
Dear Sirs:
We are writing concerning the proposed Arnke Subdivision at 2070 West
Pine Avenue in Meridian. The original date for this to come before the Planning
and Zoning Commission was July 21st; we had hoped to give testimony at that
time. Since the date has been rescheduled for a time when we are unavailable,
please accept this letter as evidence of the serious concerns we have with this
proposed development. We realize your time is precious and we thank you in
advance for the time and consideration you give in reading our concerns in their
entirety.
Our objections to this proposal fall in three basic areas which we would like
to highlight.
One of our first concerns is the satiation of high density housing that is
centered along Pine Avenue. Certainly this does not represent a balanced
approach to the citizens who live along this road. Apartment houses, duplexes,
and the like are beginning to be disproportionate to other types of development
along our roaeL Not only are there multiple apartment buildings in the area of West
7th on the south side of Pine, but Tramore Apartments (east of Pine/Linder) is fairly
recent along with the huge development of sixteen fourplexes (The Courtyards at
Ten Mile) at the corner of Pine and Ten Mile. Additional multi-family dwellings have
been approved just east (near the Friends Church) as well as directly west of
Tramore Apartments. Zoning for multi-family housing has already been approved
on Pine north of The Courtyards at Ten Mile. All these are within a 1.5 mile stretch
on Pine. Please! Surely satiation of multi-family dwellings in this area has been
reached!
~
A second alarming concern has to do with the vision for this area with
regard to schools. Let us be reminded that Pine Avenue between Ten Mile and
Meridian Road services four schools: two elementary schools (Meridian and
Chaparral), Meridian Middle School, and Meridian High School. Let's focus
primarily on Meridian High School and the buildings owned by the Meridian School
District on Pine Avenue between Linder and the proposed multi-family dwelling
proposal. The Meridian School District owns three formerly residential homes on
the north side of Pine in this approximately one-third mile stretch of Pine Avenue.
Additionally, Meridian High School properties are north and east of this proposed
area. We believe it is extremely poor judgment to build high density housing
directly adjacent to a secondary school. While it must be noted that Meridian
School District has a long practice of abstaining from comment on local
developments, as parents and neighbors we see the folly of these two types of
development being next to one another. As a secondary educator for well over two
decades, I can assure you that this creates a variety of potential problems including
vandalism and truancy. Unfortunately, we must consider the invitation for illegal
behavior that empty apartments could provide for teens. When the house just west
of us was vacant recently, MHS students came there to smoke and loiter in the
back yard. With the abundance of rental housing available in the area and the
satiation on Pine Avenue already, it wouldn't take much to predict that there will at
times be movement and vacancy in this type of temporary housing. Certainly a
school resource officer could verify the complications this could create. Obviously,
this would not be healthy for the community of Meridian. Additionally, given the
passage of the pending Meridian School District bond, that area will change
dramatically. (At the very least, this proposal should be tabled until after the bond
election has been completed) The proposed Arnke Subdivision could easily
become an ill-fitting enclave for the expanded Meridian High School. Please have
an enlightened vision of this area and make a decision that will be in the best
interests of the youth of our community.
Above all, we are concerned with the increasing traffic on Pine Avenue. A
couple of years ago a Meridian City Councilman commented in a council meeting
that "we just can't concern ourselves with traffic" in Meridian. Obviously, that
philosophy has gotten Meridian to where it is today. By ACHD's own admission
(July 2005), their staff reports do not bea;n to address the real traffic issues that
face Meridian. Consider the following:
. Current ACHD regulations and staff reports do not take into account peak traffic
hours. While this is changing with the advent of the Blueprint for Growth and
other progressive traffic engineering formulas, it is up to the current city leaders
to manage traffic (and thus developments) with peak hours in mind. The peak
hours on Pine Avenue, particularly at the Pine Linder intersection are the
~
morning commuter work hours (approximately 7:00 a.m. to about 8:00 a.m.), the
lunch hour for Meridian High School (approximately 11 :30 a.m. to 12:30 p.m.),
the after school hours (approximately 2:40 p.m. to 3:20 p.m.), and the evening
commuter work hours (approximately 5:00 p.m. to 6:30 p.m.). Sporting and
drama events at Meridian High School should also be considered peak hours.
