HomeMy WebLinkAboutHollybrook Subdivision PP
PP 05-025
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hollybrook, LLC ITEM NO. 1 0
REQUEST Contineud Public Hearing from August 4, 2005- Preliminary Plat approval of 56
building lots & 6 common lots on 15.32 acres in a proposed R-8 zone for Hollybrook Sub - 3265
3265 North Curt Drive and 540 East Ustick Road
September 1, 2005
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous item packet / minutes in Al packet
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SffiLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meelings shall become property of the City of Meridian.
----- "
,"
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
September 1,2005
ITEM #
PROJECT NUMBER
PP 05-025
PROJECT NAME
Hollybrook Subdivision
'. "', " -'.
, '-"
. '
-- ..
; r ',ry"", """
. ',' ¡.~ ", f,
. ,,' J.,¡ J, i
2005
10
',='ffice
NAME (PLEASE PRINT)
L( &I, L ? \.^- ~ û ÎP"^-
"F \oæ~ W\"\ ... ~'~.1(e\
FOR
AGAINST NEUTRAL
v
~
/'
L--.-
v
J
J
v
v
V
l/
t/"
v
.,---
-'--- ..-
PP 05-025
MERIDIAN PLANNING & ZONING MEETING
August 4, 2005
APPLICANT Hollybrook, LLC ITEM NO. 11
REQUEST Contineud Public Hearing from July 21, 2005- Preliminary Plat approval of 56
building lots & 6 common lots on 15.32 acres in a proposed R-8 zone for Hollybrook Sub - 3265
3265 North Curt Drive and 540 East Ustick Road
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:
~
~'~~
..ß y~'
~ ~~
~"~
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:
SffiLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~..I nf'- ~
Emailed:
Date:~\\.\~
~
Staff Initials:
Phone:q~- ?,~ \ a
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
P & Z Commission and City Council
Hearing Dates: July 1,2005, continued
to August 4, 2005
'!
,"" l. \
, ""',' '¡;of,
~;Xil;~fuI; "
,~,c':~ ./
, "F:
TO:
FROM:
Planning & Zoning Commission
Joe Guenther, Associate City Planner
Michael Cole, Development Services Coordinator
Hollybrook Subdivision
. PP-05-025
RECEIVED
JilL 2 3 2005
SUBJECT:
55 Single family residential lots and on 15.32 acres
. AZ-05-026
City of Meridian
City Clerk Office
Annexation of 15.32 acres with proposed R.8 zoning
. CUP-05-033
A Planned Development for reduced lot sizes and frontage requirements in
an R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hollybrook, LLC-Bond Campbell, has applied for Annexation and Zoning
(AZ) and Preliminary Plat (PP) approval of Fifty-five (55) Building Lots and Eleven (11)
Common/Other Lots on 15.32 acres. The site is located on the north side of Us tick Road
approximately one-quarter of a mile east of Meridian Road. This site is cunently
agricultural with fann buildings and one single family residential building. 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 concurrently to the Planning & Zoning Department for review.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation and zoning and preliminary plat applications below. Staff is recommending approval
of the proposal dated July 14, 2005 for Hollybrook Subdivision submitted as AZ-OS-026, CUP-
05-033, and PP-OS-02S with the conditions of approval as outlined in this report.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
540 E. Ustick / Ustick and Curt
SE )Ií of SW )Ií 4NI E31
b. Owner:
Bond Campbell
HOLLYBROOK SUBDIVISION
CUP-05-033/ PP-05-025/AZ-05-026
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Hollybrook LLC
1150 E. Ustick
Meridian, Idaho 83642
c. Applicant:
Bond Campbell
Hollybrook LLC
1150 E. Ustick
Meridian, Idaho, 83642
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: COUNTY RUT
f. Present Comprehensive Plan Designation:
Medium Density Residential, Low Density Residential
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI):
2. Date of CUP site plan (attached as Exhibit A2):
3. Date oflandscape plan (attached as Exhibit A3):
July 14, 2005 Sheet PP-1, ECL
July 14,2005 Sheet PDM1, ECL
April 15, 2005 Sheet L-1, ECL
h. Applicant's Statement/Justification:
Shawn L. Nickel, Land Consultants has submitted a statement of pwpose with the application,
dated April 15, 2005 and revised May 24,2005. The applicant has also made amendments to
the site plan due to ACHD concerns and has addressed the north/south connection in response
to City of Meridian staff, ACHD staff, and neighbors concerns with the submittals dated July
14,2005.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined 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 determined by City
Ordinance. By reason of the provisions ofthe 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 planned development as determined by
City Ordinance. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 6, a
public hearing is required before the City Council on this matter.
d. Newspaper notifications published on: July 4, 2005, June 20, 2005
e. Radius notices mailed to properties within 300 feet on: June 10, 2005
f. Applicant posted notice on site by: July 24, 2005
5. LAND USE
a. Existing Land Use(s): RUT Ada County - Agricultural
b. Description of Character of Surrounding Area:
c. Adjacent Land Use and Zoning
1. North: Sundance Place Subdivision RM8 with a Planned Development
ROLL YBROOK SUBDIVISION
CUP-OS-033/ PP-OS-02S/ AZ-OS-026
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. East:
Quenzer Commons, Heritage Commons Subdivision R-8 with a Planned
Development. Under development.
Weaver Acres Subdivision- R-l Ada County.
Bedford Place Subdivision- R-8
3. South:
4. West: Sundance Place Subdivision R.8 with a Planned Development
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
From Sundance Place Subdivision, Washakie Street 8"
From Ustick Road, 12" main connection.
Issues or concerns:
2. Vegetation: Existing vegetation should be brought into compliance with
maintenance standards ofNMID. Applicant shall contact City Arborist for tree
mitigation.
3. Flood plain: NA
4. Canals/Ditches In-igation: Tiling and relocation of existing agricultural irrigation
ditches will need coordination with Settlers lITigation District.
5. Hazards: None Identified
6. Proposed Zoning: R-8 - with Planned Development for Lots 2-18 Block 4
7. Size of Property: 15.32 acres
8. Description of Use: Single-Family Residential
f. Subdivision Plat Information
1. Residential Lots:
55
2. Non.residential Lots:
3. Total Building Lots:
4. Common Lots: 11
5. Other Lots: 8 of the common lots are for traffic control and direction
6. Total Lots: 66
0
55
7. Open Lots:
N/A
8. Residential Area:
9. Gross Density:
g. Landscaping
1. Width of street buffer(s):
15
3.59 units per acre
25' on Ustick Road Lot 1 Block 2
10' on Curt Drive Lot 1 Block 2
10' on east side of Arrowwood Way Lot1 Block 2
5 ' on west side of Arrowwood Way, RO W
HOLL YBROOK SUBDIVISION
CUP-O5-033/ PP-O5-025/ AZ-O5-026
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Width ofbuffer(s) between land uses: 0' with 6' solidj(mcing
3. Percentage of site as open space (PP and PD applications):
6% 39, 766 square feet.
4. Other landscaping standards: All common lots to be included with PD amenities
shall comply with the landscape plan dated April 15, 2005, with considerations for design amendments
dated July 14, 2005.
h. Conditional Use Infonnation
1. Non-residential square footage: square feet
2. Proposed building height: Less than 35' of R-8 standard
3. Percentage of site devoted to building coverage: 15.32 acres
4. Percentage of site devoted to landscaping: 1.27 acres
5. Number of Residential units: 55
i. Planned Development - Lots 2-18 of Block 4 of Hollybrook Subdivision
j. Amenities ~ Lot 1 Block 3, Lot 18 Block 4, Lot 2 Block 4, Lot Block 11 will have additional
Landscaping, Pathway cormections to multi-use pathway in Sundance Place Subdivision, and seating
areas along all pathways.
1. Proposed and Required Residential Standards
Multi-use Pathway Cormection with seating areas
R-8 standards apply to all lots except Lots 2-17 of Block 4 of Holly brook Subdivision as
shown below:
Setbacks Proposed Required
Front Living Area of 15 20
Front Accessed Garage 20 15
Side 5 5
Rear 15 15
Frontage 55 65
Lot Size 4,428+ 6500
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
All roadways have been designed according to ACHD standards and will be public streets.
All common areas used for traffic control shall be landscaped and maintained by the
Hollybrook Homeowners Association.
For a detailed report on the public streets and access points to public streets, the attached staff
report from the Ada County Highway District (Eilibit C).
6. AGENCY COMMENTS MEETING
On June 17,2005 staff held an agency comments meeting. Further meetings were held with the
Meridian Fire Department on July 22,2005 to address the redesign of the Preliminary Plat dated July 14,
2005. Staff has included all comments and recommended actions as Conditions of Approval from the
meeting attached as Exhibit B.
HOLL YBROOK SUBDIVISION
CUP-05-033/ PP-OS-025/ AZ-OS-026
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. COMPREHENSIVE PLAN POLICIES AND GOALS
In Chapter VII of the Comprehensive Plan, 'medium density' is deEmed as areas including single-
family homes at densities of three to eight dwelling units per acre. Staff finds that the requested
zoning designation, R-8, is hannonious with and in accordance with the 2002 Comprehensive
Plan and Future Land Use Map, which designates the land to be "Medium Density Residential"
and "Low Density Residential". The 3.59 dwelling units per acre proposed with the preliminary
plat are consistent with previous Commission and Council actions and generally confonn to the
goals, objectives, and action items contained in the Comprehensive Plan for this area. In addition,
in the applicant's cover letter (dated April 15, 2005, revised May 24, 2004) lists several
Comprehensive Plan policies, all of which support the annexation and proposed residential use of
the property.
In Chapter VII of the Comprehensive Plan, 'Low density' is defined as areas including single-
family homes at densities of three dwellinJ?: units or less per acre. The applicant is requesting that
all the subject site be zoned R-8 (Medium Density Residential). The R-8 district allows for a
maximum of eight (8) dwelling units per acre (MCCll- 7-2.C), however the design more closely
resembles an R-4 development. The applicant's requested design provides for larger lots
consistent with a lower density transitional area. The comprehensive plan also states on Page 104,
Objective D. Plan for appropriate uses within rural areas: "Require new urban density
subdivisions which abut or are proximal to existing low density residential land uses to provide
landscaped screening or transitional densities with larger, more comparable lot sizes to buffer
the inteiface between urban level densities and rural residential densities." Weaver Acres
Subdivision is located immediately east, north, and south of the property with seven lots of
approximately one acre parcels and is classified as low density residential. Lots 2-5 of Block 1
and all of Block 1 have a calculated residential density of 2.45 dwelling units to the acre which is
consistent with the allowance within the Low Density Residential Designation.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
Chapter VI c.2 P71 - Multiuse pathways: Pathways that encourage use by bicyclists and
pedestrians can decrease road congestion and add to the community's quality of life. The
proposed off-street and multiuse pathway systems are depicted in Figures VI-3 and VI-4. New
and existing developments should ensure that the guidelines laid out in this plan are adopted.
Although a designated Multiuse pathway is not located on this site the applicant has propose a
connection through to the pathway system in Sundance Place via Lot 17Block 11.
Require that development projects have planned for the provision of all public services (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department. Fire and Emergency Medical Services will be
.
HOLL YBROOK SUBDIVISION
CUP-05-033/ PP-05-025/ AZ-05-026
PAGE 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-SS33
.
provided by Meridian City Fire Station #3. The subject lands lie within 1.5 miles
of the recently opened Meridian City Fire Station #3 and lie within the Meridian
Fire Department's five-minute response zone.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium or low density
residential uses on the Comprehensive Plan Future Land Use Map. The applicant has made
the best attempt to mix low and medium density lots with the appropriate single family
residential products for the site.
.
Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiwns, etc.) for the purpose of
providing the City with a range of affordable housing opportunities (Chapter VII, Goal IV,
Objective C, Action 10)
.
The subject property is mostly designated Medium-Density Residential on the Future Land
Use Map which identifies this area as an appropriate area for medium-density residential
development. This proposal meets the Comprehensive Plan definition of medium-density,
with a gross density of 3.59 dwelling units per acre.
Develop policies and incentives to encourage infill and contiguous development. (Chapter V
Goal I Objective A Action 8)
The subject property has a unique design due to limited property width at the north/south
connection and is surrounded by existing and proposed developments which would classifY
for infill development. The proposed design meets the criteria for an R-8 development and
the applicant has been diligent in meeting the agency requirements and providing a quality
product near a mix of residential uses.
Support infill of random vacant lots in substantially developed, single-family areas at
densities similar to surrounding development. Increased densities on random vacant lots
should be considered if: Development of uses other than single-family structures are
compatible with surrounding development as it complies with the current comprehensive
plan. (Chapter VII Goal V Objective A Action 10)
.
HOLL YBROOK SUBDIVISION
CUP-OS-033/ PP-OS-02S/ AZ-OS-026
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
The proposed density, size of lots and unique roadway design will allow for an increase in
density for the proposal with smaller lots under a Planned Development where the majority
of the lots are not requiring special considerations within the ordinance and comprehensive
plan, see also findings above.
