HomeMy WebLinkAboutAmbercreek Subdivision PP
PP 05-057
MERIDIAN PLANNING & ZONING MEETING
January 5, 2006
APPLICANT Dyver Development, LLC ITEM NO. 13
REQUEST Continued Public Hearing from December 15,2005 - Preliminary Plat approval
of 175 single-family residential building lots and 16 common lots on 35.33 acres in a
proposed R-8 zone for Ambercreek Subdivision - North Meridian Rd & West McMillan Rd
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous item packet / minutes in AZ Packet
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Staff Comments in AZ Packet
CITY POLICE DEPT:
CITY FIRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
PP 05-057
MERIDIAN PLANNING & ZONING MEETING
December 15, 2005
APPLICANT Dyver Development, LLC ITEM NO. 19
REQUEST Public Hearing - Preliminary Plat approval of 175 single-family residential
building lots and 16 common lots on 35.33 acres in a proposed R-8 zone for Ambercreek
Subdivision - North Meridian Road and West McMillan Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Memo for Continuance
CITY POLICE DEPT:
CITY FIRE DEPT:
Cord1nUf /:)/ II -fo /-j-Oþ
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CITY BUILDING 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
No comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
See attached comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Memo
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To: Planning & Zoning Commission
From: Craig Hood, Associate City Planner
CC: Shawn Nickel, Anna Canning, Bill Nary, Clerk's Office, Project File
Date: December 9, 2005
Re: Ambercreek Subdivision (AZ-05-055, PP-057)
Applications for 12-15-05 Planning & Zoning Commission Meeting
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As of the print deadline for the staff report, City staff has not received comments
ITom the ACHD. Staff believes that it is critical to have the ACHD's input on a
project of this size before the City staff's recommendation is formed and an official
action is taken by the Commission. Therefore, staff recommends that the
Commission continue the public hearing on the subject development at the
December 15th hearing to allow the ACHD to comment on this project. ACHD staff
has indicated that they will have a staff report ready to review with the applicant by
December 23m. To ensure that City staff has ample time to receive, review and
incorporate the ACHD's comments and conditions into the Staff Report, staff
requests that AZ-05-055 and PP-05-057 be continued to the January 5th. 2006.
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Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
November 21, 200S
City of Meridian
660 E. Watertower Lane
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity. .
Approval ofthe Ambercreek Subdivision will have a significant impact on school
enrollments at Ponderosa Elementary. Sawtooth Middle and Eagle High School.
We can predict that these homes, when completed, will house one hundred four (104)
elementary aged children, eighty-five (85) middle school aged children, and eighty (80)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
cuITently 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,
~~
Building & Construction Manager
~ ceNTRA' CENTRAL DISTRICT HEALTH DEPARTMENT
~B~61!~ Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
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Return to:
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0 Garden City
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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. ,
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After wr~:~~roval from appropriate entities are submitted, we can approve this proposal for:
ral sewage 0 community sewage system 0 community water well
0 interim sewage ~ntral water
0 individual sewage 0 individual water
.L,7 The following plants) must be submitted to and approved by the Idaho Department of Heaith & Welfare,
~ Division of ~vironmental Quality:
~al sewage 0 community sewage system 0 community water
0 sewage dry lines ~ral water
~un-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: Lú / J !t:d-'
Reviewed By: L--.~
Review Sheet
15726-001EHO904
SETTLERS'
IRRIGATION
DISTRICT
. COpy
Po. BOX 757
PHONE 344-2471
BOISE, IDAHO 83707-157 ¡
FAX 343. 642
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November 16, 2005
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David Bailey
Bailey Engineering
1500 E. Iron Eagle Drive
Eagle, ID 83616
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Dear David:
After review of the Final Plat of the above-mentioned applications Settlers Irrigation District
requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are: (1) The Settlers Canal that requires a
50'easement and an access road along the south bank. (2) The Coleman Lateral that
requires a total 30' easement and access road. (3) The Starkey Lateral that requires a 20'
easement. 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 storm 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.
~ince y,
, V-
a han Draper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian Planning Department (w/o enclosures)
Scott Campbell (w/o enclosures)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
STAF);~ REPORT
TO:
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Hearing Date: 1/5/2006
Planning & Zoning COlllll1ission
Craig Hood, Cunent Plmming Manager
Meridian Planning Department
208-884-5533
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R~JEÇf¡, IVEJjnbercreek Subdivision
£.¡ \...J£J . AZ-05-055
Annexation and Zoning of35.33 acres from RUT (Ada County) to
DEC 2 0 2005 R-8 (Medium-Density Residential).
CITY OF MERIDIAN
C'TV CLERK Or:FIC[-:
PP-05-057
Preliminary Plat approval of 175 single-family residential building lots and 16
common lots on 35.33 acres in a proposed R-8 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Dyver Development, LLC, has applied for Annexation and Zoning (AZ) to R-8
(Medium-Density Residential) for 35.33 acres of property cuITently zoned RUT in Ada County.
The site is located on the west side of Meridian Road and on the south side of McMillan Road.
This site is currently vacant and being used for agricultural purposes. The site has not been
previously platted. The subject property is within the Urban Service Plmming Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending apProval of the proposed Ambercreek Subdivision (AZ-05-055 and PP-05-057)
with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
I move to recommend approval to the City Council of File Numbers AZ-05-055 and PPw05-057
as presented in staff report for the hearing date of January 5,2005 with the following
modifications: (Add any proposed modifications.)
Recommend Denial
I move to recommend denial to the City Council of File Numbers AZ-05-055 and PP-05-057 as
presented in the staff report for the hearing date of January 5, 2005 for the following reasons:
(You should state specific reasons for denial of the annexation and you must state specific
reason(s) for the denial of the plat.)
