HomeMy WebLinkAboutWoodburn Subdivision PP
PP 05-041
MERIDIAN PLANNING & ZONING MEETING September 15, 2005
APPLICANT Centennial Development, LLC ITEM NO. 14
REQUEST Preliminary Plat approval of 47 single family residential building lots and 10
common area lots on 10.15 acres in a proposed R-8 zone for Woodburn Subdivision -
840 West Ustick Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY FIRE DEPT:
CITY BUILDING DEPT:
See attached Staff Comm~nts
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CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
I DAHO POWER:
See attached Comments
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~N ~
Emailed:
Date: .9 ' (~ rl)'
Phone: 33Ch ' ~)'A ~ ~ ~/^--
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, OUESTIONS? CALL (208) 884-5533
STAFF REPORT
P & Z Commission
Hearing Date: 9/15/2005
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FROM:
SUBJECT
Flaming & Zoning Commission
Craig Hood, Associate City Flamer
Woodbum Subdivision
AZ-05-O41
Am1exation and zoning of 10.15 acres from RUT (Ada County) to R-8
(Medium Density Residential).
PP-05-041
Preliminary plat including 47 residential lots and
10 common lots on 10.15 acres.
RECEIVED
SEP u g ;~oOJ
CUP-05-O42
CUP/PD includes reductions to the minimum lot size, street
frontage and setbacks of the R -8 zone.
City of Meridian
City Clerk Office
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Centennial Development, LLC, has applied for Am1exation and Zoning (AZ), Preliminary
Plat (PP), and Conditional Use Permit for a Plamed Development (CUPIPD) approval of 47 building lots
and 10 common/other lots on 10.15 acres. The site is located on the west side of Venable Lane,
approximately 600 feet north of Us tick Road. This site is currently rural residential with one single~family
residential building and accessory buildings. The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and
CUP/PD) were submitted to the Planning & Zoning Department for concurrent review. Staff has
provided a detailed analysis and recommended conditions of approval for the requested amexation and
zoning, preliminary plat, and conditional use permit applications below. Staff is recommendinl! approval
of the proposed Woodburn Subdivision submitted as AZ-05-041. PP-O5~041. and CUP-O5-042 with the
conditions of approval as outlined in this retJort
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
840 W. UstickRoad / west of Venable Lane, north of Us tick Road, within 4NIW36
b. Property Owner of Record:
Oscar Paulson
9139 Covey Hill Court
Boise, Idaho 83709
c. Applicant:
Centennial Development
36 E. Pine Street
Meridian, Idaho 83642
d. Representative:
Woodburn Subdivision AZ-O5-041, PP-O5-041, CUP-O5-042
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Shawn Nickel, Land Consultants, Inc.
e, Present Zoning:
COUNTY
f. Present Comprehensive Plan Designation: Mixed Use--Community
g. Description of Applicant's Request: The applicant is requesting COnCllITent approval for
annexation and zoning of the subject 10.15 acres to R-8, preliminary plat approval of 47
buildable lots, and conditional use permit approval for a plamed development with reductions
to the minimum lot size, street frontage and setbacks of the R-8 zone. The applicant is
proposing 24 attached lots and 23 detached single-family lots. A gross density of 4.63
dwelling units per acre is proposed. As amenities, the applicant is proposing usable open space
in excess of 13 percent of the site, playground equipment and a picnic area on Lot 13, Bock 3,
and an internal pathway system. Access to the development is proposed from Venable Lane to
the east and via an existing stub street from Sienna Creek Subdivision to the north,
1. Date of preliminary plat (attached as Exhibit AI): 07110/05
2. Date of CUP site plan (attached as Exhibit A2): 07/10/05
3. Date oflandscape plan (attached as Exhibit A3): 07/11/05
h. Applicant's Statement/Justification (see Applicant's Submittal Letter): Shawn Nickel,
representing Centennial Development, LLc., states that this development is being submitted
under the guidelines set forth in the Meridian Zoning Ordinance. This development meets the
purpose statement for a PD by providing a development that preserves scenic features,
provides a more efficient pattern of residential uses, fosters imovative design concepts and
provides for both common open space and amenities not found in traditional developments.
Two housing types have been provided within this development These housing types include
standard single-family detached dwellings and attached dwellings (townhouses). The proposed
density is in compliance with the intent of the Comprehensive Plan Future Land Use Map. The
requested zoning is in compliance with the City's Comprehensive Plan and will benefit the
public interest by providing a mix of desirable housing needs to this area of the City while
allowing for the continued improvement and expansion of city services and an increase in the
City's tax base. Woodbum Subdivision will be a quality and compatible addition to this area
of Meridian.
4. PROCESS FACTS
a. The subject application will in fact constitute an amexation and rezone as determined by City
Ordinance. By reason ofthe provisions ofthe Meridian City Code Title II 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 of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title II Chapter 17, a
public hearing is required before the City Council on this matter.
d. Newspaper notifications published on: August 29, 2005 and September 12, 2005
e. Radius notices mailed to properties within 300 feet on: August 19,2005
f. Applicant posted notice on site by: August 5, 2005
5. LAND USE
Woodburn Subdivision AZ-05-041, PP-05-04I, CUP-05-042
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
a. Existing Land Use(s): Rural residential.
b. Description of Character of Surrounding Area: Rural residential, transitioning to urban
residential with the recent approvals of Baldwin Park Subdivision, Sienna Creek Subdivision,
and the Cedar Springs Subdivisions. '
c. Adjacent Land Use and Zoning:
I. North: Approved Siema Creek Subdivision, zoned R-8
2. East: Future School site, zoned RA4
3. South:
4. West:
Rural Residential, zoned RUT (Ada County)
Rural Residential, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works (Mike Cole, Development Services Coordinator)
Location of sewer: N. Venable Lane
Location of water:
N. Venable Lane
Issues or concerns: Sewer needs to be routed to and through.
2. Vegetation: There is at least one existing tree near Venable Lane that should either
be preserved or mitigated for. The rest of the site is primarily used for agricultural
purposes.
3. Flood plain: N/A
4. CanalslDitches lITigation: There is one irrigation ditch that bisects this property.
The applicant is proposing to cover this ditch.
5, Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: R-8 (Medium Density Residential)
7. Size of Property: 10.15 acres
8. Description of Use: Single-family and agricultural
f Subdivision Plat Information:
1. Residential Lots: 47
2. Non-residential Lots: 0
3. Total Building Lots: 47
4. Common Lots:
5. Other Lots: 0
6. Total Lots: 57
7. Residential Area:
8. Gross Density:
g. Landscaping:
1. Width of street buffer(s):
10
10.15 acres
4.63 units per acre
A 20-foot wide street buffer is proposed along Venable
Woodburn Subdivision AZ-05-041 , PP-05-041 , CUP-05-042
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
Lane, a collector street. City Code requires a 20-foot wide buffer along collector
streets (MCC 12-13-10-4). Street buffers are not required on any ofthe intemal, local
streets,
2. Wjdth ofbuffer(s) between land uses:
N/A
3. Percentage of site as open space: The total common areas account for 1.68 acres
(16.6%) of the property. Usable open space areas include 1.35 acres (13.3%).
h. Conditional Use fuformation:
1. Non-residential square footage: N/A
2. Proposed building height: Maximum 35-feet per R-8 zone
3. Percentage of site devoted to building coverage: N/A
4. Percentage of site devoted to landscaping; 1.68 acres
5. Percentage of site devoted to paving: Unavailable
6. Percentage of site devoted to other uses: Unavailable
7. Number of Residential units: 47
i. Planned Development Characteristics:
family homes proposed.
j. Amenities: 16% open space, playground equipment and picnic area, walking paths.
k. Proposed and Required Residential Standards:
24 townhouse units and 23 detached single-
R-8 (detached)
Setbacks (in feet) Proposed Required
Front Living Area 15 15
Sjde Accessed Garage 20 20
Front Accessed Garage 15 15
Street side 20 20
Side 5 5
Rear 15 15
Frontage 50 65
Lot Size 5000 6500
R-8 (attached)
Setbacks (in feet) Proposed Requjred
Front Living Area 15 15
Side Accessed Garage 20 20
Front Accessed Garage 15 15
Street side 20 20
Side 0 5
Rear 15 15
Woodburn Subdivision AZ-05-041 , PP-05-041, CUP-05-042
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Frontage
Lot Size
28
3600
40
4000
1. Proposed Non-Residential: N/A
ill. Summary of Proposed Streets and/or Access: All intemal streets are proposed as
public. Except for along the entrance street, all sidewalks are 4 feet wide and are detached
from the curb with a 5-foot wide planter strip. Please see the Analysis section of this report for
details on the proposed street sections and sidewalks. For a detailed report on the public streets
and access points to public streets, please the attached Exhibit B.
6. COMMENTS MEETING
On August 26,2005 Plalli1ing staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action I)
When the City established its Area of City Impact, it planned to provide City services to the
subject property, 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.
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.
Woodburn Subdivision AZ-05-041, PP-05-041, CUP-05-042
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
Protect existing residential properties fi.-om incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action I)
The applicant is proposing a residential development. The existing residential properties to
the north, south and west and the school site to the east are compatible with the proposed
development.
.
Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities. (Chapter VII, Goal IV,
Objective C, Action 10)
The subject property is designated Mixed Use - Community and Medium-Density Residential
on the Future Land Use Map. This proposal includes a mix of housing types and smaller
residential lots while still maintaining a density consistent with the requested R-8 zone (4.63
d.u./acre).
.
Require street connections between subdivisions at regular intervals to enhance comectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
As part of the Sienna Creek Subdivision approval, a stub street was required to the northern
boundary of the subject site. The applicant is proposing to extend this stub street, Buckstone
Avenue, and provide three additional stub streets to the adjacent properties. City staff and
ACHD are supportive of the connectivity plan for this area (see ACHD comments and
conditions for details).
.
Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments, (Chapter VI, Goal II, Objective A, Action 13)
See bullet above,
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 interface between urban level densities and rural
residential densities. (Chapter VII, Goal I, Objective D, Action 8)
The applicant has proposed a development in which the larger lots in the development are on
the periphery, while the smaller lots are internal. The Comprehensive Plan calls for higher
density on this site, approximately 8 dwelling units per acre. Staff recognizes that there are
some existing low density residential land uses to the south and west and believes that the
proposed transition (to smaller lots on the interior) is desirable for the City. .
.
.
Offer a diversity of housing types for a greater range of choice. Encourage quality housing
project for all economic levels in a variety of areas. (Chapter VII Goal V Objective A)
The products for the site include attached single-family residences and attached townhouse
lots available to individual buyers who are seeking a lot close to the future Ustick Road
neighborhood center.
Permit new residential, commercial, or industrial developments only where urban services
can be reasonably provided at the time of final approval and development is contiguous to the
City. (Chapter IV Goal II, Objective A)
.
Woodburn Subdivision AZ-05-041 , PP-O5-041,CUP-O5-042
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
All urban sel>'ices can be made available to this site.
Require new residential development to provide permanent perimeter fencing to contain
construction debris on site and prevent windblown debris from entering adjacent agricultural
and other properties. (Chapter VII, Goal I, Objective D, Action 9)
The applicant is proposing a 5-foot solid fence along the south and west boundaries. A 5-joot
open vision fence is proposed near the west property line. If permanent fencing is not
provided around the entire perimeter of the site, the applicant should be required to install
temporary construction fencing to contain debris. Please see Exhibit B.
.
Restrict curb cuts and access points on collectors and arterial streets. (Chapter VII, Goal IV,
Objective D, Action 2)
Exceptfor the unnamed entrance street, access to Venable Lane should be prohibited.
.
Mixed Use Area Standards: all development within this designation will occur only under the
Conditional Use Permit process, except the Mixed Use--Regional; where feasible, multi-
family residential uses will be encouraged, especially for projects with the potential to serve
as employment destination centers and when the project is adjacent to State Highways 20~26,
55 or 69;where mixed use developments are phased, a conceptual site plan for the entire
mixed use area is encouraged with the development application or , depending on the scope
of the development, prior to a formal development application being submitted; in
developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable areas,
such as a plaza or green space; where the project is developed adjacent to low or medium
density residential uses, a transitional use is encouraged. (Chapter VTI, Comprehensive Plan)
The applicant has applied for a CUP/PD. The applicant is proposing a multi-family aspect to
this development (by definition a townhouse is a multi-family building), However, each unit
and the lot will be for sale to individual owners. Therefore, the three, four and five townhouse
units proposed in the center of the development will function similarly to the detached single-
family homes on the periphery, Staff is supportive of the townhouse lots as they increase
density in this area, as called for in the Comprehensive Plan. Further, staff is supportive of
the dwelling types proposed as they allow the lot owners to take pride in ownership of each
unit individually. Staff is also supportive of the open space design, as the major open space is
easily accessible and useable to all of the lots.
Mixed Use--Community Standards: up to 25 acres of non-residential uses permitted within
the Mixed Use~~Community areas as shown on the Future Land Use Map; In Mixed Use--
Community areas that are not neighborhood centers, over 25 acres of non-residentià.l uses
shall be permitted (through the CUP process); up to 200,000 square feet of non-residential
building area; residential density of 3 to 15 units/acre; sample uses include all MU--N
categories, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru
facilities, auto service station, department stores. (Chapter VII, Comprehensive Plan).