According to ACHD personnel (July 2005), peak traffic counts at the Pine Linder
intersection may very likely exceed the recommended amount at the present
time, considering that both Linder and Pine are two lane roads. We can
certainly attest to that fact, as we are the third house west of the intersection
and it is quite common for traffic to be backed up considerably to the west of our
property at each of these peak traffic times. Getting out of our driveway can be
a nightmare!
. Linder Road is considered an arterial. In December of 2004, traffic counts on
the segment of Linder intersecting with Pine were 15,000 cars per day. The
limit on that road is 15,500. Six months and several heavy density housing
projects later, that limit has certainly been exceeded. Currently it is not
uncommon for cars to be backed up to the south of the Pine Linder intersection
past the railroad tracks during the evening "rush" hour. I, myself, have driven
that one-half mile of road and timed it at between 20-30 minutes on multiple
occasions. ACHD staff reports on new developments on Pine do not show the
real impact this additional traffic has. Linder Road is many years away from a
widening project (approximately five years out according to ACHD 7/05) and is
subject to the priority road project system. According to ACHD in July of this
year, there are certainly no guarantees that the Pine/Linder problem will go
away any time soon.
. Pine Avenue is considered a collector roadway. In April of 2005, the traffic
counts on this road exceeded 6,000 and are rapidly climbing. Of course, in
April of 2005, several of the currently approved high density housing projects
were not yet completed. Several still are not. Considering these already
accroved developments, the traffic problem on Pine is most likely beyond repair
at this point. Approving the Arnke Subdivision with additional multi-family
housing will only prove to exacerbate the problem. Please keep in mind that
according to ACHD's projections, Pine Avenue is not scheduled for any
additional lanes for the next 20 YEARS. Even then, since it dead ends at Ten
Mile, this collector roadway would take low priority on the hierarchy of road
projects.
. Current ACHD staff reports do not take into account the number of dwellings
that exit directly onto Pine Avenue. There are properties with 21 driveways that
empty directly onto Pine Avenue in addition to the six subdivision streets that
-
collect residential cars for Pine Avenue. Of those 21 driveways that directly
empty onto Pine Avenue, 11 of them are within approximately 400 feet of the
Pine Linder intersection. This poses a serious traffic problem for both
homeowners and drivers approaching the intersection.
As you can clearly see, approving the Arnke Subdivision at this point in time
would have a seriously negative impact on the neighborhoods on West Pine
Avenue and the community of Meridian as a whole. We plead with you to consider
the factual information pertinent to this specific development and to deny further
progress toward any additional high density housing on Pine Avenue. It is
incumbent upon you to protect the neighborhoods in our community by making
wise decisions in the planning and zoning process. Please accept our appreciation
for the weight of the responsibility you carry and our sincere and urgent appeal to
stop high density housing projects on West Pine Avenue.
We would be more than happy to appear and give further testimony on this
proposal if there are any questions about our position.
Sincerely, /7
~L~..
Becci Carmack
'-.",
'D~~,
David Carmack
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE August 18, 2005 ITEM # 18
PROJECT NUMBER AZ 05-028
PROJECT NAME Arnke Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
PlaJU1ing
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
Water
2235 N.w. 8th Street
888-5242/ fax 884-1159
)
IDAHO
"-". -,
..,.; "\ TRANSMITTALS TO AGENCIES FOR COMMENTS ON
}DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
Þ-
¡,.elo insure that your comments and recommendations will be considered by
903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: July 14, 2005
Transmittal Date: June 9, 2005 File No.: AZ 05-028
Hearing Date: July 21 2005
Request: Public Hearing - Annexation and Zoning of 2.06 acres from
RUT to R.40 zone for Arnke Subdivision
By: Michael Arnke
Location of Property or Project:
2070 West Pine Avenue
- David Zaremba (no FP) - Meridian School District (No FP)
David Mae (no FP) M!1'dian Post Office(FP/Pp only)
=Wendy Newton-Huckabay (No FP) 1"'~ ounty Highway District
- Mi~hael Rohm (No FP) 1"-:'\ .{""\ £ 1. u~ty ~evelopment SeNices
Keith Borup (No FP) 1'" , .\ ) - Dlstnct Health
-Tammy de Weerd, Mayor -Nampa Meridian Irrig. District
= Charlie Rountree, CIC == Set!l~r$,rrig. District
Christine Donnell, CIC '. la"aha Power CO. (FP,PP,CUP)
- - "
Keith Bird, CIC Qwe5tjF~P'P only)
- Shaun Wardle, CIC . -.,..._",'.tnfêrmountain Gas (FP/PP only)
~ ater Department ';1 ,~-..,"" " - == Bureau of Reclamation (FP/PP only)
~ Sewer Department - Idaho Transportation Dept. (No FP)
Sanitary Services(No VAR, VAC, FP) Ada County Ass. Land Records
- Building Department - Meridian Development Corp.