Recommend Continuance
I move to continue File Numbers AZ-OS-055 and PP-05-057 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
Arnbercreek Subdivision AZ-05-055/PP-05-057
PAGE]
CITY OF MERIDIAN PLANNING DEPARTMENT STAFP REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
a. Site Address/Location:
N. Meridian Road, near the southwest comer of Meridian Road
and McMillan Road / 4N 1 W36
b. Owner:
Dyver Development, LLC
36 E. Pine Avenue
Meridian, Idaho 83642
c. Applicant:
Dyver Development, LLC
36 E. Pine Avenue
Meridian, Idaho 83642
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting conCUlTent approval for
Annexation and Zoning of the subject 35.33 acres to R-8 and Preliminary Plat approval of 175
single~family buildable lots and 16 common lots. The applicant is proposing a mix of alley-
loaded lots (90 lots) and standard, street-loaded single-family lots (85 lots). All of the
proposed lots conform to the dimensional standards of the R-8 zone. The average lot size in
the proposed development is 5,000 square feet. The gross density of the project is 4.95
dwelling units per acre. The applicant is requesting a step-up in density, to medium, for this
project (see Comprehensive Plan Policies and Goals below.) Nearly twelve percent
(approximately four acres) of the site is being set aside for open space; six percent
(approximately two acres) of the site is being set aside for useable open space. In addition to
the open space, a tot lot, picnic area, pathways and detached sidewalks are proposed as
amenities in the subject development.
1. Date of preliminary plat (attached as Exhibit AI):
2. Date oflandscape plan (attached as Exhibit A2):
10/10/05
10/13/05
h. Applicant's Statement/Justification: The enclosed applications have been submitted in
accordance with the requirements of the Meridian Zoning Ordinance. As a result, this
application does not include a request for variance or deviation from the Ordinance. The
development has also been designed to be in compliance with the intent ofthe Meridian
Comprehensive Plan. In conclusion, Ambercreek Subdivision will be a quality and compatible
addition to this area of Meridian. The development is adjacent to similar residential
developments, and provides consideration to future properties with proposed stub streets. The
requested zoning to R-8 is incompliance with the City's Comprehensive Plan and will benefit
the public interest by providing a mix of desirable housing needs to this area 0 the City while
allowing for the continued improvement and expansion of city services and an increase in the
City's tax base. A variety of housing styles and sizes has been achieved, along with usable
open space and amenities, while maintaining an appropriately compatible density (please see
Applicant's Submittal Letter.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
Ambercreek Subdivision AZ-05-055/PP-05-057
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as deten11Îned by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 6, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: November 28th and December 12th, 2005
d. Radius notices mailed to properties within 300 feet on: November 18th, 2005.
e. Applicant posted notice on site by: December 5th, 2005
6. LAND USE
a. Existing Land Use(s):
agricultural pmposes.
b. Description of Character of SulTounding Area: The parcels directly to the south and
northeast have not been annexed. The property to the east, across Meridian Road, has not been
annexed or platted. To the north, across McMillan Road, are the previously approve multi-
family and co111111ercial uses within the Paramount development. The City-approved Cedar
Springs North Subdivision is directly west of the subject site. This area is rapidly transitioning
from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Future multi-family and co111111ercial uses approved with Paramount
Subdivision, zoned R-40 and C-G
The subject property is culTently vacant and is being used for
2. East: Rural residential, zoned RUT (Ada County)
3. South: Rural residential, zoned RUT (Ada County)
4. West: Future phase of the Cedar Springs Development, zoned R-8
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is in W. Red Rock Drive from Cedar Springs.
Location of water: Water is readily available in W. Red Rock Drive from
Cedar Springs and in N. Meridian Road.
Issues or concerns: Staff has concerns about the 5-acre parcel (Parcel No.
50436110015) all sewering to the stub to the north.
2. Vegetation:
for.
There are no existing trees on this property that need to be mitigated
3. Floodplain: N/A
4. Canals/Ditches Irrigation: The Lemp Canal runs along the northern boundary of this
site. It would take a 72-inch pipe to contain the Lemp Canal. Consistent with previous
Council action in this area, staff reco111111ends that the Council not require the applicant
to tile the Lemp Canal. All irrigation ditches, laterals and canals, except for the Lemp
Canal, should be tiled when this property develops.
Arnbercreek Subdivision AZ-05-055/PP-05-057
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed Zoning: R-8 (Medium-Density Residential)
7. Size of Property: 35.33 acres
f. Subdivision Plat Information:
1. Residential Lots: 175
2. Non-residential Lots: N/A
3. Total Building Lots:
4. Common Lots: 16
5. Other Lots: N/A
6. Total Lots: 191
7. Gross Density: 4.95 units per acre (net 8.7 d.u.lacre)
175
g. Landscaping
1. Width of street buffer(s): A 25-foot wide street buffer is required along both
Meridian Road and McMillan Road, artelia1 streets (UDC 11-2A-5). The applicant is
proposing a 25-foot wide landscape buffer along Meridian Road and a 60-foot wide
landscape buffer along McMillan Road. The entire landscape buffer along McMillan
Road is encumbered by an Idaho Power Company Easement. If Idaho Power does not
allow trees within their easement (as proposed bv the applicant), the applicant should
be required to widen the landsca¡;>e buffer an additional 5 feet so that trees can be
constructed alon!! McMillan Road (see UDC 11~3B-5J and UDC 11-3B-7). Staff is
generally supportive of the street buffer widths proposed. Street buffers are not
required on any of the internal, local streets. However, the applicant is proposing to
construct 8-foot wide planter strips between the back ofthe curb and the face of the
sidewalk on the internal streets. Staff is supportive of the proposed street section
design.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 4.06 acres/I 1.5% (including street buffers) and
2.27 acres/6.4% (excluding street buffers).