Although permitted here, the applicant is not proposing any non-residential uses. Staff
believes that the non-residential uses are more appropriate closer to Ustick Road,
.
Staff finds that the proposed R-8 zoning designation and development plan are generally
harmonious with and in accordance with the Comprehensive Plan.
8. ZONING ORDINANCE
Woodburn Subdivision AZ-05-041 , PP-05-041, CUP-O5-042
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family residential
dwellings as permitted uses in the R-8 zoning district. The new Unifonn Development Code
also lists townhouses as permitted uses in the R-8 zone.
b. Purpose Statement of Zone:
R-8 Medium Density Residential District: The purpose of the R-8 distlict is to permit
the establishment of single- and two-family dwellings at a density not exceeding eight
(8) Dwelling units per acre. This distlict delineates those areas where such development
has or is likely to occur in accord with the comprehensive plan ofthe city and is also
designed to permit the conversion of large homes into two-family dwellings in well-
established neighborhoods of comparable land use. Colli1ection to the municipal water
and sewer systems of the city is required.
c. General Standards: As part of the PD, the applicant is requesting modifications to the
general lot size, street frontage and side yard setback standards of the R-8 zone. Other than the
requested modifications, the proposed development substantially complies with all of the
general standards of the Meridian Zoning Ordinance.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
I. AZIRZ Application: 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 subdivision. Please see Exhibit D for detailed analysis of the
required facts and findings.
The alli1exation legal descliption submitted with the application (stamped on June 16,
2005 by D. Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
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 irrigation.
All future development of the subject property shall be constructed in accordance with
City of Melidian 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 odOI's.
2. PP Application: The proposed preliminary plat substantially complies with the
current Zoning Ordinance.
Special Considerations:
Detached Sidewalks: The applicant is proposing to construct 4~foot wide
detached sidewalks on the intemal streets. The sidewalks are detached from the
curb with a 5-foot wide landscape stlip. In accordance with the recently passed
ACHD planter width standards, the width of the planter strip should be increased
to a minimum of 8-feet wide and include Class IT trees. See Exhibit B below.
Woodburn Subdivision AZ-05-041 , PP-05-041 , CUP-05-042
PAGE 8
CITY OF MERfDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Ditches, Laterals, and Canals: There is an irrigation lateral that bisects this
parcel. Per MCC 12-4-13, 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. See Exhibit B below.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water (MCC 12-13-8.3). The
applicant should be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-point
colli1ection to the culinary water system shall be required, If a single-point
colli1ection is used, 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 Exhibit B below.
Fencing: The applicant is proposing to construct a five-foot tall solid fence along
the south and east perimeter of the site. A detailed fencing plan should be
submitted upon application of the [mal plat (MCC 12-4-10.F.3). If pennanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All
fencing should be installed in accordance with MCC 12-4-10. See Exhibit B
below.
Existinl! ResidenceslBuildings: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings shall
be removed prior to signature of the final plat by the City Engineer. See Exhibit
B below.
3. CUP Application: The applicant is requesting reductions to the standard lot size,
side building setback and street frontage requirements of the R-8 zone. Twelve of the
attached lots are below the 4,000 square~foot minimum lot size of the R-8 zone.
Thirteen of the proposed detached lots are below the 6,500 square~foot minimum lot
size of the R-8 zone. Twenty-two ofthe proposed lots are at or exceed the minimum
lot size of the R-8 zone. Thirty-nine of the forty-seven proposed buildable lots do not
meet the minimum street frontage requirement of the R-8 zone. Twenty-four of the
proposed lots will contain at least one zero-lot line. The applicant has submitted a
sample elevation of how the townhouses will look. Each building will include some
stucco, brick, or rock. Staff is generally supportive of the proposed CUP/PD
application, as it generally confonns to Title 12, Meridian City Code.
Special Considerations:
Tot Lot Location: City staff (Planning and Police) has safety concerns with the
location of the tot lot proposed on Lot 13, Block 3. Due to proposed landscape
trees and the lot layout, the tot lot is not visible to a majority of the subdivision.
To get more eyes on the tot lot, staff recommends that it be moved east, so it is in
alignment with the north-south open space corridor between Lots 5 and 6 and
Lots 20 and 21, Block 3. See Exhibit B below.
Elevations: The applicant has submitted one sample elevation for the townhouses
Woodburn Subdivision AZ-05-041, PP-05-041, CUP-05-042
PAGE 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
proposed. Staff is generally supportive of the multi-family building. Each
townhouse shall have an element of architectural relief such as stucco, brick or
rock and include vinyl shutters. See Exhibit B below.
b. Staff Recommendation: Staff recommends aDproval of AZ-05-04L PP-05-04L and CUP~
05-042 for Woodburn Subdivision. based 011 the Findings of Fact as listed in Exhibit D and
subi ect to the conditions of aD9rovai as listed in Exhibit B as attached to this reD ort ,
10. PROPOSED MOTION
Recòmmend Approval (All applications)
I move to recommend approval to the City Council of File Numbers AZ-05-041, PP-05~041 and
CUP-05-042 as presented in staff report for the hearing date of September 15, 2005 and the
preliminary plat dated July 10, 2005, the site plan dated July 10, 2005 with the following
modifications to the conditions of approval: (add any proposed modifications)
Recommend Denial (Annexation and CUP)
I move to recommend denial to the City Council of File Numbers AZ-05.041 and CUP-05-041 as
for the following reasons: (you must state specific reasons for denial. They should address how
the applicant might re-do the application to gain your recommendation for approval.)
Deny (Plat)
I move to deny PP~05-041 for the following reasons: (you must state specific reasons for denial.
They should address how the applicant might re-do the application to gain your recommendation
for approval.)
11. EXHIBITS
A. Drawings
I. Preliminary Plat (dated: July 10, 2005)
2. CUP Site Plan (dated: July 10,2005)
3. Landscape Plan (dated: July 11, 2005)
B. Conditions of Approval
1. Plalli1ing Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Woodburn Subdivision AZ-05-041, PP-05.041, CUP-05-042
PAGE IO
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: July 1O, 2005)
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A- 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. CUP Site Plan (dated: July 10, 2005)
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A- 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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1.1.6
1.2
1.2.1
1.2.2
1.2.3
B-1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet C-1 prepared by Bailey Engineering, Inc., dated July 10,
2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Am1exation and Zoning (AZ-05-041) and Conditional Use Permit (CUP-05-042)
applications shall also be considered conditions of the Preliminary Plat (PP-05-041).