-Fire Department -Historical PreseNation Comm.
= Police Department
- City Attorney
- City Engineer
- City Planner
Parks Department
- NO'L~
Your Concise
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 CITY ATTORNEY / HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE ~ FAX 884-8119
Printed On recycled paper
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE July 21, 2005 ITEM # 12
PROJECT NUMBER AZ 05-028
PROJECT NAME Arnke Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
AZ 05-028
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Michael Arnke
July 21, 2005
ITEM NO.
12
REQUEST Public Hearing - Annexation and Zoning of 2.06 acres from RUT to R-40 zone
, for Arnke Subdivision - 2070 West Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached memo from Josh Wilson
CITY ATTORNEY
_.~~~ \~~
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached comments
No comment
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ,
Contacted: ~nU.N\ Wi..tL-
Emailed:
Date:~
Staff Initials:
Phone: 9;)8 3&lJ.--- tl~/
Materials presented at public meetings shall become property of the City of Meridian.
Memo
Ta:
Planning and Zoning Commission
From: Josh Wilson, Associate City Planner
cc:
Shawn Nickel, SLN Planning, Inc.; file
Date: July 15, 2005
Re:
Arnke Subdivision
Planning and Zoning Commission Members,
In the initial conversations between the applicant and the Planning and Zoning
Department, staff missed the fact that townhouses are a Conditional Use in the R-40
zone and did not require a Conditional Use Permit application to accompany the
Arnke Subdivision Annexation/Zoning and Preliminary Plat applications (AZ-05-029,
PP-05-029) which are on the July 21 2005 Planning and Zoning Commission
agenda. Staff discovered the error and has required the applicant to submit a
Conditional Use Permit for the townhouses proposed with Arnke Subdivision.
Unfortunately, the error was not caught in sufficient time to receive the application
and publish the required public notice in time for the July 21, 2005 Planning and
Zoning hearing.
Staff recommends that the Arnke Subdivision AZ and PP hearinqs on the Julv 21,
2005 Planninq and Zoninq Commission aqenda should be continued to the Auqust
18. 2005 hearinq so that all three applications can be heard concurrently.
Thank you,
Josh Wilson
Associate City Planner
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JUN 2 1 2005
June 20, 2005
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Amke Subdivision will have a significant impact on school enrolhnents at
Chapmal Elementary. Meridian Middle, and Meridian High School.
We can predict that these homes, when completed, will house five (5) elementary aged
children, four (4) middle school aged children, and three (3) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~
Wendel Bi am
Supervisor of Facilities and Construction
(1-- g~~lR~~ CENTRAL DISTRICT HEALTH DEPARTMENT
lI(HEALTH Environmental Health Division
DEPARTMENT
JUN 1 g 2005
~'ty gfie~~",l
( ;!t:y , rk Office
Return to:
0 Boise
0 Eagle
p~ Garden City
~ Meridian
0 Kuna
DACZ
0 Star
Rezone # /1Z ð.;Ç.- ¿; d-.?"
Conditional Use #
Preliminary / Final/Short Plat Þ¡' éJS' - Oól-f?"
- 11~ N K E suÆ hi VI.J/ /J ¡tJ
,RECEIVED
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.
'fÇl R. After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
~ ~entral sewage ~ommunity sewage system 0 community water well
0 interim sewage entral water
0 individual sewage individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~nvironmental Quality:
~entral sewage g community sewage system 0 community water
0 sewage dry lines )l:I-GÐntral water
Run-off is not to create a mosquito breeding problem.
~o.
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.
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
0 child care center
Ø-14. Please see attached stormwater management recommendations
015.
Date:~~
Reviewed BY:'(Yl de t/
15726.001 EHO904
Review Sheet
~ CENTRAL
œBtðì!~
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 1083704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn 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 stonn 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.
Storm water Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
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, and Alia Counties
Elmore County Office
520 E. 8th St. North
Mountain Home, 10 83647
Enviro. Health: 587.9225
Family Health: 587-4407
W (: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
P.O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
""'d.I~r..o,n'