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Amenities: 6.4% useable open space, tot lot, BBQ and picnic area, and micropaths to private
park site.
i. Off-Street Parking: UDC 11-3C-6 requires single.family detached dwellings to have a 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
j. Proposed and Required Residential Standards:
R-8
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Side Accessed Garage (to sidewalk) 15
Required
15
15
Ambercreek Subdivision AZ-05-055/PP-05-057
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Front Accessed Garage (to sidewalk) 20
20
4
12
Side 4
Rear 12
Frontage (garage facing street) 50
Frontage (alley loaded garage) 40
Lot Size (garage facing street) 5,000
Lot Size (alley loaded garage 4,000
50
40
5,000
4,000
k. Proposed and Required Non-Residential:
N/A
1. Summary of Proposed Streets and/or Access: The applicant is proposing one public
street access to McMillan Road and one public street access to Melidian Road. All of the
internal streets are local streets with a 34-foot wide street section (measured back of curb to
back of curb) and contain sidewalks that are detached 8 feet from the back of curb. The
applicant is proposing to construct alley loaded units on four blocks. The alleys are also
proposed to be dedicated to ACHD as public alleys and contain a 16-foot wide pavement
section within 20'feet of right-of-way. Staff is supportive of the proposed street system. The
ACHD is requiring traffic calmin~ devices alon!! Red Rock Drive and Elsinore Avenue: a turn
lane on McMillan Road: widenin!! of Meridian Road abuttin!! the site: and construction of
sidewalk alon!! both McMillan Road and Meridian Road. For a detailed report on all of
ACHD's conditions, please see the ACHD report and Exhibit B.
7. COMMENTS MEETING
On November 23,2005, ajoint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land
Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre
(see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 175 single-
family lots on 35.33 acres for a gross density of 4.95 dwelling units/acre. As allowed by Note #2
on the face of the Future Land Use Map. the aDplicant is requestin!! a step UD in density and
zonin!! designation. from low to medium. A ComDrehensive Plan Map amendment is not required
for the City to Drocess the aDDlicant' s request for the R -8 zone for a DroDerty desienated for Low
Density Residential use. NOTE: The designation of the subject site on the Comprehensive Plan
Future Land Use Map is proposed to be amended to "Medium Density Residential" with the
CUITent North Meridian Area Comprehensive Plan Amendment (NMA CPA). The NMA CPA is
scheduled to be on the January 17, 2006 City Council agenda. If approved by the City Council,as
recommended by the Commission, this area would not need the step up in density; it would
comply with the new map designation.
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
Ambercreek Subdivision AZ-05-055/PP-05-057
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or JANUARY 5,2006
.
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 land" proposed
to be annexed in the fòllowing manner:
. Sanitmy sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction o.lthe 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 su[YÚt lands currently lie within the jurisdiction of the Ada County Sheriff's D,ffice.
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 suQject 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 Librmy District should suffer no revenue loss as a
result o.f 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 Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 . Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend an approved stub street from Cedar Spring
North (Sage Spring/Red Rock Drive), and provide an additional stub to the conceptual attached
phase o.fCedar Springs North (Peach Springs Drive.) The applicant is also proposing a stub
street, Elsinor Avenue, to the unplatted property to the south and a stub street, Havasu Falls
Drive, to the unplatted property to the northeast. To fùrther enhance connectivity in this area,
staff is recommending that the Elsinore Avenue stub location be moved approximately 200-feet to
the east, and that an additional stub be provided from Lava Falls Drive to the 5 acre parcel
directly northeast. See Analysis below and Exhibit B for more details.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Ambercreek Subdivision AZ-O5-055/PP-O5-057
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF JANUARY 5, 2006
Chapter VII, Goal I, Objective D, Action 9 - Require ncw residential development to provide
pcrmanent perimeter fencing to contain construction debris on site and prevent windblown debris
fì'om entering adjacent agricultural and other properties.
A six-foot tall closed jence has been proposed around the entire perimeter o.lthe development.
Prior to house construction, fencing should be constructed around the perimeter of this site.
Chapter VI, Goaln, Objective A, Action 5 - Require pedestrian access COill1Cctors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
conlll1Unity pathway system.
The applicant is proposing to construct detached sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. Staff is supportive of the proposed pedestrian
connections to art/acent properties. Due to the anticipated construction of the middle school on
the northeast corner of McMillan Road and Meridian Road, stalf recommends that the detached
sidewalks along McMillan Road and Meridian Road be constructed with the first phase of the
development. See Analysis below for more information.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in al1 new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
One public street access to McMillan Road and one public street access to Meridian Road are
proposed. Direct lot access to McMillan Road and Meridian Road should be prohibited.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staffjìnds that the existing residential properties to
the south, east and west and the future multi-family and commercial area, which are across
McMillan Road to the north, are compatible with the proposed development.
Chapter VII, Goal IV, Objective C, Action 10 - 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.
The subject application includes a request for the R.;.8 zone. Cedar Spring North Subdivision
obtained an R-8 zone and Paramount Subdivision obtained R-8, R-40, L-O and C-G zoning. Staff
jìnds that the requested zoning designation contributes to the variety of residential zoning
categories in this area and is generally consistent with the Comprehensive Plan designation for
this site.