Apply design and perfonnance standards to infilling development in order to reduce adverse
impacts upon existing adjacent development. (Chapter VII Goal V Objective A Action 11)
Staff does not foresee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will be incorporated and the
size, number, and quality of the houses is similar in nature to the surrounding developments
that the proposal should be indistinguishable upon build out as an attractive neighborhood
within a neighborhood.
Staff fmds that the proposed R-8 zoning designation is hannonious with and in accordance with
the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code I 1-2-1 lists Planned Development
modifications as conditional use in the R-8 zoning district. Single Family Residential uses
are pennitted in the R-8 zoning district
b. Purpose Statement of Zone: R-8 Medium Density Residential District: The purpose of the R-
8 district is to pennit the establishment of single- and two-family dwellings at a density not
exceeding eight (8) dwelling units per acre. This district delineates those areas where such
development has or is likely to occur in accord with the comprehensive plan of the city and is
also designed to pennit the conversion oflarge homes into two-family dwellings in well-
established neighborhoods of comparable land use. Cormection to the municipal water and
sewer systems 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
As noted above, the applicant is proposing to subdivide the subject site into fifty
five single family residential lots. Each lot contains a minimum 4,400 square-feet.
The fifty five proposed building lots range in size from 4,432 square-feet up to
18,081 square-feet. There are three distinct areas on the site with a variety of
housing types. The southern most area is designated Low Density Residential
while the western edge and northern area is Medium Density Residential. The
southern area has the largest lots, contains the existing residence, and meets the
overall gross density at 2.45 dwelling units per acre. The northern area is
consistent with medium density residential in an R-8 zoning designation with lots
ranging from approximately 7,000 square feet to over 10,500 square feet. The last
HOLL YBROOK SUBDIVISION
CUP-OS-033/ PP-OS-02S/AZ-OS-026
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884.5533
area is the western boundary along the continuation ofN. Arrowwood Way. The
site creates a constriction and a unique constriction at this area. The lots are
requested to have reduced frontage and reduced lot sizes. These lots will be
single family detached products with the elevations submitted with the packet.
All housing types are proposed as single-family residential.
The applicant has requested all of the property be zoned R-8 (Medium Density
Residential). The applicant has indicated a gross density of the proposed
subdivision at 3.59 gross dwelling units per acre. This presented density is in
accord with the proposed R-8 zoning district. This is allowable for the R-8
district with the Low Density area directly corresponding to the Comprehensive
Plan which calculates at 2.45 gross dwelling units per acre. Please see
Annexation & Zoning Analysis below. The applicant is requesting modifications
to the dimensional standards of the requested R-8 zone (i.e. - building
setbacks, lot size, frontage, etc.) for Lots 2-17 of Block 4. These lots have
requested the following planned development standards:
Setbacks Proposed Required
Front Living Area of 15 20
Front Accessed Garage 20 15
Side 5 5
Rear 15 15
Frontage 55 65
Lot Size 4,428+ 6500
1.1.1
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 single
family residential products. Please see Exhibit D for detailed analysis of facts and
findings.
1. The alUlexation legal description submitted with the application (stamped on 3/23/05 by
Clinton Hansen, 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 property 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 aoolicant shall contact the City Attorney. Bill Nary. at
888A433 to initiate this process. The DA shall incorporate the following:
ROLL YBROOK SUBDIVISION
CUP-05-033! PP-05-025/ AZ-05-026
PAGE 8
CITY OF MERIDIAN 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 be used for non-
domestic purposes such as landscape inigation.
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.
.
PRELIMINARY PLAT ANALYSIS: The preliminary plat provides a good mix of
residential products with a wide range of mid sized lots. The site complies with both the
medium and low density calculation with a mix of housing sizes. The applicant has
proposed a unique design for a non-standard lot configuration on a property which by
shape would be difficult to develop.
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 single family residential products. Please see
Exhibit D for detailed analysis of facts and findings.
1. Public Streets and Access:
Connectivity CUstick Road to Washakie Street): The stub streets from Sundance Place
Subdivision and Quenzer Commons Subdivision, Washakie Street shall connect to
through with the common street sections and completing the midsection connection of
Meridian Road and Locust Grove Road. The subdivision is constrained by previous
development in the area and is bound by ACHD policies of interconnectivity. No direct
lot access to Ustick Road is approved with this subdivision.
Connectivitv (Curt Drive): There are no services available in Curt Drive and concerns
have been raised about the increase in traffic from Curt Drive as a cut across street
connection within the subdivision. ACHD has detennined a connection from Curt Drive
to An-owwood Way is appropriate and half of curt drive will be improved with this
project.
2. Landscapinll: Staff is generally supportive of the proposed landscaping design with the
following considerations: Ustick Road landscaping shall be designed according to MCC
12-13 Landscaping and maintained by the home owners association. All common lots
which will provide traffic calming shall contain landscaping according to MCC 12-13.
See Site Specific Condition #7 below.
3. Open Space: MCC 12-13-16 requires five percent of open space to be set aside for
subdivisions of at least five acres in size. The applicant is proposing to set aside 39,766-
sq ft of the site for open space. Most of this open space is at the ends of An-owwood Way
and provide traffic calming and glare prevention. Lot 17 provides a connection from the
development and makes opens space accessible to all lots of the subdivision and through
to the multiuse pathway. (MCC 12-13-16-3). See Site Specific Condition #5 below.
Tree Mitigation: There are severallarge 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
HOLL YBROOK SUBDIVISION
CUP-OS-033! PP-OS-O2S! AZ-OS-026
PAGE 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 Site Specific Condition #7 below.
4. Ditches. Laterals. and Canals: Per MCC 12-4-13, all iITigation ditches, laterals or canals,
exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to
the area being subdivided shall be tiled. Staff is unaware of the official status of the
drainage ditch; it appears to be maintained by Settlers Irrigation and is considered an
offsite natural feature. See Site Specific Condition #8 below
5. Pressure Irri~ation: 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 #9 below.
6. Fencing: The applicant is proposing to construct a six-foot tall solid fence around the
perimeter of the site. Staff is supportive of the proposed fencing. A detailed fencing plan
should be submitted upon application of the final plat (MCC 12-4-1O.F.3). Ifpennanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building pennit. 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.
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 fmdings.
I. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage, lot size and setbacks.
Lot Size: The applicant has requested reduced lot sizes; the submitted preliminary plat
has Lots 2-18 of Block 4 below the 6,500 square-foot minimum size. Therefore, a
modification to the standard R-8 lot size of 6,500 square-feet is applicable. The proposed
lot sizes range from 4,428 square-feet to 18,081 square-feet.
Lot Frontage: The minimum requested street frontage is 55-feet. There are 14 lots that are
at 55.feet of frontage (65-feet is the minimum for the R-8 zone). Staff is supportive of
reducing the frontage for these lots as it provides a practical use to these lots where the
property depth is minimal.
Setbacks: The applicant's submittal July 14, 2005 requests that this development have a
front setback of 15'. The front setback would need additional definition as to be 15' to
HOLL YBROOK SUBDIVISION
CUP-OS-033! PP-05-025! AZ-OS-026
PAGE 10
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
living space only and a minimum front setback of 20' to a garage entry way. Rear and
interior setbacks will be R~8 standards. Staff recommends approval of the setbacks as
requested.
2. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: The proposed open space makes up 6% of the site, 5% minimum is required and
it takes 10% to count open space as an amenity. Landscaped open space means land
exclusive of street rights-of-way and street buffers, except for right-of-way specifically
dedicated for landscaping within a subdivision. No drainage lots, required street buffers,
or canal buffers have been included in this calculation. The applicant is counting the
additional landscaping along the open space lots, a multi-use pathway connection into
Sundance Place Subdivision, and seating areas as amenities. Staff supports these
amenities as listed and believes they are adequate for the size of the property.
3. Elevations: The applicant has submitted two front elevation drawings for the proposed
dwelling units included with the PD. 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 Hollybrook 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 Unifonn Building Code. See Site Specific Condition #4
below.
b. Staff Recommendation: Staff recommends approval ofCUP-05-033/ PP-05-025/AZ-05-
026 for Hollybrook Subdivision as presented in the staff report dated August 4, 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 MOTIONS
Planning and Zoning Commission Recommendation for Approval
I move to recommend approval to the City Council of File Numbers CUP-05-033/ PP-05-
025/AZ-05-026 for Hollybrook Subdivision as presented in the staff report dated August 4,2005 with the
Site Plan and Preliminary Plat dated July 14, 2005 with the following modifications to the conditions of
approval listed in Exhibit B: (add any proposed modifications)
Planning and Zoning Commission Recommendation for Denial
I move to recommend denial to the City Council of File Numbers CUP-05-033/ PP-05-025/AZ-
05-026 for Hollybrook Subdivision and direct staff to prepare findings for denial as defined in the public
hearing of August 4,2005.
11. EXHmITS
A. Drawings
1. Preliminary Plat - Dated July 14, 2005 shown as Sheet PP-l, prepared by ECI
(Erickson Civil Incorporated)
2. CUP Site Plan- Dated July 14, 2005 shown as Sheet PP-l, prepared by ECI
3. Landscape Plan- Dated April 15, 2005 shown as Sheet L-l prepared by ECI
B. Conditions of Approval
HOLL YBROOK SUBDIVISION
CUP-05-033! PP-05-025! AZ-05-026
PAGE 11
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
1. Planning Department
2. Public Works Department
3. Fire Department
4. Parks Department
5. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
HOLL YBROOK SUBDIVISION
CUP-OS-033/ PP-OS-02S/AZ-OS.026
PAGE 12
A. Drawings
1. Preliminary Plat (dated: July 14, 2005)
I!T-
~ ~'-i
tl'j I' .
Ii 'I ii. " i
~d Hi! I Iii
.~. i 111,. .
g~ .I~ II'" I
1£ :1,1 I
~ "
{~~
~l"
~ ~ -.-i'
5. II,¡
nUlil. ,¡:
'J~ fill k.
¡;~f HII p'
~~ . i II - '
~~ ,I~' .
f ¡I i
>
~
~ . . "'::'-rZ"--
jg ~!i "! ',-
~d ¡h~il'¡ ..'
"!I ¡PIli I,
2~ i'! !,¡ ¡
.~ i,a
Ë
.. I
I.
, ,
.J:.,¡
.::..t_,=,-
i.
~
~U
"~
!I'/'I ~ì
i ¡
,~.;:y
" .
'I
)""""'\
mmjjìlp 2J
,"p'pr! ~!II
'¡:n.~ HE"
¡ ~
C'
, .
,--..., ,
. ,":1
',;-' , , Iii i
ill:
t~
---...
H i ~¡
€~ . . i
i" ;/,-'"
~:§ J,....
~~¡j il,I!,;., ~î
~ I ¡ I .1;,
, ,JII
- : .'¡",!.,'
, ,,:'
'!
~i
.~ I
'\ \\
., ,',, ~ "\\
:' iT .: .. HI .
,\J,j .,'
'".
-', I
'~. ~ ---.-----,.,.--... .' ,.: .',:,.".,,:: ::,; ,;. t:;~:';' ¡j
:j!!~~~ H ~. ~ I~'.... , ~Hm!;;~i t,q~i~~~!in:mil}!:â;f!U!ät~i!~~~
['"I ~g. ¡" 0" D. ;¡-" Ù'H; "0",'-' ,. '5,1¡,j.""".¡...,fcl. '".I..hI
~,.",: ,C '~I~'U~!"C'"'."--Ib."'(,¡¡""",,~",",~,-,
~liHIIU¡ o! i" i if~j;~~i*'¡H~ î!~;U~¡~;i~~!~:~;!~!¡~~¡: nH~;q;hj~~H;~;
~,~~~~ . .:~ '.~~~;J~{',l' . A¡;il..:~>';'I¡1 ~!!;¡~¡;., ~¡'!fl$I~. ~~¡~'"!~¡,
~"-~"'---'-'----'------i"~'""":>i ; ~I"'" ¡;'!é' 'ri';!; ,.~.t;"'.1 3~! q'
'f ~¡ i ~ mH !U!i: ¡:~H~~, )1>~!¡¡¡~~~~'1" ; I!¡ J;~ h;~!; ¡ h~~!i¡ ¡ , i: 'i:í¡_;! !!I~ ,~!
'.. '< .¡! ";". "IJ~l"" ""'!" "B.,ô'-"'!"~"" .,I~',n 'i' Ii ~.~ '"
.~ i~!III.fJ! r~if'i~t!,~in ~H,f";, 1 i~~i~~!C'I~!~~J' ~!~di¡¡ l't;~J ¡ ¡¡;~ !
,¡ ì I , ~,~ .'~: f- å,.t r i:: ~ ¡ H. ;"ë~ ~,~~! .~!<~~. ¡ . "I "~j,. ~
~'i ",c" ;<"¡;-:-~~eh.._,!!,' 'iI' ~~.~,.