The planter strip between the curb and the near edge of the sidewalk along all the intemal streets
shall be a minimum of 8- feet wide and include Class II trees.
Prior to the City Engineer's signature of the fmal plat, all existing structures shall be removed
from this site.
1.1.2
1.1.3
1.1.4
The landscape plan prepared by The Land Group, Inc., labeled Sheet Ll.O and Ll.1, is approved.
with the following change(s):
.
Move the tot lot so that it is centrally located on Lot 13, Block 3. Said tot lot shall be visible
from both Woodpine Street and Pine Spruce Street
Only Class II tress shall be allowed within the planter strips between the sidewalk and the
curb along the internal streets.
.
With the final plat application, submitted revised copies of the landscape plan with the changes
listed above. Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department
Maintenance of all common areas shall be the responsibility of the Woodbum Subdivision
Homeowners' Association.
Other than the public street access approved by ACHD, direct lot access to Venable Lane is
prohibited. A note shall be placed on the final plat restricting access to Venable Lane.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility calli1ot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12A-1O.
2.2
2.3
2.4
2.5
2.6
B.2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533.
1.2.4
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by Settlers Irrigation District Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department If lateral users association
approval can not be obtained, altemate plans will be reviewed and approved by the City Engineer
prior to [mal plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.5
1.2.6
1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2, Public Works Department
2.1
Meridian City Code 12-5-2-N requires that any new development shall provide pressurized
ilTigation. The applicant has not indicated who will own the pressurized irrigations system in this
proposed development If it is to be owned and operated by an lITigation District than a license
agreement shall be entered into prior to the scheduling of a pre-construction meeting.
If it is to be a private system owned and maintained by the Homeowners Association, a draft copy
of the operations and maintenance manual shall be submitted prior to plan approval, with a final
copy to be submitted prior to signature on the final plat by the City Engineer.
The Sanitary sewer service to this is being proposed via extension of mains located in
N. Venable. The applicant shall be responsible to install mains to and through this development,
coordinate main size and routing with the Public Works Department
There are two existing sewer stubs into this property. The applicant shall coordinate with the
Public Works Department, an acceptable way to abandon these lines.
Any existing domestic well and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9.1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation with approval for Idaho Department of Water
Resources.
Water service to this site is being proposed via extension of existing mains in N. Venable Lane.
The applicant shall be responsible to install all mains necessary to service this development,
coordinate mains size and routing with the Public Works Department
Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior
to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat
2.12
2.13
2.14
2.15
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.7
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.
2.8
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the íìnal plat
per Resolution 02-374.
2.9
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2.10
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.
2.11
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
3. Fire Department
3.1
3.2
3.3
B-3
One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. futemational 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.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with [ITe hydrants shall have the curb painted red 10' to each side of the
hydrant location.
Fire Hydrants shall be placed on comers when spacing permits.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
Fire hydrants shall be place 18" above finish grade.
Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
e.
f.
g.
h.
B-4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3.4
The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved tum around. Temporary turnarolmds shall be
constructed on Woodpine Street and Pine Spruce Street.
3.5
All entrance and intemal roads shall have a turning radius of 28' inside and 48' outside radius.
3.6
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.7
Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8
Building setbacks shall be per the lntemational Building Code for one and two story construction.
3.9
The proposed 47-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 136 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.L1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
4.
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.L1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
MERIDIAN POLICE DEPARTMENT
4.1
The proposed development does not offer natural surveillance opportunities of the public areas.
The applicant shall meet with the Police Chief and/or Planning Staff to discuss features that
increase visibility, including but not limited to: doors and windows that look out on the public
areas, front porches, and adequate nillhttime lil!hting. The site plan and/or landscaping plan shall
be revised in accord with those discussions. Further, the tot lot area shall be relocated so that it is
visible from both Pine Spruce Street and Woodpine Street.
The proposed landscaping creates a hiding spot near Lots 2, 3 and 4, Block 3. The applicant shall
submit a revised landscaping plan that affords greater visibility of the open space. area from
buildable lot. .
Any interior fencing along Lots 5, 6, 20 and 21, Block 3, shall not exceed four feet in height if
solid fencing is used.
4.2
4.3
5.
PARKS DEPARTMENT
5.1
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
6.
SANITARY SERVICE COMPANY
7.7
7.8
7.9
7.10
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
No comments received.
7. Ada County Highway District
Site Specific Conditions of Approval
7.1
Dedicate approximately a total of25-feet ofright~of-way from centerline of Venable Lane.
Construct Venable Lane with vertical curb, gutter, 5~foot attached concrete sidewalk and
pavement to complete a 40-foot street section, and match improvements to the north.
7.2
The applicant shall construct the entrance street that intersects Venable Lane with a 52-foot street
section with vertical curb, gutter, 5-foot wide concrete sidewalk, two 21-foot drive aisles and an
8-foot wide landscaped island within 64-feet of right-of-way.
7.3
The applicant shall construct the internal roadways with 34-foot street sections with vertical curb,
gutter, 4-foot wide detached concrete sidewalks and 5-foot wide planter strips. The applicant
shall coordinate the planter strip widths with the City of Meridian, and in accordance with the
ACHD Interim policy.
7.4
The 8-foot wide landscaped island located in the entrance roadway that intersects Venable Lane
within the public right-of-way should be owned and maintained by a homeowners association.
This should be noted on the final plat.
7.5
Extend North Buckstone Avenue from the north property line, as proposed.
7.6
Construct West Wood Pine Street to the west property line approximately 480-feet south of the
north property line, and construct a temporary tumaround at the terminus of the stub street
Install a sign at the terminus of the roadway stating, "This roadway will be extended in the
future".
Construct North Buckstone Avenue to the south property line approximately 200-feet east ofthe
west property line as a stub street Install a sign at the terminus of the roadway stating, "This
roadway will be extended in the future".
Construct West Pine Spruce Street to the west property line approximately 125-feet south of the
north property line, and construct a temporary turnaround at the terminus of the stub street
Install a sign at the terminus of the roadway stating, "This roadway will be extended in the
future".
Other than the access points that have specifically been approved with this application,. direct lot
access to Venable Lane is prohibited. A note of the access restriction should be noted on the final
plat
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.11
7.12
B-5
Any existing irrigation facilities shall be relocated outside of the right~of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.16
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7.13
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.14
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.
7.15
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.
7.17 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
, (or other required permits), which incorporates any required design changes.
7.18
7.19
7.20
7.21
7.22
B-6
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.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances; plans, or
other regulatory and legal restrictions in force at the time the applicant or 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.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B-1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Legal Description
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PJo\e~'l ~I), 05-14~J
Jun,:: i(\ 2005
'Woodburn SlJhdi~ision
IlVT to R-lI
/\ pared of lanJ lo::;atcd in till:: Sl; 1/4 of the S \,V 1/4 ",-,rSt,çtiO)l 36. "1'.4'1" R_.I IV-.