Due to the higher density phases approved directly to the west in Cedar Springs, and to the north in
Paramount Subdivision, stail believes that the proposed density and zoning jor this property is
appropriate. Staff recommends that the Commission and Council rely on any verbal or written testimony
Ambercreek Subdivision AZ-O5-055/PP-05-057
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
that may be provided at the public hearing when determining if the applicant's zoning and development
request is appropriate/or this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family homes as
pel111itted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium-Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and coITesponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the R.8 zone established in the UDc. No dimensional modifications
are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1.
AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property. Please
see Exhibit D for detailed analysis ofthe required facts and findings.
The annexation legal description submitted with the application (stamped on
September 29,2005 by Clinton W. Hansen, PLS) shows the property as contiguous to
the existing corporate boundary of the City of Meridian.
Special Considerations:
Perimeter Sidewalk: In 2007, a middle school (Heritage Middle School) is
planned to open on the northeast comer of Meridian Road and McMillan Road.
At past meetings, the City Council and the public have expressed concerns over
the lack of sidewalks adjacent to arterial streets and how difficult it is for children
to walklbike to nearby schools. In light of these concerns, staff recommends that
the applicant be required to construct a 5-foot wide detached sidewalk along their
frontage of McMillan Road and Linder Road, prior to issuance of building
pennits in the first phase of the development.
Access to Arterials:
Except for one public street access to McMillan Road and one public street
access to Meridian Road, vehicular access to McMillan Road and McMillan
Road should be prohibited for this site
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code § 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
Ambercreek Subdivision AZ-O5-055/PP-O5-057
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 5,2006
2.
that this propertv is developed in a fashion that is consistent with the
comprehensive plan desÜmation and does not ne!mtivelv impact nearby
properties.
.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney. Bill Narv. at 888-4433 to initiate this process within 18
months of Citv Council approval. The DA shall incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
That the applicant will be responsible for all costs associated with the
sewer and water service extension.
That any existing domestic wells and/or septic systems within this
proj ect will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available fÌ"om the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That prior to issuance of any building permit, the subj ect property be
subdivided in accordance with the City of Meridian Unified
Development Code.
That five-foot wide sidewalks and street buffers, constructed in
accordance with City Code, be installed along McMillan Road and
Meridian Road prior to occupancy of any new dwelling units.
That one public street access will be allowed to McMillan Road and one
public street access will be allowed to Meridian Road; direct lot access to
McMillan Road and Meridian Road shall be prohibited.
.
.
.
.
.
PP Application:
Zoning Ordinance.
The proposed preliminary plat substantially complies with the
Special Considerations:
Interconnectivity: The applicant is proposing to construct/extend five stub streets to
adjacent properties. Staff is generally supportive of the proposed stub street locations,
with two exceptions. First, staff recommends that the Elsinore Avenue stub be
relocated approximately 200 feet to the east. This recommendation will prevent
Elsinore from being such a long, straight street and also allows a direct pedestrian
movement between the park site on Lot 9, Block 5 and the southern lots. The second
recommendation regarding interconnectivity has to do with access to the fiveMacre
parcel to the northeast. To limit future access points to Meridian Road, staff
recommends that a stub street from Lava Falls Drive be provided north to Parcel No.
S0436110015, or Lava Falls Drive be relocated to the north property line. See Exhibit
B below.
Sidewalks: The applicant is proposing to construct fourMfoot wide detached sidewalks
Alllbercreck Subdivision AZ-05-055/PP-05-057
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF JANUARY 5,2006
on the intel11al streets. The sidewalks are detached from the curb with an eight-foot
wide landscape strip (parkway.) In accordance with the recently passed ACIID planter
width standards and ODC 11-3A-17, the width of the landscape planter strip should be
constructed as proposed and include Class II trees. See Special Consideration section
above for the requirement to construct sidewalks adjacent to McMillan Road and
Melidian Road and Exhibit B below.
Landscaping: The landscape plan prepared by The Land Group, Inc., on 10-13-05,
labeled Sheet Ll.O, Ll.l and Ll.2 is approved with the following modifications/notes:
8 Provide landscape buffers along Meridian Road and McMillan Road as
depicted. The landscape buffers along the arterials shall be designed in
accordance to UDC 11 ~3B- 7. If Idaho Power will not allow trees within the
easement along McMillan Road, widen the landscape buffer by five feet and
include the required trees and shrubs within the additional five feet ODC 11-
3B-7Clb). The landscaping and sidewalks along Meridian Road and
McMillan Road should be installed prior to the issuance of the fi.rst occupancy
permit within this development.
8 All parkway trees shall be Class II trees.
8 Per UDC ll.3G-3A, set aside 6.4% (2.27 acres) of the site for useable open
space and provide a tot lot, BBQ, and picnic area within the private park site
on Lot 9, Block 5.
8 A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in ODC 11 ~3B-14.
Submit a revised landscape plan, reflecting the changes mentioned above, with the
final plat application(s).
Unimproved Ril!ht-of-Way: Meridian City Code requires a 10-foot wide gravel
shoulder abutting right-of~way where the unimproved portion of the right-of-way is
greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or
property line), and road widening is not in the ACHD Five Year Work Program. The
remainder of the unimproved right-of-way should be landscaped with lawn or other
vegetative groundcover. Neither McMillan Road nor Meridian Road abutting this site,
meets the warrants for the lO-foot wide gravel shoulder requirement listed above.
However, the applicant is proposing 5-foot wide gravel shoulders along the arterial
streets. The applicant should be required to improve McMillan Road and widen
Meridian Road as required by ACHD.