_.:------L...:....._-, ' l ~o;. j' I: ¿ ,-,
iffi
~~~"f!
2::::~~:::~~": Ii, ì g"
....'... ""-.
-...-.....,. ' ,...-....--...,
Hollybwok Subdivision
Drawings
EXHIBIT A
Hollybrook Subdivision
Meridian, Idaho
~¡
!~
m
~
c:
~
0
z
»
~
;u
-i
Õ
Z
0
..,
-i'tJ
:r;;¡¡
mm
IDCI>!:
o~!
~~~
;::0-<
m"'T111
i!1:iç:
Qm-i
~mo
.. ~"'T1
N » -' r
8tJ..o
'" »01=
0..,-<
°mID
C:m;¡¡
zng
-i-i
.-< Õ ^
ÕZIf)
»",c:
r-,m
o:';Q
0$
H!
2:0
In:;:
:r
'ti
...
'"
0
c:
-i
.:r
~
G)
m
m
J>
If)
.-i
""""" .
~~- ./~ ø
-,""""6" '--
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. CUP Site Plan (dated: July 14, 2005)
+
.' '" -
¡¡ '\ '
~~ "ij ,. l
1ii ill-,'
"h Jill Ii"
;~~ -J' '/It. iI'
JJ'" ¡'
HI,;: '
~
~
"
~ ~
~~ ¡;~ I
~ð 'I , ¡
£~ ¡ II-,"
~U fill'
" '"" BI'
n .¡II{I,.
p J o I' "
f:r'l
, ,
1ì"
iI"
f.~'-
, '
--~
,TI
.,"> , . "" "'"0
1"., ~~H ~~~~o. W; óI:
'~'" .~, ".""n-'~~ ¡;¡
~?~ - \À~ m~S.~i~. ~
~... !'i'r""'l,.¡"r~
~: ~!'- ;~~~&;~~~§
. ~",>,."",...,"
:..., ~I Iii":'" I
~.¡
¡I::
~'r
~ ",¡ I=-
;; ii.
~~ " I
~~ i ii'l"
~~~ Jill j
" ~ ~ . i ~III. r
!f,;¡ I'! "'I" :
~¡, 'Iii, !
~ ' "" ,'-'
--~ :.
I""'" ,,( "'-¡-,.."
'~IUI~~' ~ "~ i
¡~:U ~~: D~ i,! ~¡:
i j '!Iii: Ii I ! i ¡ . ¡i I
,,"- ,- ,,', i
IJI' i i nUl imJ iil!~m!
. :~, 'I hl~ I f<~' d- ~ i h 7
i ~, > i" ," I' i i
l"...,----,_..,,---,-,- , '
r', ~."" ~
~~)~" ,~~$: s
~~mw!~ ~
'",;o,'~p~
~;jj¡j.;:~¥; ~
aW~h
"¡¡ " ,I
~., !
"'..
'[rF
-""'?"""'-"'L~'" ..'"
=.:~~~~ i . ~
----'-:-:===::.=--- ! r r ~
Hollybrook Subdivision
Drawiogs
EXHIBIT A
i
'§
d~
1~
,15.. 1111'
:1 i'
i ..
i~!.-¡
'..
!¡
'-'" -
'. ~ ¡
r. ii Ii!
( '"
,
I' I,
,
I_~ "'¡.i
&Ii
? ,
H, I!
~ Iii
~~ i! -....-..;
~ :: § 'l----r
"hi¡ 1~.¡~
6~ !~i 'Ii li;¡
H .\' III
....1.'
,-,.
¡'!Pi;:;qq~ ¡;;
H~',nf)I.; "
."'~q'f~~L m
',ì'h.~ B ! '"
t ¡, ... ¡ "
0
-, ¡
'1"
1>
, , , , , , " , . . - ... ... ,.." I'"
,.-,,- ",c,',..",," .~;.:."" C"'-"H"
~" ¡ìr, I~:~, j;~¡&f I ~~ij¡¡i~~! ~ ~~ii h Ila\ I~ 'i~,;¡, > b! r;;
,1 ~~~! ~;.!i~ 'Î;~{á, ~ '~9"~" ~ p~¡¡¡!~ ihi ¡~ ?'E~; ¡ t ¡ ~t'"
."":"'" -'-:> ¡".~.'I,,".,,~.:",",~~ E~'!",'^-'
! ."" u".. "~..<. ~ ""'.J -, ' <. w" . """ <"
"*""<""1:<-'- ."~,,,;, ,.' .,;,~. '~":':""'I
¡ h" ¡;i;; ~~~t~; ~ ;~¡~ ~'F ¡.U I:,'¡ ,é ~~t: < : ! i~1
. õ2~.."",~¡.:.~,, ,,~JI '. ¡~'!.~I"ê '~!~""¡'~"
'f"<'-"o,.,'!~,_~""ft', '\'!i',,"¡H" -g
~ "~¡ H;~: ,."!I i ~~~i;:;~; í ~¡ ~<,~, ~,~! ! ~.'
, ¡~¡ '!eo' )~...," t-, It, j I. n.,!' ú" ; ~
; ," ~..c: ,;:~i;,: ~'Uf:'t' c ~;~¡ ~':~¡ j¡' ,~I¡ ; ,
"~"'"""~"5!i'>"- -.f
~ s~ .~~~~ 'f'i~~: ì.j,~~. t "~,j; "il
î j~¡ f~~:; ';f,Bt ¡ .~~¡3', ¡ ! ~,¡ ~ Ui!
¡ ,,¡ ~~i; l;5~~ ,"~;;" ¡ a, !~¡
Hollybrook Subdivision
Meridian, Idaho
. ."
, I
. i
,-,
~ I
tt
~;
\ \\
, '\:
,~" ¡ '\
.:' ..:. ')U
,', E;~
~c-
I f~
",.
Z
)-
1)
0
;II
.,
õ
z
0
"
"1)
I;¡¡
mm
tII(II!:
o:¿~
-...z
(11:;;;)-
m ;¡¡
!;~-<
m.,"!1
õ!1:rç
2m...¡
»(110
f:"~'TJ
'" »... :r
<:> o¡';o
~»of=
0,,-<
O(lltll
cmJJ
zoo
"'¡-jo
:<õ;>;
5z(II
»",c
I~tII
0~2
oS;
~!'?
20
(JJz
I
ii
...
(JJ
0
c
...¡
.I
;¡¡
:Þ
Z
G¡
m
~
(JJ
:-I
~, l.LC .:--
~~ ',.
:':~,=..'¡
"",-_..... -"-"",......_---""
'" . ., "O" ,u
,-__-,_,°-
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
3. Landscape: Plan (dated April 15, 2005)
...--'"".--..--..-
i ,~ _R~~ i
-.~'/, .. ,-
't ." - ~ :.t . "
~II~ '..""~':'-r~:
r:, f..." .-, If
~ ) i ,~ ';-h fill d
If" I ' ~(.' - -Tlã U
..L I. ,- , ~ f¡
~t T--. -~-- -~'--¡;- - ,1
f~æ ~jI! I f
:~ Slli¡ i
7"
J
.
ì
.
I~ f ---
6 ¡
Ii ¡
~ j
! I
~ nil
! a -"<-1-
d Z I
li ~-
~
¡fie
8
I:
3:
a
Z
'r
()
'--t
::¡
-<
--.
(\
)0-
r
Jh
Hili :.
~ ~ J
,/ -;~~7~J~~.:-)
'- ~..;_L~~-_, (Ä~
:,rY~~_::"i!Þ ~j~)
i 'I "-r.:
j .
w~
",,! '" s.-
¡il- ~¡;-
¡, ip ',..,.,
,I J a~
.
E
Ho/lYbrook Sulxfivision
Meridian. Idaho
Hollybrook SubdIvIsIOn
Drawings
EXlllBIT A
.
..
..
"
it
It
u
ffij &~~ ~ 9:- ,
¡ :m, ' I "~lil' ~: r Ii I :11 ç:
1~t!1.. fi f!i j&~i~~ :' i .! ~
~ J i f" 11, '0
~ £' j »
ilæ~~16f~i! îm~c ~i;~!1 ~i 11 §
~~f ~jj 'W' rJIJI! rt!~. fi ~ m
qij~Hftj!~ fifi~' ¡Iii II ~ . ill
'í~~ if ¡:§ ~ 1:'1';\ '
'i~' i~ !" ~j I'
, I ~ .
.¡¡iHiHHii1 mm mm H :~
mm mm !! I
. . . . " c z
'~~~~Ig'~jr~ mji~JriU~!fl!~' »
-.Jj"h.t,¡ . j ~ ~ ¡'.!,.f
W.l~^d~ J'~ . ~;~~~~f
1!;~ ~ il'~¡u' j ~ j
Ji n q ~I '¡:"'¡~I ~ .. " .~ ~
. ~ ¡ i ~ J 1'3 ISf ; m
I " j 4 ' ~ .' '.~ $
qI~n If¡;l'~ '~~~?i»
p n n ~~'!'!L ~~! !;;,
ì4¡¡~~ ,,~~h. -,";-
. : ç If 'I !.!~~i$ ~
~ l P n J'¡llïi~
. t i :¡ J I ~a'il
1 .i ~ ï 1 '" >'~'j'
PH'"
, "'J>"IO
, " .. m
H' 19"" <
L1Jfut'm
,~:¡1m;' Ù
. '.. . -' i ..
í',' di , ~
, ! I r: ¡ !: 1'1
, ¡ .., -, z
; .." -I
-.
U~ . ~ : q 11
~~~ m~
~ f ~
! IJI
.
eel
E.""";,."""",, G"-' ]"',"'.".',"""""'"
0...... 10
__.lle
"""Co- f
11..e.,-- I .
-- """ð"'"
---- "-~
B. Conditions of Approval
1 Planning Department
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
1.1.9
1.1.10
1.1.11
1.1.12
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-l prepared by Erickson Civil Incorporated, dated July 14,
2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ~05-026) and Conditional Use Permit (CUP-05-033) and
Development Agreement shall also be considered conditions ofthe Preliminary Plat (PP-05-025).
Place a note on the face of the final plat stating that all future front garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
Prior to the City Engineer's signature of a final plat containing all structures not contained on a
designated lot shall be removed.
The submitted landscape plan prepared by Erickson Civil Incorporated., dated April 15, 2005 is
not approved as submitted. The following should be included in a revised landscape plan prior to
final plat:
Depict and construct a lO-foot wide gravel shoulder on Ustick Road abutting the site, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover.
All micropaths within the proposed subdivision ( Lot 17 Block 11) shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
All common lots being used for traffic calming purposes shall be landscaped in accordance to
MCC 12-13
All amended lot locations of the approved Preliminary Plat dated July 14, 2005shall be
landscaped as per MCC12-13. A landscape plan shall be submitted prior to final plat showing the
landscaping in relation to these changes.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Plarming & Zoning Department.
All areas approved as open space shall be free of wet ponds or other such nuisances. All stOTIn
water 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 stOTIn water detention facility cannot be incorporated into the approved open space
and still meet the standards ofMCC 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 [mal construction.
All road drainage shall be contained on site in the drainage lots or in roadside swales as depicted.
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
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
1.1.13
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.
A detailed fencing plan shall be submitted upon application of the final plat. Ifpennanent fencing
is not provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of building pemrits. All fences shall taper down to 3-feet maximum
within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4-10.
Maintenance of all common areas shall be the responsibility of the Bellingham Park
Homeowners' Association.
1.1.14
1.1.15 Other than the public street access approved by ACHD, direct lot access to Ustick Road and Curt
Drive are prohibited. A note shall be placed on the [mal plat restricting access to Ustick Road and
Curt Drive.
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12.13-10.8.
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.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent nwnber 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.
Staff's failure to cite specific ordinance provisions or tenns of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.5 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
1.1.16
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
The applicant shall contact the street naming committee to detemrine the names for the unnamed
cul-de-sacs and the connection of Curt Drive and North Arrowwood Way contained in the revised
preliminary plat dated July 14,2005.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
The Planned Development site plan labeled as PD-l, prepared by Erickson Civil fucorporated,
dated July 14, 2005, is approved, with the conditions listed herein. All comments/conditions of
the accompanying Annexation/Zoning (AZ-05-026) and Conditional Use Pemrit (CUP-05-033)
and Development Agreement shall also be considered conditions of the Preliminary Plat (PP-05-
025)
The project shall confonn to the R-8 dimensional standards, except as follows for Lots 2-17 of
Block 4:
Minimum frontage: 55-feet
Minimum lot dimensions: 4,428 sq ft.
The front setbacks for living spaces shall be fifteen feet for all lots contained in Hollybrook
Subdivision with a minimum of twenty feet to garages from the back of sidewalk.
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
2.4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.3.6
Construction within Hollybrook 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 Unifonu Building
Code.
All construction within Hollybrook Subdivision shall be single family detached homes and built
within the limitations outlined within this report.