B,M ", AJ~l CnurHy. Idaho, 111(1£(: pil1iiclllady describl,d 115 followö: Commend!!g fit. lhe
Smil ' 1/4 comer of ~:-tid Su.:.lÌon 1(;, fwIIJ wlldl Llll' Sol !hwcs1 {:orn~r (If ~,;id s{CeLiml
heii¡-~ ~,,--'¡ib ~8",12":;5" \\\'~!, :'I.;(,J 17 th~t: ' l,ellcc- a!('ug.lhe ~{) th--S()Ul]¡ [Hid s<:c1ion
!iœ, common to th!.: Westlin!.: ofCe(br Splinf--; Sllhtlivi<>ion ~o- 3, a,.; f::¡m;; is ['(:('Imit'd lTl
Bonk R8 \)[PI"I~ ;11 Page 10. J 9R. Ada c.>Uuty n:conb, North OO"D'41 " East. I :L~J:_qg
t,,-d w ¡[l<..~ (".S ] /16 cnrnm and the REAL J'(H)¡T OF ßI':GtNNING.
TIJl:m::e along ,>aid W~:~t Ji'le or ('(:(lilt Spling,; Suh,livlsio!l No. .~ ~LHII]1 00'-'27' 41"
\'I/<;"L, 664.49 fed;
Th<:-Ilce tlepaTTing said lille ~()rëh 88"47'2!" VÚ,~t. hhS.95 fex:!:
Thl'l1ce ¡'mIll 00" 23'21" 1.',:151. 662_78 feet;
TtK,¡¡ce South t(W56'¡4" F~"t, and alout; th" Solllhline ()fS¡"una Cn;l:k
SubdivisjoTl N':L I, as sam", is n:('orded in Book 92 of Plats al l'ag~' lO,~m5, Ad,! Cnunl.y
nxoorcts. a distHnœ of 66('_ï4 feet to the T'oi¡¡¡ (If Beginning Containing 10,15 :I<:-['('S,
mon~ or less.
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Prepared By;
Idaho SUTV\:y_Gçollp, T'.C
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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D - 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from Zoning Ordinance
I. Am1exation and Zoning Findings:
The commission and council shall review the particular facts and circumstances of each proposed zoning
amendment in terms of the following standards and shall fmd adequate evidence answering the following
questions about the proposed zoning amendment:
The following is the list of standards found in 11-15-11 and analysis by staff:
Á.
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 staff report item #7 above. Staff supports the
zoning and finds the proposal in general accord with the Comprehensive Plan.
ß.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
c.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Stafffmds that detached single-family uses are allowed within the requested zoning district ofR-
8. The applicant is requesting to modify some of the dimensional standards of the R~8 zone and
has submitted a conditional use permit
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 in this area have been approved for development
similar to the proposed subdivision, with single-family residences. Based on the ACHD Long
Range 2030 proposal, Ustick Road is not currently included within ACHD's Five Year Work
Program or in the currently adopted 20.year Capital Improvements Plan for roadway
improvements. Staff finds that the area is changing and this site is eligible for alli1exation and
zorung.
. .
Will the proposed uses be designed, constructed, operated and maintained to he
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 meets the anticipated range for a
medium density urban project Based on the Comprehensive Plan, staff believes that the existing
parcels in the area (north) have already developed with similar densities and allowances for
alternate products and designs are encouraged. Staff also finds that the proposed zoning and uses
can be designed and constructed in a malli1er that will be harmonious with, and appropriate in
appearance with, the existing and intended character of the surrounding area.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 shaH apply to all single family residential subdivisions of five
acres or more."
Staff does not find that the proposed zoning/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 from any other agencies or departments
regarding whether this property should be alli1exed 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 mamer consistent with City Code. The Commission and Council
should rely on any public testimony (oral and written) when determining whether or not the
proposed zoning and subsequent uses will be disturbing or hazardous to the existing or future
neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities 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.
ACHD has submitted a staff report with site specific and standard conditions as attached in
Exhibit B7.
On August 26, 2005, a joint agency/department comments meeting was held with representatives
of key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that the public services listed above
can be made available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project. ~ ;
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. Staff finds there
will not be excessive additional requirements at public cost and that the proposed zoning and
subsequent development will not be detrimental to the community's economic welfare.
D-2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of opemtion that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed alli1exation and the development of residential on this site will not
involve uses that will create nuisances that would be detrimental to the general welfare of the
sulTounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of tins 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 amexation and subsequent uses will
create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
The applicant is proposing to construct one public street access to Venable Lane and one public
street extension into the site from Sienna Creek Subdivision. ACHD is supportive of the proposed
streets. If is designed and constructed as approved by the ACHD and the City, staff does not
believe that the subdivision will create interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s) of major
importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) of major importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)1
The R-8 zoning amendment will provide diversity in lot size from the existing subdivisions in the
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. Subdivisions of medium density have already been approved for development to the north
and this is a logical expansion of the City limits. In accordance with the [IDdings listed above,
staff finds that amexation and zonin!! of this propertv would be in the best interest of the City
2. Preliminary Plat:
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining 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;
D - 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Please see Annexation and Zoning Findings Item A above.
B.
The availability of public services to accommodate the proposed development;
Please see Am1exation and Zoning Findings Items G and H above.
C.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
the subdivision will not require the expenditure of capital improvement funds.
D.
The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
3. CUP 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 permit if they shall fmd
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, lot size and side setback requirements of the R-8 zone, as required by Meridian
City Code. Staff finds that the subject property is large enough to accommodate the requested
use and all other required ordinance 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.
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 residential subdivision is generally harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the
land to be "Medium Density Residential" and "Mixed Use - Community" (provided the
Commission and Council grant the requested plamed development). Please see Am1exation and
Zoning Findings A.
D-4
G.
H,
I.
D -5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 a.-ea;
Please see Am1exation and Zoning Findings E.
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 and Zoning Findings G and H, the Other Agency/Department Comments
and Conditions in Exhibit B, and any COmments that may be submitted to the City Clerk
regarding this proj ect
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 Am1exation and Zoning Findings H.
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 Am1exation and Zoning Findings 1.
That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Am1exation and Zoning Findings J. The Commission and Council should review any
comments received from the ACHD and/or ITD regarding this project when determining 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 Am1exation and Zoning Findings K.