Access: The applicant is proposing one public street access to McMillan Road and one
public street access to Meridian Road; no direct lot accesses to the adjacent arterial
roads are proposed. Except for the proposed public street accesses, access to tIllS
parcel from Meridian Road and McMillan Road is prohibited. See Exlubit B below.
Alleys: The applicant is proposing alleys within four blocks of the development. The
right-of Away for the proposed alleys is 20-feet wide and is proposed to be dedicated
and maintained by the Ada County Highway District. Staff is supportive of the
proposed alley configurations. The applicant should be required to comply with
ACHD's standards for alley construction. All alleys should contain at least 16 feet of
Ambercreek Subdivision AZ-05-055/PP-05-057
PAGE JO
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 200G
pavement within the 20-foot right-of-way and be constructed with 28-foot inside and
48-foot outside tUll1 radii where the alleys intersect the public streets. See Exhibit B
below.
Fencing: The applicant is proposing to constmct a six-foot tall solid fence around the
perimeter of the site and four-foot tall solid fences adjacent to the internal common
lots. A detailed fencing plan should be submitted upon application of the final plat. If
pernmnent fencing is not provided before issuance of a building pennit, temporary
constmction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to
ODC 11-3A-7. See Exhibit B below.
Micro-oaths: All micro-paths shall be constmcted in accordance with ODC 11-3A-8
(construction) and ODC 11-3B (landscaping).
Common Areas: Maintenance of all conunon areas shall be the responsibility of the
Ambercreek Home Owners' Association.
Ditches. Laterals. and Canals: There are exiting irrigation ditches that run along the
perimeter of this parcel. The Lemp Canal runs along the northern boundary of this site.
The City Council has regularly granted waivers of the requirement to tile the Lemp
Canal, as it would take a 72-inch pipe. Staff reconunends that the City not require the
applicant to tile the Lemp Canal abutting this site. Per UDC 11-3A-6 all irrigation
ditches, laterals or canals, exclusive of natural waterways, the Lemp Canal and
waterways being used as amenities, that intersect, cross or lie within the area being
subdivided shall be covered.
Pressure Irri!!ation: The City of Meridian requires that pressurized irogation systems
be supplied by a year~round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the conunon areas prior to signature on the fmal 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 ODC 11-3A-
15 andMCC 9-1-28.
b. Staff Recommendation: Staff recommends aoproval of the subject aoolications AZ-05-
055 and PP-05-057. with the conditions listed in Exhibit B of the Staff Reoort for the hearing
date of January 5. 2006.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 10-10-05)
2. Landscape Plan (dated: 10-13-05)
B. Conditions of Approval
1. Planning Department
Ambcrcreek Subdivision AZ-O5-055/PP-O5-057
PAGE 11
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR TI-lE HEARING DATE OF JANUARY 5, 2006
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Nampa & Meridian Irrigation District
C. Lega] Description
D. Required Findings from Zoning Ordinance
Ambercreck Subdivision AZ-05-055/PP-05-057
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
A. Drawings
I, Preliminary Plat (dated: 10-10-05)
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1.1.3
1.1.4
1.1.S
1.1.6
1.1.7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS--PRELIMINAR Y PLAT (PP-OS-OS7)
1.1.1
The prelimina1Y plat labeled as PP-l, prepared by Bailey Engineering, Inc., dated October 10,
200S is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-OS-OSS) application shall also be considered
conditions of the Preliminary Plat (PP-OS-OS7).
1.1.2
Relocate the Elsinor Avenue stub street approximately 200 feet to the east (to generally align with
the micro-paths leading to/from the park site.)
Either relocate Lava Falls Drive to the north to provide access to the five-acre parcel at the
southwest corner of the intersection of McMillan and Meridian Road (Parcel No. S043611001S),
OR construct a public stub street from Lava Falls Drive, that aligns with Alester Avenue, to
Parcel No. S043611001S.
The planter strip between the curb and the near edge of the sidewalk along all the internal streets
with four-foot wide detached sidewalks shall be a minimum of eight-feet wide and include Class
II trees.
Prior to issuance of the first occupancy permit, provide five~foot wide detached sidewalks along
the entire frontage of McMillan Road and Meridian Road.
The landscape plan prepared by The Land Group, Inc., on 1O~13-0S, labeled Sheet L1.0, L1.1 and
L1.2 is approved with the following modifications/notes:
.
Provide landscape buffers along Meridian Road and McMillan Road as depicted. The landscape
buffers along the arterials shall be designed in accordance to UDC 11-3B-7. Ifldaho Power will
not allow trees within the easement along McMillan Road, widen the landscape buffer by five
feet and include the required trees and shrubs within the additional five feet. The landscaping and
sidewalks along Meridian Road and McMillan Road shall be installed prior to the issuance of the
first occupancy permit within this development.
All parkway trees shall be Class II trees.
Per UDC 11 ~3G-3.A, set aside 6.4% (2.27 acres) of the site for useable open space and provide a
tot lot, BBQ, and picnic area within the private park site on Lot 9, Block S.
A written certificate of completion shall be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted prior to City Council
signature of the Final Plat. All standards of installation shall apply as listed in ODC 11-3B-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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
Place a note on the face of the final plates), stating that direct lot access to McMillan Road and
Meridian Road is prohibited.
Exhibit B - Page 1
1.1.12
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
1.1.8
Construct all alleys to comply with ACHD's requirements for public alleys. All alleys shall
contain at least 16 feet of pavement within a 20-foot right-of-way, as proposed, and include 28-
foot inside and 48-foot outside turn radii where the alleys intersect the public streets.