All amenities proposed for Hollybrook Subdivision shall substantially comply with the designs
proposed on the site plan labeled PD.l, dated July 14, 2005.
All traffic control structures shall be designed and landscaped in accordance with Meridian City
Code. These structures shall be maintained by the Hollybrook Homeowners Association. There
shall be no on street parking within fifty feet of any traffic control structure, the applicant shall
appropriately mark and sign these areas.
1.3.7
1.3.8
1.3.9
2
2.1
PUBLIC WORKS DEPARTMENT
Sanitary sewer service to this site is master planned to drain to the White Trunk, and is being
proposed via an extension of mains located in Sundance Subdivision. The applicant will be
responsible to construct sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works Department. Applicant shall
execute City of Meridian standard fonus of easements, for any mains that are required to provide
service. 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 pipe, alternate pipe materials
shall be used per the Meridian Public Works Department's Standard Specifications.
2.2
Water service to this site is being proposed via an extension of water mains located in Sundance
and Quenzer Subdivisions and Ustick Road. This proposed development is situated directly north
of Us tick Road. Ustick Road is a boundary line between two zones of differing pressures. The
applicant shall be responsible to install a PRY vault, location to be coordinated with City of
Meridian Public Works. The applicant shall construct water mains to and through this proposed
development. Applicant shall execute City of Meridian standard fonus of easements, for any mains
that are required to provide service. Coordinate main size and routing with Public Works.
The applicant has not indicated who will own and operate the pressurized inigation system within
this development. Underground year-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized irogation systems be
supplied by a year-round source of water. If the pressurized irrigation system within this
development is to remain a private homeowners' association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irogation system O&M manual shall be submitted
prior to plan approval. The applicant shall be required to utilize any existing surface or well water
for the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the final
plat by the City Engineer.
2.3
All existing domestic wells and/or septic systems appurtenant to the existing structures within this
proj ect 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 inigation.
Hollybrook Subdivision
Conditions of Approval
EXIllBIT B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.5
The applicant shall be responsible for the payment of sewer and water assessments, as well as the
actual physical connection to the municipal services for the existing home on Lot 5, Block 1.
2.6
2.7
All grading of the site shall be perfonned in confonnance with MCC ll-12-3H.
A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
2.8
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
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.
2.9
2.10 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2.11 Two-hundred-fifty and one-hundred~watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design
locations and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and pennit from the Public Works
Department prior commencing installations.
2.12 Submit any up-dated groundwater/soils monitoring data, as collected and analyzed by a soils
scientist, to the Public Works Department for review.
2.13 The applicant shall coordinate mailbox locations with the Meridian Post Office.
2.14 Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.15 Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street finish centerline elevations are set a minimum of three feet above the highest established
normal groundwater elevation. This is to ensure that the bottom elevation of crawl spaces is one-
foot above this elevation.
2.16 The applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the [mal plat
per Resolution 02-374.
2.17 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.
2.18 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.19 Applicant shall be responsible for application and compliance with any Section 404 Pennitting that
may be required by the Anny Corps of Engineers.
2.20 All grading of the site shall be perfonned in confonnance with MCC ll-12-3H.
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
3.3.5
3.3.6
3.3.7
3.3.8
3.4
3.5
3.6
3.7
3.8
3.9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
2.21 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.
3
3.1
MERIDIAN FIRE DEPARTMENT
One and two family dwellings will require a fIre-flow of 1,000 gallons per minute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2
3.3
3.3.1
3.3.2
3.3.3
3.3.4
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
The Fire hydrant shall not face a street which does not have addresses on it.
Fire hydrant markers shall be provided per Public Works spec.
Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant
location.
Fire Hydrants shall be placed on comers when spacing pernùts.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
Fire hydrants shall be place 18" above fmish grade.
Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
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.
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.
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a
29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
The proposed 55-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 165 residents at build out.
3.10 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).
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
5.1.2
5.1.3
5.1.4
5.1.5
5.1.6
5.1.7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3.10.1
3.10.2
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
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).
3.11 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
4
4.1
PARKS DEPARTMENT
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13.6) will be followed.
4.2
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.
The open ditch along Ustick Road shall be tiled and maintained in accordance with the City of
Meridian Landscape Ordinance.
4.3
5
ADA COUNTY HIGHWAY DISTRICT
5.1
5.1.1
ACHD Site Specific Conditions of Approval
Dedicate 40-feet of right-of-way from the centerline of Us tick Road abutting the parcel by means
of recordation of the final plat. The right-of-way purchase and sale agreement must be completed
and signed by the applicant prior to scheduling the [mal plat for signature by the ACHD
Commission or prior to issuance of a building pennit (or other required pennits), whichever
occurs first. Allow up to 30 business days to process the right-ofwway dedication after receipt of
all requested material. The owner will be paid the fair market value of the rightwof-way dedicated
which is an addition to existing ACHD right-of-way if the owner submits a letter of application to
the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #200), if funds are available.
Construct a 5-foot concrete sidewalk on Ustick Road abutting the entire site. Construct the
sidewalk a minimum of 41-feet from the centerline of Us tick Road and provide the District with
an easement for the sidewalk.
Construct Curt Drive as one-half of a 36-foot street section with vertical curb, gutter and
sidewalk, as proposed.
Extend Washakie Street from the west property line approximately 395-feet south of the north
property line, as proposed.
Extend Washakie Street from the east property line approximately 130-feet north of the south
property line, as proposed.
Construct the internal streets as 33wfoot street sections with rolled curb, gutter and 5-foot attached
concrete sidewalks on both sides of the roadway within 50-feet of right-of-way with the exception
of Washakie Street, as proposed. Submit a letter from the Meridian Fire Department that approves
the reduced street section.
Construct Washakie Street as a 33-foot street section with rolled curb, gutter and a 4 or 5-foot
detached concrete sidewalks on both sides of the roadway within 50-feet ofrightwof-way. Submit
a letter from the Meridian Fire Department that approves the reduced street section.
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
5.1.8
Construct West Anowwood Way to intersect Ustick Road at the west property line to
DIRECTLY align with a roadway that is located on the south side of Us tick Road.
5.1.9 Construct one knuckle without a center island within the subdivision, as proposed.
5.1.1 0 Construct two cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Construct the turnarounds to provide a minimum turning radius of 45-feet.
5.1.11 Modify the site plan to include traffic calming devices on Washakie Street and Anowwood Way
and submit the design to District staff for [mal approval.
5.1.12 Other than the access point that has specifically been approved with this application, direct lot
access to Ustick Road is prohibited. A note stating the access restriction to Ustick Road will be
required on the final plat.
5.1.13 Comply with all Standard Conditions of Approval.
5.2 ACHD Standard Conditions of Approval
5.2.1
5.2.2
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
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.
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.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required pennits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District hnpact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact AClID Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
No change in the tenDS and conditions of this approval shall be valid utùess 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.
5.2.3
5.2.4
5.2.5
5.2.6
5.2.7
5.2.8
5.2.9
5.2.10
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
5.2.11
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.
Hollybrook Subdivision
Conditions of Approval
EXHIBIT B
C. Legal Description
. .,. .
."-..'-.-...""'--'"
Bounda/y Descriotion
Hollybrook LlC
A parcel located in the SW y. of Section 31, Township 4 North, Range 1 East, Boise
Meridian, Ada County, Idaho, more particularly described as fonows:
Commencing at a brass cap monument marking the southwest corner of said SW X of
Section 31 (Section Comer), from which 5/8 inch diameter iron pin marking the
southeast comer of said SW y. of Section 31 (X Corner) bears N 89"58'55" E a
distance of 2406.48 feet;
Thence N 89"58'55" E along the southerly boundary of said SW y. a distance of
1630.09 feet to a 5/8 inch diameter iron pin and the POINT OF BEGINNING;
Thence leaving said southerly boundary N 0"24'59" E along the easterly boundaries of
Sundance Subdivision No.4, as shown in Book 89 of Plats on Pages 10,226 and
10,227, records of Ada County, Idaho, and Sundance Subdivision No.2 as shown in
Book 86 of Plats on Pages 9,772 and 9,773, records of Ada County, Idaho, a distance
of 1919.30 feet to a 5/8 inch diameter iron pin marking the northeast corner of said
Sundance Subdivision No.2;
Thence along the southerly boundary of Sundance Place Subdivision No.3 as shown in
Book 91 of Plats on Pages 10,640 and 10,641, records of Ada County, Idaho, the
following described courses;
Thence N 89'59'47" E a distance of 320.60 feet to a 5/8 inch diameter iron pin;
Thence S 33"47'07" E a distance of 280.75 feet to a 5/8 inch diameter iron pin;
Thence S 80"10'04" E a distance of 298.83 feet to a 5/8 inch diameter iron pin on
the westerly boundary of Quenzer Commons Subdivision No.4 as shown in
Book 88 of Plats on Pages 10,105 thru 10,107, records of Ada County, Idaho;
Thence S 0.16'52" W along said westerly boundary a distance of 307.74 feet to a 5/8
inch diameter iron pin on the northerly boUndary of Weaver Acres No.2 as shown in
Book 38 of Plats on Pages 3.203 and 3,204, records of Ada County, Idaho;
Thence S 89°49'28" W along said northerly boundary of Weaver Acres No.2 and the
northerly boundary of Weaver Acres No.1 as shown in Book 28 of Plats on Pages
1,745 and 1,746, records of Ada County, Idaho, a distance of 653.56 feet to a 5/8 inch
diameter iron pin marking the northwest corner of said Weaver Acres No.1;
Thence S 0.19'41" W along the westerly boundary of said Weaver Acres No.1 a
distance of 708.20 feet to a 5/8 inch diameter iron pin;
Hollybrook Subdivision
EXHIBIT C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
------------------
-,- -----,,- --"-----,._--", --;-,,--"'"-,---,---
--'---
Thence leaving said westerly boundary S 0°13'57" W a distance of 144.20 feet to a
point;
Thence N 89°58'43" E a distance of 328.02 feet to a 5/8 inch diameter iron pin on the
westerly right-of-way of Curt Drive;
Thence S 0'18'51" W along said westerly right-of-way a distance of 432.76 feet to a 5/8
inch diameter iron pin on the northerly right-of-way of Ustick Road;
Thence S 89"58'55" W along said northerly right-of-way a distance of 328.04 feet to a
5/8 inch diameter iron pin;
Thence leaving said northerly right-of-way S 0"18'59" W a distance of 40.00 feet to a
5/8 inch diameter iron pin on the southerly boundary of the SW Yo of said Section 31;
Thence S 89'58'55" W along said southerly boundary a distance of 122.79 feet to the
POINT OF BEGINNING.
This parcel contains 15.32 acres and is subject to any easements existing or in use-
Clinton W. Hansen, PLS
Land Solutions, PC
March 22, 2005
Hollybrook Subdivision
EXHIBIT C
-
~~
::r:;=
sa.
-'"'
>- g
(j~
ÇIJ
I::
0-
0.
~:
¡;;'
g'
r---'-
~
~
~
~
f
I
!t~; NJ' f
~~ ~ 0
",or; ~ E WI'.sHAAIESTRm
",<0 --
.,;-.,
'" ~
"' ~
~
~
E. W"'SHAKIE mEET
! 5,32 J\CI/ES
~.
j
~
~
51
~
OJ
~I~
~
J9U9' 259.67'
S B9'~9'2B' W '653:56'
1
!
ì
i """"""""'"
1 NO.'
i
~
~
'It
g
~
~
.~
~
~
:::; U~PlA1'7ID
~ N 89"5B'U" £ I
, Ò, J2B,O2'
. ~ ~
I' :!;!t 0
~ " , !i;
~ ~ :..;:¡
~ ~ ~u
ii! "f;
I /'o",ro; --" 25' F'1/fõCRlPlM: ~iKNr '"
~ """"'NINO \ ~
J/ Jö)ðO9' USfICKROJ\D £2 J2,UU'
'ö /6$/.7.'- - -- S 89'58'55
~. c"*,, Nm S 89"58'5:;- W £ - W)5).o. J(J{).57' J/
""00282/) 7M, 72 , - - 1/. =
6 1Y.w IIVST
N, M!IOWWOODWAY ;-2<J6.'
'"
.
.~
¡'{
'"
""
.
,~
~
<0
'"
HOLL YBROOK SUBDIVISION
=
LOCATED IN THE SW 1j4 OF
SECT/ON 31, T4N, RIE, EM,
MER/DIAN, ADA COUNTY, IDAHO
2005
2"'.17'
0 150 300 600
181- ....I r I
- -,
UNC DiSTANci
, "',20
'O-w'
12;?jJ}
¡
f
Lar;;;¡ýOJL.1tiol1S I
~"Land SurveyIng and ConSulting I
231 E STHsr.. m.A
M¡¡¡¡!DlAN. JD 83642 I
¡2œ) 2~2(MO ""'(2081 2S/ .2557
WWw,Iand,olurJom,bil I
í
I
I
I
I
I
I
I
I
(j
-
>-
'"<
0
."