......;f~it, '-
~
Right-at-Way & Development Department
Planning Review Division
(k~ut1'õ ~"'
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
Centennial Development, LLC
36 East Pine Street
Meridian, Idaho 83642
-, "'" E'- ¡f~"'" ¡r~ I \ "JE'-" , ---
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---c",'-¡,."_.,I'c.,, ,"",L.
SEP 'N 9 2005
September 7, 2005
To:
Owner:
Rep:
Subject:
City of Meridian
City Clerk Office
Oscar Paulson
9139 Covey Hill çourt
Boise, Idaho 83709
Land Consultants, Inc.
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Woodburn / MPP-O5-041/ MCUP-O5-042/ MAZ-O5-041
47-lot Subdivision
840 West Ustick Road
On September 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 208-387-6174
Sincerely,
~~
Lisa Bachman
Planner I, Planning Division
Right-of-Way & Development Services
cc:
Project file, Construction Services, Utilities
Meridian City
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714. PH 208.387-6100. FX 345-7650. www.achd.ada.id.us
-'" ~ Right-ot-Way & Development Services
f.¿:r ¡ """9it" Planning Review Division
.ttf'~,-
(Jo~ultÐ SM-:t»
This application does not require Commission action and is approved at the staff level on September 6,
2005. Tech Review for this item was held with the applicant on September 2, 2005. Please refer to the
attachment for request for appeal guidelines. Staff contact: Lisa Bachman, 208-387-6174-phone, 208-387-
6393-fax, Ibachman@J.achd.ada.id. us
File Numbers:
Site address:
Applicant:
Owner:
Representative:
Woodburn Subdivision I MPP..O5..041 I MCUP..O5..042 I MAZ..O5..041
840 West Ustick Road
Centennial Development, LLC
36 East Pine Street
Meridian, Idaho 83642
(208) 895-8858
Oscar Paulson
9139 Covey Hill Court
Boise, Idaho 83709
Land Consultants, Inc.
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
(208) 938-3812
Application Information:
The applicant has submitted a request to the City of Meridian for preliminary plat, annexation and zoning
designation, special use and a planned development. The proposed project is located on Venable Lane,
north of Ustick Road on 10,15-acres.
Acreage:
Current Zoning:
Proposed Zoning:
Buildable Lots:
Common Lots:
1
10.15-acres
RUT
R-8
47-lots
10-common lots
Vicinity Map
I' -
7.
8.
9.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 450 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: There is one single-family dwelling and the remainder of the site is currently
vacant.
5.
Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Residential/Single-family / Sienna Creek Sub. R-8
South Residential/Single-family & vacant / 8.434-acres RUT
West Vacant /6.9-acre parcel & 4-75-acre parcel RUT
East School Site R-4
6.
Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service Limit
Local
Venable 665-feet Commercial N/A N/A 25 MPH
Lane (east) /
Collector(north)
Buckstone 50-feet Local N/A N/A 20 MPH
Avenue
Roadway Improvements Adjacent To and Near the Site
. Venable Lane is currently improved with one half of a 40-foot street section with vertical curb,
gutter and sidewalk on the east side of Venable Lane abutting the site. To the north of the
site, Venable Lane was improved with Sienna Creek Subdivision with a 40-foot street section
with vertical curb, gutter and sidewalk.
. Buckstone Avenue is a stub street to the north and is improved with a 36-foot street section
with rolled curb, gutter and 5-foot attached concrete sidewalk.
Existing RightooOf-Way
Venable Lane currently has a total of 29-feet of right-of-way.
Buckstone Avenue currently has a total of 50-feet of right-of-way (25-feet from centerline).
Existing Access to the Site
There is one existing driveway located approximately 422-feet south of the north property line.
B.
1.
2.
3
10.
Site History
The District has not previously approved a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
There are no roadways within this area that are programmed in the District's Five Year Work Program
or Capital Improvements Plan.
12.
Other Development in Area
. The District approved Cedar Springs Subdivision on December 12, 2001. Cedar Springs
Subdivision was proposed to contain 264-single-tamily residential lots and 1-elementary
school site located on 99.8-acres, Cedar Springs Subdivision is located northeast ot
Woodburn Subdivision.
. The District approved Sienna Creek Subdivision on July 28, 2004. Sienna Creek Subdivision
contains 136-single-tamily residential lots located on 30-acres. Sienna Creek Subdivision is
located to the north of Woodburn Subdivision.
Findings for Consideration
Venable Lane
Right-ot-Way & Improvements
District policy requires 54-teet of right-ot-way on industrial/commercial roadways (Figure 72-F1 B).
This right-ot-way allows for the construction of a 40-toot roadway with vertical curb, gutter and 5-foot
wide concrete sidewalks.
. The applicant should dedicate a total ot 25-feet ot right-of-way trom the centerline (to total a
54-foot right-ot-way width) of Venable Lane abutting the parcel by means of recordation ot a
final subdivision plat or execution of a warranty deed prior to issuance ot a building permit (or
other required permits), whichever occurs first Allow up to 30 business days to process the
right-ot-way dedication after receipt ot all requested material. The owner will not be
compensated for this additional right-of-way because Venable Lane .is classified as a local
street and is to be brought to adopted standards by the developers ot abutting properties.
. The applicant should continue the existing pavement, vertical curb, gutter and 5-toot wide
attached concrete sidewalk from the northern development (Sienna Creek Subdivision)
abutting the site on Venable Lane. Complete the roadway to a 40-foot street section.
Street Sections
District policy 7204.4.2 states, "Developments with any buildable lot that is less that, 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development Concrete
sidewalks shall be a minimum ot 5-teet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
The Entrance Street (no specified name)
. The applicant is proposing to construct the entrance street that intersects Venable Lane with a
42-foot street section with vertical curb, gutter, 5-toot wide concrete sidewalk and an a-toot
wide landscaped island within 54-teet ot right-ot-way. This street section meets District policy,
and should be approved with this application.
4
Internal Roadways
. The applicant is proposing to construct the internal roadways with 34-foot street sections with
vertical curb, gutter, 4-foot wide detached concrete sidewalks and 5-foot wide planter strips.
This street section meets District policy, and should be approved with this application (also
see "tree planters" below).
3.
Tree Planters
The applicant should also comply with the District's Tree Planter Width Interim Policy which prohibits
all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-
feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the
installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet
without the installation of a root barrier. The policy also requires Class I and Class III trees to provide
a minimum planter width of 10-feet.
. The applicant is proposing 5-foot wide tree planters along the internal roadways within this
proposed subdivision. The tree planter policy is an interim policy, and the policy may also be
enforced by the City of Meridian. The applicant may want to consider widening the tree
planter widths from 5-feet to 6-fee1. or should eliminate tree planting in the landscape strip.
4.