1.1.9
Construct 6-foot tall solid fencing around the perimeter of the site, as proposed. Any fencing
adjacent to common lots and micro-paths shall be restricted to either 4-foot tall solid, or 6-foot
tall open vision (maximum). A detailed fencing plan shall be submitted upon application of the
final plates). Ifpennanent fencing is not provided before issuance of a building penuit, temporary
construction fencing to contain debris must be installed around the perimeter. Perimeter, common
open space, and micro-path fencing shall be designed according to UDC 11-3A- 7.
1.1.10 All micro-paths shall be constructed in accordance with ODC 11- 3A-8 (construction) and ODC
II-3B (landscaping).
1 .1.11 Maintenance of all common areas shall be the responsibility of the Ambercreek Home Owners'
Association.
All iITigation ditches, laterals or canals, exclusive of the Lemp Canal and natural waterways,
intersecting or crossing the area being subdivided shall be covered. Plans will need to be
approved by the appropriate iITigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.1.13 Underground, pressurized iITigation must be provided to all lots within this development.
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-05-057)
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the [mal plat application(s).
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be funy vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under ODC II-3B.
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 stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, 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.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Staffs failure to cite specific ordinance provisions or tenus of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Exhibit B - Page 2
2.5
2.6
2.7
2.8
2.9
2.10
...-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
1.2.6
Preliminary plat approval shall bc subject to the expiration provisions set forth in ODC 11-6B- 7.
2. I)ublic Works Department
2.1
Sanitary sewer service to this development is being proposed via extension of mains in Cedar
Springs Subdivision. The applicant shall install mains to and through tlns development; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
fo1111s of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub~grade is less than three feet than
alternate materials shall be used in confol111ance of City of Meridian Public Works Departments
Standard Specifications.
Extend sewer and water service to the southem portion of the 5-acre parcel (Parcel No.
S043611O015) through the access required by the Planning Department's conditions of approval.
2.2
2.3
Water service to this site is being proposed via extension of mains in N. Meridian Road, and
extension of mains in Cedar Springs Subdivision. The applicant shall be responsible to install
water mains to and through this development, coordinate main size and routing with Public
Works.
The City of Meridian's to and through policy will require the applicant to install water main on
the frontage of this property in McMillan Road. Once the frontage main is installed, there will be
a gap of approximately 290-feet between this development and the intersection of McMillan and
Meridian roads without water main. The applicant shall coordinate with the Public Works
Department a cooperative agreement whereby this gap in the water line is installed with this
development and funded by the City of Meridian.
2.4
The applicant has indicated Settlers will own and operate the pressure iITigation system in this
proposed development, a plan approval letter shall be submitted prior to scheduling of a pre-
construction meeting.
If it is to be maintained as a private system, plans and specifications will be reviewed by the
Public Works Department as part of the construction plan review. A "draft copy" of the
operations and maintenance manual will be required prior to plan approval with the "final draft"
being required prior to final plat signature on the last phase ofthis project.
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 use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
No large landscaping shall be allowed within 5-feet of a meter tile, per City of Meridian Standard
Specification 7.07(w) note 3.
Any existing domestic wells 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.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
Exhibit B - Page 3
2.17
2.18
2.19
2.20
2.21
3.1
3.2
3.3
CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
2.11
A letter of credit or cash surety in the amount of 110% will be required for aU uncompleted
fencing, landscaping, amenities, pressurized iITigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
ce11ificates of occupancy.
2.12
2.13
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detcnnined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
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.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confonnance with MCC ll-l2-3H.
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.
2.14
2.15
2.16
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fIre hydrants. Final design locations and quantity are
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and penuit from the Public Works Department prior to
commencing installations.
3. Fire Department
One and two family dwellings will require a fire-flow of 1,500 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 [lIe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fIre hydrants shall have the curb painted red 10' to each side of the
hydrant location.
Fire Hydrants shall be placed on comers when spacing pennits.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
e.
f.
Exhibit B - Page 4
3.11
4.1
5.1
6.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
g.
h.
Fire hydrants shall be place 18" above finish grade.
Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5.
3.4
All entrance and intemal roads (including alleys) shall have a tunùng radius of28' inside and 48'
outside radius.
3.5
Provide a 20-foot wide Fire Lane for all intemal roadways all roadways shall be marked in
accordance with Appendix D Section Dl03.6 Signs.
3.6
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.
3.7
To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than Y1 the diagonal measurement of the full development.
3.8
Building setbacks shall be per the International Building Code for one and two story construction.
3.9
The proposed 175-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 508 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 fi.re hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).
Emergency response routes and fITe lanes shall not be allowed to have speed bumps.
4. Police Department
The proposed plat encourages highHspeed, cut-through traffic. The applicant shall work with the
Ada County Highway District to provide traffic cahning design to decrease travel speeds on
Peach Springs Drive, Elsinore Avenue and Red Rock Drive.
5. Parks Department
No comments.
6. Sanitary Service Company
Please contact Bill Greeory at SSC (888-3999) for detailed review of your proposal prior to
the public hearine. There is a concern that the required modifications to alleys may significantly
impact your site design and may require a revised site plan. If the site plan is revised, contact the
Exhibit B - Page 5
7.5
7.6
7.7
7.8
7.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
planner assigned to the project immediately to discuss the changcs and how to proceed with the
reviscd site plan.
7. Ada County Highway District
7.1
Site Specific Conditions ofAp/Jroval
Construct a 5-foot detached concretc sidewalk south ofthe Lcmp Canal within an easement
providcd to the District.
7.2
Construct a westbound left turn lane on McMillan Road at the north site access intersection.
7.3
The applicant shall do one ofthe following:
a. Dedicate by donation a total of 35-feet of right~of-way along Meridian Road, and construct a
minimum 5-foot wide concrete sidewalk along Meridian Road, located a rninimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-
way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-or-way. Accomplish
all necessary adjustments to properly accommodate existing drainage and utilities.