:š::
tT1
~
t:J
;;
Z
"c
r<
>
2
z
0
>
Z
t:J
N
0
Z
Z
0
t:J
tT1
"c
~
~
tT1
Z
>-
t:IJ
~
'r
~
..,
0
i':J
;-J
,0
C
tT1
ÇIJ
>-
õ
Z
t:IJ
'..:>
ç:
r<
r<
,-,
t-.:I
0
OQ
'-'
OQ
OQ
.¡o.
&.
VI
w
w
....".
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."
The following is the list of standardsfound 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 Hollybrook Subdivision staff report item
#7 above. Staff supports the zoning and fmds the proposal in accordance with the
Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
c.
Staff does not anticipate that the applicant intends to rezone the subj ect property in the future.
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 single-family residential uses are allowed within the requested zoning district of
R-8. Medium Density Residential pennits the establishment of residential Uses and is designed to
protect the integrity of residential development by prohibiting the intrusion of incompatible
nonresidential uses. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that confonu to the proposed zoning
designation.
D.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that recent residential developments to the north and west have been approved for
development similar to the proposed subdivision, with single-family residences. Development in
the area has limited the main trunk sewer locations. Currently sewer is available in E. Washakie
Street via Sundance Place Subdivision.
Based on the ACHD Long Range 2030 proposal, Ustick Road is anticipated to eventually be a
three lane roadway abutting this site. However, Ustick Road between Meridian Road an Locust
Grove Road is not cUlTently included within ACHD's Five Year Work Program or in the
currently adopted 20.year Capital Improvements Plan for roadway improvements. The applicant
shall comply with all ACHD conditions of approval for the site.
Hollybrook SubdivisioIl
EXHIBIT D
.".
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Local Streets Washakie Street and Curt Drive are ACHD rights-of-way and provide stub
connection to the property ACHD and the City of Meridian will require the proposed
development connect these roadways as proposed.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that the requested zoning and proposed density is within the anticipated range for a
medium density urban project. Based on the Comprehensive Plan, staff believes that the existing
parcels in the area (south and north and west) have already developed with similar densities and
allowances for alternate products and designs are encouraged. Staff also [lids 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 SUITounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which
states that "common space shall equal or exceed five percent of the gross land area of the
subdivision. This requirement shall apply to all single family residential subdivisions of five
acres or more." The common lots provide 39,766 sq/ft of open space which is approximately 6%
of the site.
The existing character of the area will not change as this is one of the final infill developments in
the vicinity. Staff does not find that the proposed zoning or uses will adversely change the
essential character of area. Staff recommends that the Commission and Council rely on staff's
analysis, public testimony received and any comments submitted fÌ"om 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 UstickRoad shall be taken through the extension of Arrowwood Way as designed.
The proposed design creates a roadways section along the western properties in Weaver Acres
Subdivision. Staff has recommend the layout as proposed as all the lots within Weaver Acres are
on ISTS which have a life expectancy of approximately 30 years. These lots were platted in the
1970's and staff has anticipated the need for future connections and annexations of Weaver Acres
Subdivision. The road layout should be the most cost effective solution and encourage
redevelopment of these properties.
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;
Hollybrook Subdivision
EXHIBIT D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 June 17, 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 uom 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.
R.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, 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 [lids 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 oftraffic, 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 surrounding 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 inteñerence with traffic on surrounding public streets;
The applicant is proposing to construct one public street extension into the site from Sundance
Place Subdivision and continue the extension to Quenzer Commons Subdivision which will
connect Meridian Road with Locust Grove Road for further roadway connections. ACHD is
supportive of the proposed stub street extensions as previously approved. The landscaping should
be designed in a manner to slow traffic flow to Ustick Road and reduce any traffic to Curt Drive
(the only connection for Weaver Acres Subdivision) 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 sUlTounding public streets. However, city staff would propose a design to
allow parking on at least one side of the street and approved by ACHD even if the design is
amended to reduce lots.
Hollybrook Subdivision
EXHIBIT D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 detennine 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.8 zoning amendment will provide lots that are similar in nature to existing subdivisions in
the near vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject 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. Staff does not recommend lot sizes that would be invasive to the
properties to the east of the subject property but the lot sizes should be transitional in nature and
allow additional residential densities and product OPportunities for the general vicinity.
Subdivisions of medium density have already been approved for development to the north and
west and this is a logical expansion of the City limits for an infill project. In accordance with the
findings listed above, staff [mds that annexation and zoninl! of this Propertv would be in the best
interest of the City.
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 Commission 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 frods 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 fmds that the subdivision will not require the expenditure of capital improvement funds.
Hollybrook Subdivision
EXHIBIT D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 rIDding. (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.
The proposed design creates a unique situation for properties in Weaver Acres Subdivision to the
east of the property. The nonnal subdivision design would not allow creation of double fronted
lots (AITowwood Way and Curt Dr). However the proposed design will allow existing lots to
have access to public services and provide a path of annexation for future development. Until
such a time as annexation would occur these lots require fencing along their rear yards as
proposed by the applicant.
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 Conunission 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 find 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;
As part of the Planned Development (PD) the applicant is requesting relief from the standard
street frontage requirement, lot size requirement and standard setbacks, as required by Meridian
City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features. Although the site is large enough to accommodate all of the features
required by ordinance, the applicant has asked, through the Planned Development, to modify
specific development standards for Lots 2-17 of Block 4. The narrow nature of the north south
connection of the property creates a unique situation which would not have been able to be
addressed through nonnal R-8 standards. Staff recommends that the considerations are approved
as requested. See Special Consideration #1 below for detailed analysis.
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 single-family residential subdivision, with a gross density of 3.59
dwelling units per acre, is generally hannonious with and in accordance with the 2002
Hollybrook Subdivision
EXHIBIT D
G.
H.
I.
.._~....~
._..-..'.--....,:.~,...,,'
~
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Comprehensive Plan and Future Land Use Map, which designates the site to be "Medium Density
Residential" and "Low Density Residential" (Provided the Commission and Council grant the
requested planned development). 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, staff's analysis,
and other agency comments when detennining 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 inteñerence with traffic on surrounding public streets;
Please see Annexation & Zoning Analysis "J" above. The Commission and Council should
review any comments received from the ACHD provide for this project when detennining this
finding.
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 Annexation & Zoning Analysis "K" above.
Hollybrook Subdivision
EXIDBIT D
J?J~!, -- ,:: "'- f' /IT I-~
CITY OF MERIDIAN
PUBLIC HEARING /::,,':: n'. :<CJ5
." -,
SIGN-UP SHEET-'" _nC.=:::-..<"
;-~._':- :::~~'Y.
DATE
August 4, 2005
PROJECT NUMBER
ITEM #
11
PP 05-025
PROJECT NAME
Hollybrook Subdivision
NAME (PLEASE PRINT)
~ k l '?\J-""fJ ~
IC) \\,
J os. '-- ç
10 yNú
FOR
AGAINST NEUTRAL
~
L----
v-
-....-.//
~
,.-
~
V
~/""..
J ,"
//
¿...-.---
J
J
J
.J
v
J
v
v
J
V
.vi
v
Q
.
v
J
v
J
v
v
J'
V
DATE
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 21,2005
ITEM #
10
PROJECT NUMBER
PP 05-025
PROJECT NAME
Hollybrook Subdivision
FOR
t.e ~ 0 Jh1, ~
PA-rí: ~ vI A ðkX~
AGAINST NEUTRAL
^
K
P P 05-025
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hollybrook, LLC
July 21, 2005
ITEM NO.
10
REQUEST Contineud Public Hearing from July 7,2005- Preliminary Plat approval of 56
building lots & 6 common lots on 15.32 acres in a proposed R-8 zone for Hollybrook Sub - 3265
3265 North Curt Drive and 540 East Ustick Road
AGENCY
COMMENTS
CITY CLERK:
See previous item packet / minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
~(fv ;x~ ~\ \)¿;
~
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See attached comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~~ f\J "',cMÆ t..l
Emailed:
Date:~
Staff Initials:
Phone: cr:1Ç~')ß(~C~
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning & Zoning Commission
July 7,2005
Page 69 of 110
Zaremba: We have three in favor, one opposed, and one absent. The motion carries.
MOTION CARRIED: THREE AYES. ONE NAY. ONE ABSENT.
Item 17:
Public Hearing: AZ 05..026 Request for Annexation and Zoning of 15.32
acres from RUT to R-8 zone for Hollybrook Subdivision by Hollybrook,
LLC - 3265 North Curt Drive and 540 East Ustick Road:
Item 18:
Public Hearing: PP 05-025 Request for Preliminary Plat approval of 56
building lots and 6 common lots on 15.32 acres in a proposed R-8 zone
for Hollybrook Subdivision by Hollybrook, LLC - 3265 North Curt Drive
and 540 East Ustick Road:
Item 19:
Public Hearing: CUP 05-033 Request for Conditional Use Permit for a
Planned Development for single-family detached units and single-family
attached units with a request for reductions in lot sizes, minimum street
frontage and zero lot line side yard setback for Hollybrook Subdivision
by Hollybrook, LLC - 3265 North Curt Drive and 540 East Ustick Road:
Zaremba: Thank you very much. Okay. I will open the Public Hearing now for AZ 05-
026, PP 05-025, and CUP 05-033, all relating to Hollybrook Subdivision and entertain a
motion to continue all three to our regular meeting of July 21 st, '05.
Moe: Mr. Chairman?
Zaremba: Commissioner Moe.
Moe: Yeah. I move that we -- move that we continue public hearings for AZ 05-026, PP
hearing 05-025, and CUP hearing 05-033, to our regularly scheduled meeting of July
the 21st. End of motion.
Borup: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? Motion
carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Zaremba: And in anticipation that we will finish our agenda tonight, I would suggest
about a six minute -- six to eight minute break. We will reconvene in a few minutes.
(Recess.)
--:~.-.
~f ~ -~ ""'1 ~ ~ ~
~
eø~ed1ó ~c-&
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
July 6, 2005
RECEIVEr'
JUL 1 2 2005
To:
Hollybrook LLC
1150 East Ustick Road
Meridian Idaho 83642
City of Meridian
City Clerk Office
Subject:
Hollybrok Subdivision
56-Lot Residential Subdivision
3265 North Curt Drive
On July 6, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208~387-6177.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Utilities
City of Meridian
Erickson Civil
5293 North Shubert Avenue
Meridian Idaho 83642
SLN Planning
52 North 2nd Street
Eagle Idaho 83616
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
.-' ~ Right-of-Way & Development Services
..¡tIff -:~ ..,..i.!i Planning Review Division
~'-
ß.t,~ut1Ø ~
This application required Commission action due to the fact that the neighbors expressed concerns with this
development. This item was scheduled on the regular agenda on Wednesday July 6, 2005 at 12:00 noon.
Tech Review for this item was held with the applicant on Friday June 10, 2005. Please refer to the
attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atunina(ii2achd.ada.id. us
File Numbers:
Hollybrook Subdivision
Site address:
3265 North Curt Drive
Owner! Applicant:
Hollybrook LLC
1150 East Ustick Road
Meridian Idaho 83642
Representative:
Erickson Civil
5293 North Shuebert Avenue
Meridian Idaho 83642
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 56-lot single-family residential subdivision on 15.32-acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the north side
of Ustick Road between Locust Grove Road and Meridian Road.
Acreage: 15.32-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 56-lots
Common Lots: 6-lots
Vicinity Map
h
---....i
1
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 540 additional vehicle trips per day (20
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
4.
Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: The site currently has two existing single-family residential dwellings.
5.
Description of Adjacent Surrounding Area:
a. North: Sundance Subdivision
b. South: Bedford Place Subdivision
c. East: Weaver Acres Subdivision
d. West: Sundance Subdivision
6.
Impacted Roadways
Ustick Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
73O-feet
Minor Arterial
West of locust Grove Road 11,065 on 7-14-04
Better than C
40 MPH
for this segment of roadway is Level of Service D based on
Washakie Road:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
50-foot
local
Not Available
20 MPH
7.
Roadway Improvements Adjacent To and Near the Site
Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. There is
sidewalk that is located to the south, east and west of this site.
Curt Drive is improved with 32-feet of pavement with no curb, gutter or sidewalk abutting the site.
8.
Existing Right-ot-Way
Ustick Road has a total of 73 to 88-feet of right-of-way (25 to 40-feet from centerline).
Curt Drive has a total of 50-feet of right-of-way (25-feet from centerline).
9.
Existing Access to the Site
The site has an existing 12-foot wide driveway that intersects Ustick Road approximately gO-feet east
of the west property line. This driveway serves the existing single-family dwelling on Ustick Road.
The site has an existing 12-foot wide driveway that intersects Curt Drive approximately gO-feet north
of Ustick Road. This driveway serves the existing single-family dwelling on Curt Drive.
10.