Islands
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a
minimum area of 1 DO-square feet and designed to safely channel traffic. The roadway on either side
of the traffic island should maintain a minimum of a 21-foot street section. District policy also requires
any proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association. Notes of this should be required on the
final plat. The design should be reviewed and approved by ACHD's Development staff,
. The applicant is proposing to construct an 8-foot wide landscaped island as a part of the
entrance into the subdivision that intersects Venable Lane. The landscaped island within the
public right-of-way dedicated by this plat should be owned and maintained by a homeowners
association. This should be noted on the final plat.
5.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets,"
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions: 1. A stub street shall be designed to slope towards the
street intersection and drain surface water toward that intersection, unless a satisfactory storm drain
system is installed. 2. The District may require appropriate covenants guaranteeing that the stub
street will remain free of obstructions.
. The applicant is proposing to extend North Buckstone Avenue from the north property line.
This stub street was approved as a part of Sienna Creek Subdivision on July 28, 2004. Staff
is supportive of the extension of this stub street.
ò The applicant is proposing to construct three (3) new stub streets as a part of this subdivision:
5
West Pine SDruce Street
0 The applicant is proposing to construct West Pine Spruce Street to the west property
line approximately 125-feet south of the north property line. This stub street will
provide access to the 6.9-acre site that is located directly to the west of this property.
Staff is supportive of the applicant's proposal to construct West Pine Spruce Street as
a stub street to the west property line approximately 125-feet south of the north
property line. Due to the fact that the stub street is more than 150-feet in depth, the
applicant should be required to construct a temporary turnaround at the terminus of the
stub street.
West Wood Pine Street
0 The applicant is proposing to construct West Wood Pine Street to the west property
line approximately 480-feet south of the north property line. This stub street will
provide access to the 4.75-acre site that is located directly to the west of this property.
Staff is supportive of the applicant's proposal to construct West Wood Pine Street as a
stub street to the west property line approximately 480-feet south of the north property
line. Due to the fact that the stub street is more than 150-feet in depth, the applicant
should be required to construct a temporary turnaround at the terminus of the stub
street.
North Buckstone Avenue
0 The applicant is proposing to construct North Buckstone Avenue to the south property
line approximately 200-feet east of the west property line. This stub street will provide
access to the 8A-acre site that is located directly to the south of this property. Staff is
supportive of the applicant's proposal to construct North Buckstone Avenue as a stub
street to the south property line approximately 200-feet east of the west property line.
Due to the fact that the stub street will be less than 150-feet in depth, the applicant will
not be required to construct a temporary turnaround at the terminus of the stub street.
The applicant will be required to install a sign at the terminus of the roadway, stating,
"This roadway will be extended in the future".
6.
Other Access
Venable Lane is classified as a residential collector. Other than the access points that have
specifically been approved with this application. direct lot access to Venable Lane is prohibited. A
note of the access restriction should be noted on the final plat.
C.
Site Specific Conditions of Approval
1.
Dedicate approximately a total of 25-feet of right-of-way from centerline of Venable Lane. Construct
Venable Lane with vertical curb, gutter, 5-foot attached concrete sidewalk and pavement to complete
a 40-foot street section, and match improvements to the north.
2.
The applicant shall construct the entrance street that intersects Venable Lane with a 52-foot street
section with vertical curb, gutter, 5-foot wide concrete sidewalk, two 21-foot drive aisles and an 8-foot
wide landscaped island within 64-feet of right-of-way.
3.
The applicant shall construct the internal roadways with 34-foot street sections with vertical curb,
gutter, 4-foot wide detached concrete sidewalks and 5-foot wide planter strips. The applicant shall
coordinate the planter strip widths with the City of Meridian, and in accordance with the ACHD Interim
policy.
4.
5.
6.
7.
8.
6
4.
The 8-foot wide landscaped island located in the entrance roadway that intersects Venable Lane
within the public right-of-way should be owned and maintained by a homeowners association. This
should be noted on the final plat.
5.
Extend North Buckstone Avenue from the north property line, as proposed.
6.
Construct West Wood Pine Street to the west property line approximately 480-feet south of the north
property line, and construct a temporary turnaround at the terminus of the stub street. Install a sign at
the terminus of the roadway stating, "This roadway will be extended in the future".
7.
Construct North Buckstone Avenue to the south property line approximately 200-feet east of the west
property line as a stub street. Install a sign at the terminus of the roadway stating, "This roadway will
be extended in the future".
8.
Construct West Pine Spruce Street to the west property line approximately 125-feet south of the north
property line, and construct a temporary turnaround at the terminus of the stub street. Install a sign at
the terminus of the roadway stating, "This roadway will be extended in the future".
9.
Other than the access points that have specifically been approved with this application, direct lot
access to Venable Lane is prohibited. A note of the access restriction should be noted on the final
plat.
10.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
2.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or right-ot-way.
3.
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)Jor 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.
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.
E.
1.
2.
9.
Payment of applicable road impact fees will be required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
10.
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.
11.
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.
12.
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.
Conclusions of Law
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
Appeal Guidelines
8
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9
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed. identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
10
II
Development Process Checklist
II
r8JSubmit a development application to a City or to the County
r8JThe City or the County will transmit the development application to ACHD
r8JThe ACHD Planning Review Division will rec,eive the development application to review
r8JThe 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.
[8IWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
DWrite a Cammlssion Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
r8JThe 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 RevieVl
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin~
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a "Driveway Approach Requesr 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 ïemporary 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.
11
I
THE PROCESS I
I
Thell l llCllnl wm 8Ubmit II daw!opmenl appJationto e Cl!yortO 111. County.
I
The CIty or ÜI& County WIll \ran8m111M dENlllo¡¡ment appllClltion to ACHe.
I
ACHo, Planning Rø\iøw CMeian VIII plJœ the ap lllcaUon on Ih. ""xl _Ic'a egenå8 fa """ "";I!W, I
J
Stair WI nMaw tha døwloPmant IIppllœlian and compile In _ent or Ih8
daIIeIopmanl's pOtsntillf I'npaClS on 1M I/anaporIaUon .\S1am and ell8lual8
lIIe davelomarrt'a pRI )\JIiIlI '!:Ir it'l conformlncø to Diamt poley.
(4 tIr 5 WOIking llayi) fMo!1d&y Ihrough Fridly)
!
Thl appant wIn meat WIth stair lor a 1ec:m1Cl!l.~. -nu. pltlC811 II 0 8fI to the public ancIllhgenda8.