7.4
Widen Meridian Road with 19- feet of pavement from centerline abutting the entire site.
Construct the internal streets as 34 -foot street sections (with local fire department approval) with
curb, gutter, 4-foot detached concrete sidewalks, and 8-foot planter strips, as proposed.
Provide sufficient pavement width on the two site entrance roadway intersections (Ambercreek
Avenue intersecting McMillan Road, and Lava Falls Drive intersecting Meridian Road) to
accommodate simultaneous left and right turn movements.
Provide 2l-foot street sections on each side of the proposed center islands. Any proposed
landscape islands/medians within the public right-of-way dedicated by this plat shall be owned
and maintained by a homeowners association. Notes of this are required on the final plat. The
design should be reviewed and approved by ACHD's Development staff.
Provide traffic calming (i.e. chokers, bulb-outs, traffic circles, etc.) along Red Rock Drive and
Elsinore Avenue. The applicant shall coordinate the location and design ofthe traffic calming
devices with District Traffic Services staff.
Construct stub streets to the suITounding properties as identified below. Install a sign at the
terminus of each roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
.
Stub street to the south, Alester Avenue, located lOO-feet west of Meridian Road (measured
centerline to centerline).
Stub street to the south, Elsinore Avenue, located to generally align with the micropaths that
lead to the park site in the northern part of the subdivision. (This will require a shift of
.
Exhibit B - Page 6
7.14
7.15
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
.
approximately 240-feet to the east from where the stub street was originally proposed to be
located.)
Stub street to the west, Red Rock Drive, located approximately 160-feet north of the south
property line (measured property line to centerline). This stub street shall align with and
connect to Sage Spling Drive within Cedar Springs Subdivision to the west of this site.
Stub street to the west, Peach Splings Drive, located 690-feet north ofthe south propeliy line
(measured property line to centerline).
Stub street to the east, Havasu Falls Drive, located 2l5.feet south of McMillan Road
(measured centerline to centerline).
.
.
7.10
Construct one roadway, Lava Falls Drive, to intersect Meridian Road. TIns road shall be shifted
to the north to provide access to the 5-acre parcel at the southwest comer of the intersection of
McMillan and Meridian Road, OR the applicant shall construct a stub street in alignment with
Alester Avenue to the 5-acre parcel.
7.11
Construct one roadway, Amber Creek Avenue, to intersect McMillan Road approximately 355-
feet west of the east property line (measured property line to centerline), as proposed.
7.12
Submit the bridge plans for the crossing ofthe Lemp Canal (Ambercreek Avenue) for review and
approval prior to the pre-construction meeting and plat approval.
7.13
The applicant shall construct the two proposed east-west alleys and the one proposed north south
alley to the following standards:
. Dedicate a minimum of l6-feet for all alleys. All alleys shall be paved a minimum of 16-
feet in width.
Parking off the alley shall be designed so the minimum clear distance trom the back of
the parking stall to the opposite side of the alley is 22-feet for perpendicular parking.
Access to an alley shall be located a minimum of 25-feet from the nearest public street.
.
.
Other than the access specifically approved with this application, direct lot access is prohibited to
Meridian Road and McMillan Road and shall be noted on the fmal plat.
Comply with all Standard Conditions of Approval.
Standard Conditions of AQ.proval
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 ACIID roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width futerim Policy.
Exhibit B - Page 7
7.2.7
7.2.8
7.2.9
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
7.2.6
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 ACI-ID 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 pennits), which incO1þorates any required design changes.
Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11
7.2.12
7.2.13
8.1
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 DIG LINE (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.
8. Nampa & Meridian Irrigation District
No comment; outside ofNMID's district.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
C. Legal Description
j,gggU)fc~grjPJl.QQ
James Property
^ part;clloGatC'cl ill (he NE V. of the NE ';, 01 Section :j6, TOWIl511ip 4 Nor111. nange 1 \i\les1.
BOise Meridié\r\ Acf¡¡ County. Idaho. an() mora partiGUlarly descrIbed as follows;
Commencing at a brass cap monument marking the northeast COfr1éJl' or :micJ SocHon ;:W,
from which a 5/8 iJlch (Hamater iron pin marking the northwest corner' of said NE '/,', of tile
NE 'I, bears N 89054 '16'" W a dislance of 1340_89 teet:
Thence N 89 "54 '16" W along the northerly boundary 01 said NE '/1 of the NE '/, a distanee
of 290-00 fo""'t to 3 5/8 inch diameter iror¡ pin and tile POINT OF BEGINNING;
Tllençe leaving said_northerly boundary S 0'02'52"' W <1 distance of 834.8~1 leol to a 5/8
inch diametor iron pin:
Thence S 89"f,4'16" E a distance of 290.00 fe!')! to a 5/8 rncil diameter iron pin 011 the
easterly bollnd~1ry of said NE ';" or the NE 1;.;
TIler/co alonç¡ said eaSIEJrly boundary S 0"02'52" W a dis!¡;¡nce 01495.36 leal 10 a SiB inch
diameter iron pin marking the southeast GOrner of saitI NE ,/, of the NE ~:
Thence N 89 "45'18" W along Ihe Southerly boundary of said NE % 01 the NE y~ a distance
ot 1340.60 feel to <1 5/8 inch diamalEJr ilOn pin marking tho southwest Gomer of said NE v,
of the /liE %;
Thence N 0'0<"06"' E along tile westerly boundary 01 said NE ';0 of Ihe NE ,;' a distance of
1326,70 feet to a !)fS inch diameter iron pin marking the northwest corner of saJd N E v! 01
the NE \,;.;
Thence S 89"54'16" E 310l1g the northerly boundary of said NE '/; of the Nt'. 'l, a distnnce
01 105089 feet to Ihe POINT OF BEGINNING.