Site History
The District has not previously reviewed a development application on this site.
2.
3.
4.
3
11.
Capital Improvements Plan/Five Year Work Program
This segment of Ustick Road is not included in the Five Year Work Program but is included in the
District's Capital Improvements Plan. Ustick Road is identified as project # 84 and is anticipated to
reconstruct Ustick Road to provide 5-traffic lanes with vertical curb, gutter and a detached 5-toot
concrete sidewalk within 96-feet ot right-ot-way in the year 2015.
B.
Findings for Consideration
1.
Right-ot-Way - Ustick Road
District policy requires 96-teet ot right-ot-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
.
Ustick Road is anticipated to be reconstructed to a five lane roadway in the future. Typically
the District requires development abutting an arterial roadway to dedicate 48-feet of right-of-
way from the centerline of Ustick Road. The applicant has proposed to dedicate 40-feet of
right-of-way and is proposing to construct the sidewalk within an easement located 41-feet
from centerline. Although this is not standard practice, the District is supportive of the.
applicant's proposal due to the fact that all of the roadway improvements will be placed within
the right-of-way and a sidewalk will be constructed in its ideal location.
Sidewalk - Ustick Road
District policy requires 5-foot wide (minimum) concrete sidewalk on al/ collector streets (7204.6.5).
. The applicant should construct a 5-foot concrete sidewalk on Ustick Road abutting the site.
Construct the sidewalk a minimum of 41-feet from the centerline of Ustick Road.
Improvements on Curt Drive
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless othelWise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
. The applicant is proposing to construct Curt Drive as one-half of a 36-foot street section with
vertical curb, gutter and sidewalk. This street section meets District policy and should be
approved with this application.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
. The applicant is proposing to construct West Arrowwood Way to intersect Ustick Road at the
west property line. This roadway is proposed to align with a roadway that is located on the
south side of Ustick Road. This street location meets District policy and was approved by the
Commission on Wednesday July 6, 2005.
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
. All of the internal streets meet or exceed District policy and should be approved with this
application.
7.
4
5.
Stu b Streets
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 15O-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
-. The applicant is proposing to extend Washakie Street from the west property line
approximately 395-feet south of the north property line. This stub street was originally
approved and constructed as a part of Sundance Subdivision. This stub street was
anticipated to extend with the development of this site. Staff is supportive of the extension of
this stub street.
. The applicant is proposing to extend Washakie Street from the east property line
approximately 13O-feet north of the south property line. This stub street was originally
approved and constructed as a part of Quenzer Commons Subdivision. This stub street was
anticipated to extend with the development of this site. Staff is supportive of the extension of
this stub street.
6.
Internal Street Improvements
33-Foot Street Section within 50-Feet of Right-of Way
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
. The applicant is proposing to construct the internal streets as 33-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks on both sides of the roadway within
50-feet of right-of-way with the exception of Washakie Street. Washakie Street is proposed to
have a detached concrete sidewalk to match what was constructed with Heritage Commons
Subdivision. These street sections meet District policy and should be approved with this
application. To receive final approval for this street section, the applicant should submit a
letter from the Meridian Fire Department that approves the reduced street section.
33-Foot Street Section within 40-Feet of Right-of Way - Modification of Policy
. The applicant originally proposed to construct West Arrowwood Way as a 33-foot street
section with rolled curb, gutter and sidewalk on the east side of the roadway and vertical curb
and gutter on the west side of the roadway within a total of 40-feet of right-at-way. The
Commission required the applicant to construct Arrowwood Way as a 33-foot street section
with rolled curb, gutter and a 5-foot attached concrete sidewalk on both sides of the roadway.
The applicant should submit a letter from the Meridian Fire Department that approves the
reduced street section.
Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 10O-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-toot street section. The design should be reviewed and approved
by ACHD's Development staff.
. The applicant is proposing to construct one knuckle without a center island within the
subdivision. Staff is supportive of the location ot the proposed knuckle.
2.
3.
4.
5.
6.
5
8.
Cul-de-Sac Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
-either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area.
. The applicant is proposing to construct two cul-de-sac turnarounds without center islands
within the subdivision. The applicant should construct the turnarounds to provide a minimum
turning radius of 45-feet. -
9.
Traffic Calming
On Wednesday July 6, 2005, the Commission approved this development application with the
addition of traffic calming devices on Washakie Street near the connection to the Heritage Commons
Subdivision and the Sundance Subdivision. The Commission also required traffic calming devices on
Arrowwood Way.
These traffic devices were required due to the straight nature and the length of these roadways. The
applicant should modify the site plan to include traffic calming devices and submit the design to
District staff for final approval.
10.
Other Access
Ustick Road is classified as a minor arterial roadway. Other than the access point that has
specifically been approved with this application, direct lot access to Ustick Road is prohibited. A note
stating the access restriction to Ustick Road will be required on the final plat.
C.
Site Specific Conditions of Approval
1.
Dedicate 40-feet of right-of-way from the centerline of Ustick Road abutting the parcel by means of
recordation of the final plat. The right-of-way purchase and sale agreement must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#200), if funds are available.
Construct a 5-foot concrete sidewalk on Ustick Road abutting the entire site. Construct the sidewalk
a minimum of 41-feet from the centerline of Ustick Road and provide the District with an easement for
the sidewalk.
Construct Curt Drive as one-half of a 36-foot street section with vertical curb, gutter and sidewalk, as
proposed.
Extend Washakie Street from the west property line approximately 395-feet south of the north
property line, as proposed.
Extend Washakie Street from the east property line approximately 130-feet north of the south
property line, as proposed.
Construct the internal streets as 33-foot street sections with rolled curb, gutter and 5-foot attached
concrete sidewalks on both sides of the roadway within 50-feet of right-of-way with the exception of
Washakie Street, as proposed. Submit a letter from the Meridian Fire Department that approves the
reduced street section.
6.
7.
8.
9.
6
7.
Construct Washakie Street as a 33-foot street section with rolled curb, gutter and a 4 or 5-foot
detached concrete sidewalks on both sides of the roadway within 50-feet of right-of-way. Submit a
letter from the Meridian Fire Department that approves the reduced street section.
8.
Construct West Arrowwood Way to intersect Ustick Road at the west property line to DIRECTLY align
with a roadway that is located on the south side of Ustick Road.
9.
Construct one knuckle without a center island within the subdivision, as proposed.
10.
Construct two cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Construct the turnarounds to provide a minimum turning radius of 45-feet.
11.
Modify the site plan to include traffic calming devices on Washakie Street and Arrowwood Way and
submit the design to District staff for final approval.
12.
Other than the access point that has specifically been approved with this application, direct lot access
to Ustick Road is prohibited. A note stating the access restriction to Ustick Road will be required on
the final plat.
13.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
5.
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 with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
2.
10.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1.
2.
3.
7
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
.-..--..."""...-.--."""--.-----.'..""'."'.....1 ---.,..,.,..--,...-,. -.....--.-...." ..--..---..-....""..
----..""".-
-
I~#
^"> Jl 1 JJ. li r- ~ E
~ -¡--I ¡-¡--I =p r=t=I ~ :: r:
r- - ¡-¡-- -, rn -'=' ~ ~
>-- - 1- ¡--t- ,---'-- ~ - Hs:
~ ¡-- r- ¡---;- "..; =
ç ---::\ J. .l J J.l
11 1 11 \- L
11 1 ~ ~
~~~J ~~ r- ..- ~
~ ~ "^.L I III J~ B B
-m~ t5iiJ J. I~ B
~¡' IH 1 III 1 ~ F='
êJ 1"'-. \.JJ.. '\ ill J. ilil1~
ç ,- ;;:=¡=: ~~;:=~ .1 JIL ..l j [] r;;; 0 D
": ~ 1 1 \ l::J :::":: r '.v I 11 ',-, r-r- ::9!I I[Jjrmr ( "I I fT r-
c: \ llJ '-ill ïl~ j-J-f=- foL.I. r=
- 0JJIIIJTTTl1 W ~ r I~
C p~~~ U~~<
;; r L lJ JII. I 1 1 I l.. L.iLL W..l
~ /
~ ~1tJ c:ç - ~ ::.. r---
~ ~~ rl
¡-- r\ ~ ¡---
:; ~~~ ~ _lltJ-1 ¡--
- tfIÌ ~¡::: - t-c = .1 :
[]j L I " n - ;: ~~ )-
~ ~ ~ -t J LL:~ L ~ ~f£ LD{~fi~
~ 1 I il r o)--r-- ~¡
- S ~ 'l-' 1 -'- ::~ == ~ ~ r-r- ~ J?,;þ
: h ~ .L 1f, Im~ ~ )¡g(~ ,(r, ;> tIF b:.~
uv¡;" -l<S N t::JlillIITTm LU -" ~[§1'iZ IT I \L:;;; " '" ~
~ li ~ ~~~~ PlWlJIIID .illi I /' 1 v L JD J IJ 1 11 J
Ë ,Ii' ~ ..1..1..1..-1-1. J ....L ~ ..+ I
r=:::o ';fLW.lULN -'.1 1 I J I JJ.UI JJILJ .}~ -\'ì;- -
~~:~~ ~~~.~~~~~~m;: ~rnn
~ ~ ~;::I;-(êTI ~ßJlh~ J
~ ~ -L~ ~tH I::jf c:¡:::í - ~ ~..'; ~ Æ t:tl"'~ ~ m I F=R R DID
- J
¡------,
r--.
-
1JI 1
c: EEHHæ
-
-
-1'
nLï
I
=
8
~
PRELIMINARY PLAT OF HOLL YBROOK SUBDIVISION
SITUATED IN A PORTION OF THE SW 1/4 OF THE SW 1/4 OF SECTION 31, TOWNSHIP 4 SOUTH, RANGE 1 EAST,
BorSE MERIDIAN, ADA COUNTY, IDAHO
2005
~!h
LEGEND
!~-
........-
........
-.....
--
1M-
............
...... .....
--
-. -...
"""".....
-...........
- ....
0
----
---
----
="' ,:¡::
~,f.
~
~
'L-
I='='" UION.
I
1--........ ocr .- mm
--.......-
(Ð:ImIO...OI<V_-
.~""""'" 1M
-
--'-'-.
~!h
--
w_-.-.--
USTÞCK ROAD
H"'-F.W>DTH W>DE......
","T-S
,;!!«II~ =~ ~
I , ("-.....um ~
. ~'
i ¿", ~_...uuc
,... --,.......
.......-
VICINITY MN'
N-T.s
a --=--.
I I~~
~~
STANDARD!IO' LOCAl mIæT SECTION
(WIIB. GlITTER & SlDEWAU<1\OOfTION)
N-T-S
MOCIF ED :131<0 "NOR LOCAl
STREET SECTlDN Wi SIDEWAU< ON WEST SIDE
N-T-S
NOTES
" ......, """'" . "'" iCOUm1
L -, LNG""'.............. -.. '-"'--'
~ """""" """ -.. ,-,......."...
~ -....."'um."
~ ...... -....,...., ..
. ......... .....-.......... _TID TO.....
.... um. ........... """" ...."'" ",TIll ..... ""'
¡:::, ODJ:r ~. '~':. ~ --
.....,...
'.-10_0"'__-
--"(SEE<OIIW:T_-
. ,""""........."."... - -IS -
,.,...."".. ... .. -... ...!It[ -- ... ..
"""- ""--L -- ",A'",~ '"
O>NCIIOI TO - - ........ -
. -...--...........
-- a8IJI. 0IIIIØTI0: "'"., ......... --
"""" -... - ............
,. UÐÐm II/[ .. ""'-08
",,",. .~
-.to'
_.~ (0"_-
". ..-.-..---...
,~ -..-.......... -..........."
,........_""..
-"-"
.. _ui1ii:i......'ÎiI."""1m,":.~-
--..... ...... """ ..... ... .. ~ An_,
.. ....................--........-
.~ .-""....... -..: --.. -.....
............-...."'._,-<OCO,..
............... mrr.. "','" ~ ,...",..
""""III"".aJ<C urr"'IUIL """"'",...
""'_0_."'.0""""""""',,-
"" -"" ,.".... ...."... "'ocr.
,. >Of. aJ< " "" t. IUI C "" . IUI C un ,. IUI . "" "
aJ<, ""' <Of ", aJ<""""'III LOTI_"""
--""""'AID"... ,--- ....._,
I
I
i
.
,. "" L IUIc ""...... L ""'""", aJ<...........
","",,"TO TO "" ... ...... -, ...",., .... ...
-- .. ......... - .......,.""" .. """".....
.....",.r-
". ..................." ~ .... .... ~ LA""" .....
.. ~ lItO.
lOT SUMMARY
""............,."",
"""'-01""""um...
""""""""'um..
""""" LOT............
,. """ ...... .... son (."o¡
~ ...... . .......
..... "" ...." . ... uo",..
-- , ..... "" ....... . L" ,,",",'"
'- , ..... "" "","",. ~.. IN"'..