I 8I8ff L8v8I R8vtevI ami Approwl I CommlulOn LIwIIWvI8w and Approval I
""---'-- "'-"'-.-"'-" ~
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f ,_... ...~ StaR WIg lI£hadula ilia itEm an the ~&Xt ~ø CommiHiOn agenda. I
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If II'Iø davelopment me'" poicy' InII !he If thef!.P JUaont ~1I8SII e mDll!fiœIian . The memo. lien røport Ind all alNr parUnønt
. epp~cant dOeS not appall or lVC Ue&la modlflr:aban of or wailler d polk:y or 4iJIpaaIs -...".. Infcflllllllon II OølivønId 10 Ih9 CommlulCn.
the Dillbid'l ÆQuiJamell!s, a lleff ** ap.PU'l8l a 1!8II' laveleppfD'nl~ Ihelpplir:allon will be (1 de\'!l'pfi!lr to \he Commluion msellng)
!e!t8rwil ba ..nt out (Tulllllil¥J huI:d by lI1e ACHD Commlaalon.
The 8JllHllllnt IIIUIt IIUIImla !aItør eppu/lng a staff The epplicant muat submit. 181181 to staff nK UMIIng e The CommiIIølon wIIllØIIr \htI f8CIB al tt.øv...
Ieval ap llllV8l bllkHa lIIe eppeal pertod .... expirød. modîllœtion or WINer or polley. IJ8HfIIød by 11811811d Ih9 8ppicanl
(Theeppelant haalO wortIng dl)'l fnIm lII.dIIl8 The œqU8tl mull be røaeved WIIIIln 2 worting days. The- CoII1mIaaiÐn wli then like adlOII on ilia 81J111iC8Ðan..
oIlhe ûIff IevaI døáIIon - mille) (Ueualty IhII (ø !he TUlllda1 following Tech Re'MW) (WecIM8day)
II the eppllclnt acœplll the DiIlrtr:t'8 racjuJoun-.nti If tI1ø 1 !pIlcanl doaa not øccepllhe Commisliion'S I
I ComrnilBlQn 1iIV81 approval wII bø eeM ~ edlOO, 111ft applcantcan f9C(uøs( ÆJCOII6ideMiffon.
(Thuaday (The WriUan rvqu881 mUll be rnCÙW8d by thB- ,
Dløir1d by Iha followWl¡rT ~ 8tC!8y at 3:00 pm) i
I
SubmK allO8dWajI ...... The raqu..t Iø deried. Tile nlqU&llt i6 appn:
.....,... ......."... ,....... ,...., ......., ..., ..,..".". þ.... ...... ........... ...-.... ..........,... "." ..-......".".,.., ... ...,.. impJÐl/8mllnt pili'll A CommiulCn report II TIIiI appflamt is
to the Oa\!ll~t le~t out .chedu16d on the r
Raviuw CMllan, øwlabJa agand,
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J
I The Comm~on I
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~ g~~lR~~~ CENTRAL DISTRICT HEALTH DEPARTMENT
\!!"~~6~!~ Environmental Health Division
RECEI'VtE~,~>,
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
pJOOP ðullAl
SEP 6 f'I""'~'
-, 'M t,:,:¿,,;,
Cit. of Meridiar
City Clerk Offin'
Return to:
0 Boise
0 Eagle
0 Garden City
$Meridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge .as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ n. After wri,'tte approval from appropriate entities are submitted, we can approve this proposal for:
p-o entral sewage [J community sewage system 0 community water well
interim sewage 8 central water
0 individual sewage 0 individual water
~ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~nvironmental Quality:
~ central sewage 0 community sewage system 0 community water
0 sewage dry lines ~entral water.
Run-off is not to create a mosquito breeding problem.
Ø-10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
)gl14. Please see attached stormwater management recommendations
015.
0 child care center
Dale d'A -Jr¡J i¥-
Reviewed By:f/f ~.' -
15726-001EHO904
Review Sheet
(I CENTRAL
r.HËALTH
DEPARTMENT
MAIN OFFICE' 707 N. ARMSTRONG PL . BOISE, 10 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a stann water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Health: 327.7499
FamUy Planning: 327-7400
Immunizadons: 327-7450
Senior Nutrition: 327-7460
Wlr: 377-7488
Serving Valley, Elmore, Boise, and ALIa Counties
Elmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
Enviro. Health: 587.9225
Family Health: 587-4407
WlC: 587-4409
FAX: 587.3521
Valley County Office
703 N. 1st 51.
P.O. Box 1448
McCall, 10 83638
Ph. 634+7194
FAX: 634.2174
LouId.12"",O'"'
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
f: ~ ff" ') 0 ;~ ")t:
,o\v\:i ,) ',I i};i.J.,o'
August 25, 2005
City of Meridian
City Clerk Office
, -- - - ,-- ------
----..C,Ï1¥-.-OÍ Meridian --- -~-- --- ~,~--- ----------'-.-'- ------ - --'-~C" ~- -, ----'=, -------~- --- --' --- ----
33 East Idaho Ave.
Meridian, ill 83642
-- -
, ------------
Dear Plarmers:
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 the Woodburn Subdivision will have an impact on school enrollments at
Ponderosa Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house twelve (12) elementary
aged children, ten (10) middle school aged children, and nine (9) senior high aged
students. Additional students will further compound the current overcrowded situation,
Residents carmot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
----- ---------School capacity isaddressecrïn Idahô-Code 67-6-5Ö~The'Meridian-Schöõrbistrict is - ----- _-_H_-_--
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
Building & Construction Manager
-'-----
-,
SETTLERS'IRRIGATION
DISTRICT
':~C'OP'.' ilr
, ¡ ""
, ,":,
Po. BOX 757
PHONE: 344-2471
BOISE. IDAHO 83707-1571
FAX: 343-1642
..",
August 26, 2005
RECEIVED
,AUG 3 0 2005
City of Meridian
City Clerk Office
David Bailey
Bailey Engineering
1500 E. Iron Eagle Drive
Eagle, ID 83616
- - - ,----- - .- - - --- -,,------- ,,--- -~'~,--~------,~~---.._- ----,,-~--- '---~------- ,-~ - ------.~----
'----,---- ---'--, '-----"---------" ,--'-'---" ----;-
Re: PP 05.041 Woodburn Subdivision
Dear David:
After review ofthe Preliminary Plat of the above-mentioned application Settlers Irrigation
District requests the following:
I. All irrigation/drainage facilities along with their easements must be protected and
continue to function. Contact SID for additional requirements.
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 SID
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 stonn drainage must be retained on-site.
6. The development must supply pressure irrigation access to all lots within the above-
mentioned subdivision from the current delivery point If the developer wishes to have
SID own, operate, and maintain the pressure irrigation system an agreement must be in
place prior to the pre-construction meeting. '
If you have any questions please call 343-5271.
s":»'~
~1'-
'Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)