....... ..... . .... (PWoD ONJ..-..n¡
DE\lELOPER'
OWNER OF RECORD
LAND PLANNEA
ENG'NEER
PRDFES8IONAL
LAND SURVEYOR
-'_lie
...., CAIAEU
UIO"ümD<!Ð
~""""'1D-
LW> COH&V.. TIIm. IMO.
--
""-'rei""",.,.
.......,.,.,.....
lIDOS_.,"
OJOO<OOr<,(>w..IMO.
,................
- """"'.....
--
OJ",""""""
Ul«looum_-
""'."""'_""-A
....._.,-
T .2IIUIUOOII
S~;~~~~ ~~~~R =OI~""""
PI'IESSURE IRRtGATlON .............."""
SERVICË PRO\I DER ......aœ_......
PUSLIC ROADWAYS
""""""""'.....nor,
...
~ Ii
dm
c:
0
:~ 0
.~~
:&'0
:J-
cn¿
~.~
~:g
~Q)
>-::::E
=a
J:
Dato: ~
D- By:
~By:
- ,,"""'Ld>
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original m~tter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
9
II
Development Process Checklist
II
[g Submit a development application to a City or to the County
[g The City or the County will transmit the development application to ACHD
[g The ACHD Planning Review Division will receive the development application to review
[g The Planning Review Division will do ~ of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thf
proposal for its conformance to District Policy.
[g Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[g The Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reports.
DFor All development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie\\
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of~way, includln(
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of~Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre~Con.
10
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
July 7,2005
ITEM #
RECEIVED
JUl a ';:~nn-"'
" /"\,'1):1
C.Íty of :\1t"_hd!<tIJ
City CIer'. (")ff' ,
K tCi[
18
PROJECT NUMBER
PP 05-025
PROJECT NAME
Hollybrook Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL
V
V---
~
V
J
/'
----
v--
V-
/
v
~
~-
~
7-, r-[ìç
Nli)
~ & ~ 'l~ 'Z)é4t1Ud
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
21 June 21,2005
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.
Meridian, ill 83642
"'f~' "f~"~ r': l~'i "[""-\".I"".-[~~':: ~I' ']¡
tJ ,~, ,,", J \ I-" .,
..'1., \,.. ","~ '"".., Æ__,.. "" .
JUN '[ ~i 2005
RE:
PP 05.025 & AZ 05-026/Hollybrook Subdivision
Citv Of IVleridiart
"~i' t~ r'l 1 r)ffi' l('E'
\.11: .y '-'.. er r '-.. , ;
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application
for Preliminary Plat approval nor on the application for Annexation and Zoning for
Hollybrook Subdivision.
Sincerely,
r3 K/ )J~
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 PROJEG RIGHTS - 40,000
-"""w\¡ré~:t~~
c{{;;;dl!ff;;~ '\, TRANSMITTALS TO AGENCIES FOR COMMENTS ON
' -" IDAHO liPEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
~a ~
~J¡ 1k"fJ¡EASUREV"'-'-""~ ~Jo insure that your comments and recommendations will be considered by
~ 03 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
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
Plapning
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
8~8-5242 / fax 884-1159
Attn: Will Berg, City Clerk, by: June 30, 2005
Transmittal Date: June 1, 2005 File No.:PP 05..025
Hearing Date: July 7, 2005
Request: Public Hearing.. Preliminary Plat approval of 56 building lots
and 6 common lots on 15:32 acres in a proposed R..8 zone for
Hollybrook Subdivision
By: Hollybrook, LLC
Location of Property or Project:
Road 1
rt Drive & 540 East Ustick
" ..,., '\ '/, ',:." ':
David Zaremba (no P) . . ~~r:Lc(.ian School District (No FP)
= David Moe (no FP) r.n;r£'V () li' MEBID~an Post Office(FP/Pp only)
Wendy Newton-Hu~Y"it*~l E~Q'Qunty Highway District
=Michael Rohm (No WASTE W AT \ - Ada County Development Services
- Keith Borup (No FP) - Central District Health
Tammy de Weerd, Mayor Nampa Meridian Irrig. District
= Charlie Rountree, CIC == Settlers Irrig. District
Christine Donnell, CIC Idaho Power CO. (FP,PP,GUP)
- Keith Bird, CIC - Owest (FP/PP only)
- Shaun Wardle, CIC -,ntermountain Gas (FP/PP only)
- Water Department - Bureau of Reclamation (FP/PP only)
,g: Sewer Department == Idaho Transportation Dept. (No FP)
Sanitary Services(No VAR, VAG, FP) Ada County Ass. Land Records
- Building Department - Meridian Development Corp.
=Fire Department ==Historical Preservation Comm.
Police Department
- City Attorney
- City Engineer
= City Planner
- Parks Department
Your Concise Remarks:
~~
~
CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888.4218 CITY ATTORNEY I HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper
; ~,,":"!m:I!~';",,"i--""',
PP 05-025
MERIDIAN PLANNING & ZONING MEETING
July 7, 2005
APPLICANT Hollybrook, LLC ITEM NO. 18
REQUEST Public Hearing - Preliminary Plat approval of 56 building lots & 6 common lots
on 15.32 acres in a proposed R-8 zone for Hollybrook Subdivision - 3265 North Curt Drive
and 540 East Ustick Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See memo for deferral
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
~tì'\:n wJyj
~\*
Yf1 /
-\ v f\\}j)
jJ~1d
q;\)
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUilDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No Comment
Sea attached Comments
t,'.".
SffiLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See letters from citizens
Contacted: SfAlL~ Á r ~ Q
Emailed:
Date: <7/ G, I ð > Phone: 9' 3<t'-5<?? I.ð- X~
Staff Initials: IJ.e...
Materials presented at public meetings shall b~c;QfJ)e property of the City of Meridian.
"""5""" v......
Jessica Johnson
From: Joe Guenther [guenthej@meridiancity.org]
Sent: Tuesday, July 05,200510:29 AM
To: 'Jessica Johnson'; 'Tara Green'; 'Machelle Hill'
Subject: FW: Hollybrook Sub Postponement
From: Shawn Nickel [mailto:shawn@landconsultants.net]
Sent: Friday, July 01, 2005 12:08 PM
To: 'Anna Canning'
Cc: guenthej@meridiancity.org; ross@ericksoncivil.com; bond@bondcampbell.com
Subject: Hollybrook Sub Postponement
Anna, as representative for Bond Campbell, please accept our request to postpone the public hearing for
Hollybrook Subdivision, scheduled for the July 7, 2005 agenda. As you are aware, we are working with our
neighbors and redesigning the southern portion of the plat based upon their input. The second issue is working
with ACHD on alignment issues with Ustick Road, an issue that will probably be resolved by next Wednesday.
And finally, these revisions have allotted us two additional residential lots, so are-noticing ofthe hearing would be
in order. All ofthese outstanding issues have made it necessary for a delay. Therefore, please reschedule us for
the next hearing date (July 211), as these issues will most fikely be resolved by then.
Sincerely ,
Shawn L. Nickel
7/5/2005
'",- .
SETTLERS'IRRIGATION
DISTRICT
GOPY
"< -",--
Po. BOX 757
PHONE 344-2471
BOISE, IDAHO 83707-157
FAX 343-1642
-r-
--,"
June. 16, 2005
RECEIVED
JUN 20 2005
Ross Erickson
Erickson-Civil
5293 N. Schubert Avenue
Meridian, Id 83642
City of Meridian
City Clerk Office'
Re: PP 05.025 Hollybrook Subdivision
õ-.-------'-="'~_7~""--- -co_= - -----~,-~---,
---~-~-~~=~-----'-"---~---------~--~~------~-~-~------ ----------------
Dear Ross:
After review of the Preliminary Plat of the above-mentioned application Settlers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the White Drain (15' easement).
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any S .LD.
facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-mentioned
subdivision from the current delivery point. If the developer wishes to have Settlers
Irrigation District own, operate, and maintain the pressure irrigation system an agreement
needs to be in place prior to the pre.construction meeting.
If you have any questions please call 343-5271.
~
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/oenclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
June 14,2005
City of Meridian
33 East Idaho
Meridian, Idaho 83642
REQ~IVED
JUN l 5 2005
=:; TY OF MERIDIAN
.../TY CLERK r,ccl~F
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 Holly brook Subdivision will have a significant impact on school emollments
at Discovery Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house one hundred twenty-two
(22) elementary aged children, eighteen (18) middle school aged children, and sixteen
(16) 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 Bigham
Supervisor of Facilities and Construction
Date: July 1,2005
-fjT J~/": i,
,r:~
,'/,f,
, ¡:,I ..
, )..i"
TO:
City of Meridian Planning & Zoning
, ,,', f:" "'""',.,,,
- v "J /:JU5
From: Homeowners on Curt Drive, Ada County
""." "
.'0 .:c:'! i}o,': ""
'.,;::' :" .i-""I',,: cc'
RE: Hollybrook Subdivision.
We, the undersigned, all being residents of Weaver Acres Subdivision and presently
living on Curt Drive which is the neighborhood most directly affected by the above
planned subdivision would like to hereby request that the concerns brought up in the
body of this memo be addressed by Meridian Planning and Zoning Department prior to
any approval being granted to this subdivision.
The developer has requested a conditional use pennit for the Hollybrook subdivision. The
conditional use pennit would allow Hollybrook Subdivision to be zoned R8. The
Hollybrook development would adjoin directly to the west of Weaver Acres and directly
to the east of the Sundance subdivision. Weaver Acres is an established subdivision
zoned Rl with 1 dwelling per acre and Sundance subdivision, also an established
subdivision is zoned RS.
The homeowners of Weaver Acres feel the issuance of a permit allowing a zoned R8
development to adjoin and butt up against an established RI development is inconsistent
with current Meridian adopted zoning practices for development in Meridian and impact
area. If approved, this variance, in addition to being inconsistent with current Meridian
adopted zoning practices, would also be in direct contradiction to the intent of the
adopted Meridian Comprehensive Plan of 2002.
The homeowners of Weaver Acres are in agreement with the intent of the Meridian
Comprehensive Plan and with the current adopted Meridian PZ zoning practices. We feel
that the development resulting with the approval of this permit would not allow for
sufficient transition and buffering between and an Rl zoned development and an R8
zoned development.
Therefore, the homeowners of Weaver Acres respectfully request that the proposed conditional
use permit for R8 zoning of Holly brook development be denied. At a minimum, to remain
consistent with current zoning practices and to maintain the integrity and intent of the Meridian
Comprehensive Plan, the Meridian PZ should require that the Hollybrook development be zoned
as R4. As stipulated above, this would allow for the gradual progression and transition :trom
density level to density levels.
We have additional issues with the access that the developer is requesting fi:-om ACHD
and have addressed our concerns to ACHD; a copy of the petition to ACHD is attached
for your review as welL
Signature page attached.
P&Z
Signature list of Homeowners on Curt Drive in support of letter to
Meridian Planning & Zoning dated 7/1/05 regarding HollyBrook Subdivision
Name
Address
Amy 3479 Curt
Ed Bennett 3401 Curt
Cynthia Betz 3502 Curt
Eldon Betz 3502 Curt
Dennis Bingaman 3387 Curt
Dana Bingaman 3387 Curt
Lyle Briscoe 3538 Curt
.Anita Briscoe 3538 Curt
Brockett 3425 Curt
Brockett 3425 Curt
Devinaspe 3466 Curt
Carol Evans 3465 Curt
Phil Garvin 3390 Curt
Renee Garvin 3390 Curt
....
Matt Gerosin 3280 Curt Drive
..
Mimi Gerosin 3280 Curt Drive
Ric~ Harkins 3370 N. Curt
Laura Harkins 3370 N. Curt
~,ary Hoffpauir 3504 Curt
Steven Kolstad 3540 Curt
Dana Kolstad 3540 Curt
Walt McCurdy 3400 Curt
Bonnie McCurdy 3400 Curt
Mike Morrison 3405 N. Curt
Benicia Morrison 3405 N. Curt
Tom Murri 3575 Curt
Nancy Mum 3575 Curt
Irene Ogle 3545 Curt
Hal Putnam 3450 Curt
Kathy Putnam 3450 Curt
Ron Roberts 3525 Curt
Page 1
P&Z
Linda Roberts 3525 Curt
Lynne Skinner 3503 N. Curt
Paul Spirk 3534 Curt
Joanne Spirk 3534 Curt
Mary Westby 3373 Curt
Mike Westby 3373 Curt
Rick White 3317 Curt Drive
Janie White 3317 Curt Drive
". 1~tJ¿ Wiedenheft 3479 Curt
.jk
Co\{ey ;5k lfl tI.(:/V ~ 5c)<~ \ Pí-
." ¿> f.-J Curf
Page 2
Date: June 30, 2005
TO:
Ada County Highway District
From: Homeowners on Curt Drive, Ada County
Petition to Ada County Highway District regarding Hollybrook Subdivision.
We, the undersigned, all being residents of Ada County. Presently living on Curt Drive
which is the street directly affected by the above planned subdivision would like to
hereby request that the Ada County Highway District (ACIID) review their
recommendation that the only access to the subdivision be via Curt Drive.
It is our understanding that:
1. ACIID would allow access to Ustick via AITOwwood if the developer constructs
Arrowwood Way as a standard residential collector. We would like this option
to be given further consideration. (Section C, Item 7)
2. Trip generation figures (540) only take into consideration the houses added by the
development and does not include the present homes on Curt Drive (23 Homes)
or the traffic generated by homes that will be given access to Curt Drive via the
opening of Washakie Road. We believe this access will be used by up to 40
additional homes. Per Mr. Shaun Nickel, Land Consultants, LLC, standard
allowance is 10 trips per household. Based upon this figure we believe that would
bring the trip generation up to 1170 per day (540 + 630 (63 homes x 10
tripslDay)). This brings the trip generation on Curt Drive trom 230 to 1170 an
increase of over 5000/0. (Section A, Item 1)
3. As Curt Drive (Weaver Acres Subdivision) has existed for over 30 years we are
well aware oftraffic patterns and have concerns that traffic accessing Hollybrook
Subdivision through Curt Drive will overflow down and around Curt Drive
bringing additional road noise and traffic flow from individuals looking for
Hollybrook. Additionally, as traffic increases on Ustick Road as it approaches the
intersection with Meridian Road and its 4- W ay stop, drivers will seek shortcuts to
their destination and Curt Drive will bear its share of that additional load.
4. Presently, Meridian School District bus routes stop at Curt Drive and Ustick to
pick up primary and secondary students. We are concerned that the additional
traffic will create a safety hazard for our children.
5. The developer has requested a modification of policy (Item 6) to eliminate a
sidewalk on the west side of Arrowwood Way. We have concerns that this will
effectively eliminate any landscaping on the west side of the street, which will
have no aesthetic value or appeal and trap debris and trash against the fence.
(Section B, Item 6)
6. How will Stop signs be placed to route incoming and outgoing traffic??
7. In our review of this application Section B, Item 6, it appears that the developer is
asking to provide a less than standard entrance to his subdivision, therefore the
solution for the developer is to direct traffic to Curt Drive eliminating his need to
meet the standard. We have expressed our concerns regarding this in Item 5
above but feel we must reiterate that this does not meet ACHD policy or standard
and do not support this change.
Summary: The Homeowners living on Curt Drive are adamant that Curt Drive not be
the only means of accessing Hollybrook Subdivision. The developer has a
responsibility to his development as well as to his future neighbors to provide a safe
as well as aesthetic entrance which will not diminish property values of the future
development or existing neighborhoods. We do not feel that the present application
(draft) presents the best means of accessing the new development and would like to
encourage the developer to revisit the possibility of accessing Ustick via Arrowwood
Way as a standard residential collector.
All homeowners on Curt Drive have signed this request that ACHD may know and
understand our concerns.
'~l.;tO~,~,#~ ..
Signature page attached.
Sheet2
Signature list of Homeowners on Curt Drive in support of petition to
ACHD dated 6/30105 regarding HollyBrook Subdivision
Name
Address
Amy 3479 Curt
Bennett 3401 Curt
Cynthia Betz 3502 Curt
Eldon Betz 3502 Curt
Dennis Bingaman 3387 Curt
Dana Bingaman 3387 Curt
Lyle Briscoe 3538 Curt
JCnita Briscoe 3538 Curt
Ji Brockett 3425 Curt
Jan Brockett 3425 Curt
Rob Devinaspe 3466 Curt
~,Carol Evans 3465 Curt
Phil GalVin 3390 Curt
Renee GalVin 3390 Curt
Matt Gerosin 3280 Curt Drive
Mimi Gerosin 3280 Curt Drive
Rid( Harkins 3370 N. Curt
Laura Harkins 3370 N. Curt
. Gary Hoffpauir 3504 Curt
Steven Kolstad 3540 Curt
Dana Kolstad 3540 Curt
Walt MCCurdy 3400 Curt
Bonnie McCurdy 3400 Curt
Mike Morrison 3405 N. Curt
Benicia Morrison 3405 N. Curt
Tom Murri 3575 Curt
Nancy Murri 3575 Curt
Irene Ogle 3545 Curt
Hal Putnam 3450 Curt
Kathy Putnam 3450 Curt
Ron Roberts 3525 Curt
Page 1
SheetZ
Linda Roberts 3525 Curt
Lynne Skinner 3503 N. Curt
Paul Spirk 3534 Curt
Joanne Spirk 3534 Curt
Mary Westby 3373 Curt
Mike Westby 3373 Curt
Rick White 3317 Curt Drive
JJmie White 3317 Curt Drive
~ Wiedenheft 3479 Curt
Co..evr ~ ~\ If'- iU2 I' ~9b3 iJ. ~!"(f.\-
Page 2
June 26, 2005
f) "G'l-'~~r'<Ól""-'V
',',Æ:~A ~"j J.~; "'J:¡11"'),
".. ,1.~.)7
n 'hI ':J,;;, 2005
-"", . I c>' I.:
Meridian City Planning & Zoning Commission
33 East Idaho Street
Meridian, ID 83642
;:'I"\l()'--["'¡ '.
,:" ,,'.. ,,- l\lendlar
, 't'v ,.-,] L 1.
-"~" '",ÐTl\: Office
Ada County Highway District Commissioners
3775 Adams Street
Garden City, ID 83714
Dear Meridian City Planning and Zoning Commissioners & ACHD Commissioners:
We are writing in opposition of the proposed Hollybrook Subdivision located near the
intersection of Curt Drive and Ustick Road and surrounded by the Sundance
Subdivision, Heritage Commons Subdivision and residents on Curt Drive. While we are
in favor of developing the land behind our property, we are against the Hollybrook
Subdivision as proposed for the following reasons:
1. The proposed plat only shows a five-foot landscape buffer between the back of
the curb of the Hollybrook Subdivision's entrance street and the Sundance
Subdivision boundary along Weston Way. This is less than the ten feet
recommended buffer for local roads by Meridian City Code 12-13-10-4. The
landscape buffer should actually be 20 feet which is the recommended buffer for
collector roadways since that is how the proposed entrance road will function
since it is a 1400 foot straight street connecting directly to Ustick Road. Please
notice that the residents of the proposed Hollybrook Subdivision have a 1 O-foot
landscape buffer along their local streets. The existing residents in Sundance
Subdivision should be given the same consideration. Also recent research by
ACHD's Maintenance & Operations Department has shown that a five-foot
landscape strip is inadequate and that trees planted in a five-foot landscape strip
cause considerable damage to the curb, gutter and sidewalk,
2. Because the developer is trying to fit a street, patio home and an inadequate
roadway buffer into a narrow 120-foot strip of land, the proposed entrance street
is only 33 feet wide in a 40-foot right-of-way with sidewalk only along the east
side of the street. This is not in compliance with the Ada County Highway
District's 35-foot local street section in a 50-foot right-of-way with sidewalks on
both sides of the street or Meridian City Code 12-5-2 that also requires sidewalk
along both sides of the street. Even with the 33 foot reduced street section and
no sidewalk on the west side of the entrance street, the applicant is still asking
for a reduction in the standard lot size and only a 15-foot front yard setback. A
15-foot front yard setback will likely mean that any cars parked in the driveway
will encroach on the sidewalk and force the pedestrians into this reduced street
section. And with no sidewalk on the west side of the street, pedestrians will be
forced to walk in the street on the west side as well. Therefore, we end up with a
reduced street section with cars parked on both sides of the street, pedestrians
forced to walk into the street and not enough clear distance for emergency
vehicles.
3. The proposed Hollybrook Subdivision's entrance street and Washakie Street,
which will connect the Sundance Subdivision to the Heritage Commons
Subdivision, are both too long and too straight for local roads. The Hollybrook
Subdivision's proposed entrance street would be over a y,. mile long while
Washakie Street will be over a 1/3 mile in length when it is connected from
Heritage Commons to Sundance. Neither are in compliance with Meridian City
Code 12-4-5 that limits local streets to 1000 feet in length. Furthermore, Section
5104.2.7 of ACHD's policy manual states that any local street with a traffic
volume greater than the 50 in the peak hour traversing a 700-foot long tangent
section may trigger development funded traffic calming measures.
4. The traffic report in the development application talks about the concerns of
traffic on Curt Drive without a direct connection to Ustick Road, yet makes no
mention of the impact to the Meridian City residents of the Sundance Subdivision
with having a % mile long street five foot from their backyards and fences.
I would like to make the following recommendations to the City of Meridian and Ada
County Highway District before the preliminary plat for the Hollybrook Subdivision is
approved:
1. The developer should meet with the City of Meridian, the Ada County Highway
District and the neighboring residents to determine what other options exist with
the narrow 120 foot strip of land or even if this piece of land is able to be
developed. The surrounding residents should not have to live with the first
inadequate design that is presented. Perhaps that land could be converted into a
common lot, drainage pond or a neighborhood park. Another option that should
be presented to the residents would be to switch the street to the Curt Drive side
and the homes to the Sundance side that would allow for future redevelopment
or lot splits by the residents of Curt Drive.
2. The landscaped buffer between the Hollybrook Subdivision's entrance street
right-of-way and the Sundance Subdivision boundary should be increased to
meet the appropriate requirements.
3. The entrance street's horizontal alignment should be shifted to the east so
sidewalk can be installed on both sides of the street.
4. The length and alignment of both Washakie Street and the entrance street need
to be reexamined. Both streets are too long and too straight for local streets.
This will do nothing but increase vehicular speeds. However if both of the
roadways are approved as proposed. development funded traffic calming
measures should be required or road trusted for.
5. The 33-foot street section for the entrance street should be reexamined. Current
ACHD policy requires a 35-foot street section with parklhg on both sides,
however a 29-foot street section with parking on the east side only should also
be considered. The 29-foot section with parking on one side only actually gives
more clearance for emergency vehicles (21 feet) than the 33-foot section with
parking on both sides (17 feet). The 29-foot section street section would also
give another 4 feet of buffer between the entrance street and the Sundance
Subdivision as well as help slow down the vehicular traffic.
6. Vertical curb should be installed on the west side of the Hollybrook Subdivision's
entrance street to help protect the fences along the Sundance Subdivision.
We are also enclosing a petition with the signatures of each of the affected residents of
the Sundance Subdivision who are against the Hollybrook Subdivision as it is currently
proposed and would like to see other options presented before it is approved.
Thank you for your valuable time. Please take our comments into consideration when
reviewing the proposed preliminary plat for the Hollybrook Subdivision.
Sincerely,
$~~
~~
Shawn and Denise Martin
3620 N. Weston Way
Meridian, ID 83642
...--~~
Petition to Protest the Hollybrook Subdivision as Proposed
- -
- ~ ~ ~
H ~ ~
Petition5ut6ri1ary~and~1 Holfybrook Subdivision Preliminary Plat
backgroun:rl n ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ -
n ~
;.l\çtibn petitionedfo(;:1 We, the undersigned, are concerned citizens who urge our leaders to act now to deny the Hollybrook SubdivJsipn a straight
n 1f4 mile connection to Ustick Road and to increase the five foot landscape buffer behind the Sundance Subdivision to
-, acceptable standards.
..Printed Name
H ~ ~-~ ~~
.-Sigl1åture
G,\\..i :SO\-\~l~'O"'¡
I..... \.
,l ~.I5 \Of.! V\l
ð~
.35
7 -S- I :>. <\ \AJ "5 -r 0... I"J
¿i¡l(O N. W (?-.s JC9n Wt\,
./'
3L(UN . We j 1wU [;Jt
l\t
(
..7-5,) 1> /1./ tI' Y7"JÞ" A r/ ~
3J yz.. ;1./. ~e
n Comment
V\.-~~r ~~lOlD e.o
?\ \"'\,,- Çb~",\""
é..-ade"
ff~ F !ow (1d e-{ 6-J,4-tJS
Lqse :6((tfl~ (cl1:S /;; ~~1
/1
/~
~~~~
~, It /: II
I
t\ t ( Vf
\,\ "
" /I
/(-
(:)--
~ ~
L-"
Iù
? ~
~
;5 , ¿;,
cr
L~ r
~ Þ f-
.... S. I:'
S l^ 5
c_- ~ 2: ,,',J/"
11 ~ .-!
f ~ E .:~
; ~ ~:~,
~ ~ ~ ',,"
C)~-
J\ ~
~
tn
¡ð~
~ ::::I'
'-1:\1
"'
I:
'~'!;'
In OJ ~ tN
C\ CI) ~
~ ~
ç;- ~ Ö
:::'" ~ ~
'-'
,
>=" t ~
""--'
~ ~ ~
f r
E :> ~
~ ,1::\
~
~",
£
L
i
r
r
tù
n
,0
,3,.
3
,tD
:'::~,