This parcel COntains 35.33 acres fInd is subject to any
easements existing or in use.
REvIEW APP~O\l~> ~.
BY ~/ ,~,,*,--
-,
Clinton W. Hansen, PLS
Land Solutions, PC
Revised - SeptembfJr 29, 2005
MERIDIAN ?U6UC
WOkK5 IJEPI
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Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
D. Required Findings from Zoning Ordinance
1. Amlexation Findings:
5.
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-S. Staff fl11ds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section S, of the
Staff Report.
2.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff tìnds that single-family residential uses are allowed within the requested zoning
district of R~S. Medium Density Residential pennits the establishment of residential uses
and is designed to protect the integrity of residential development by prohibiting the
intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the
land will be developed with lot sizes, housing types and other dimensional requirements
that confonn to the proposed zoning designation.
The map amendment shall not he materially detrimental to the public health, safety,
and welfare;
3.
4.
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when detennining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The R-S zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. ill accordance with the findings listed above, staff finds that Annexation and
Zonin~ ohhis DroDerty to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
6.
Exhibit D - Page 2
1.
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designation change proposed for this property with
the North Meridian Area Comprehensive Plan Amendment. Staff generally supports the
proposcd plat layout and proposed density as they comply with the provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
5.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this fmding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
Staff is tU1aware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature( s) of maj or importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance of which staff is unaware.
Page 1 of 1
Sharon Smith
""-"_'m.__.., -
Craig Hood
Tuesday, December 20,2005 9:15/\M
Tara Green; Jessica Johnson; 'Machele Hill (hillm@cityofmeridian.org)'; Sharon Smith;
bergw@meridiancity.org; William Nary; Theodore Baird; Anna Canning
Cc: Shawn Nickel
Subject: Ambercreek Subdivision Staff Report for 1-5-06 P&Z MTG
Attachments: Ambercreek AZ PP.doc
From:
Sent:
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To:
Attached is the staff repOli for the proposed Ambercreek Subdivision (File #s AZ-05-055 and
PP-05-057.) These continued items are scheduled to be on the Plmming & Zoning Commission
agenda on January 5,2006. The public hearing will be held at City Hall, 33 E. Idaho Avenue,
beginning at 7:00 pm. Please call or e-mail with any questions. Thank you.
Shawn - Please submit your written response to the staff report to the City Clerk
(greent@meridiancity.org or johnsonj@meridiancity.org) at City Hall (33 E. Idaho) and myself
(fax - 888-6854) by the 29th of December. Thanks.
Craig C. Hood
Associate City Planner
Meridian P & Z Department
208.884.5533
208.888.6854 (fax)
12/20/2005
Meridian Planning & Zoning Commission
December 15, 2005
Page 3 of 26
Zaremba: Okay. The next item is the Consent Agenda and since we have no items, we
will consider that to be done with.
Item 18:
Public Hearing: AZ 05-055 Request for Annexation and Zoning of 35.33
acres from RUT to R-8 zone for Ambercreek Subdivision by Dyver
Development, LLC - North Meridian Road and West McMillan Road:
Item 19:
Public Hearing: PP 05-057 Request for Preliminary Plat approval of 175
single-family residential building lots and 16 common lots on 35.33 acres
in a proposed R-8 zone for Ambercreek Subdivision by Dyver
Development, LLC - North Meridian Road and West McMillan Road:
Zaremba: Next I would open the Public Hearing for AZ 05-055 and PP 05-057, both
Ambercreek Subdivision, and the purpose of opening it is to discuss when to continue it
to. If the applicant would care to come forward and identify -- do you have an opinion?
Nickel: Thank you, Mr. Chairman. Shawn Nickel, 839 East Winding Creek Drive, Suite
201, in Eagle. I apologize for speaking out of turn there earlier. We worked really hard
with ACHD to try to get them to speed up their process on the review of Ambercreek.
Your staff does have their staff report and we will have a final approval next week from
the highway district. We would request to be put on the earlier agenda in January. And
it's my understanding -- we don't have any opposition. It's a pretty straight forward
subdivision. So, I don't think it's going to take all that long. I understand your agendas
are starting to get very crowded, but we would just request that it be on that date, rather
than the latter.
Zaremba: You held a neighborhood meeting, is that why you're saying there isn't much
opposition?
Nickel: Yeah. There was no one there. Yeah.
Zaremba: And ACHD is -- you're comfortable with what they have done?
Nickel: Yes.
Zaremba: Commissioners, the question is do we want to add what sounds like it's going
to be an easy one to January 5th?
Rohm: I think that's a good idea from the standpoint that we will get it off the case. I
don't have any objection to that.
Zaremba: Is staff comfortable with that?
Meridian Planning & Zoning Commission
December 15, 2005
Page 4 of 26
Hood: Mr. Chair, Members of the Commission, I am working on putting the finishing
touches on the staff report now, so we can put it on the 5th if you're comfortable with
that.
Zaremba: Okay. All right. Commissioners, I would entertain a motion to continue Items
18 and 19 to our regularly scheduled meeting of January 5th, 2006.
Rohm: So moved.
Newton-Huckabay: Second.
Zaremba: Commissioner Newton-Huckabay, did you second?
Newton-Huckabay: I did. I'm sorry.
Zaremba: Okay. Thank you. We have a motion and a second. All in favor say aye.
Anyopposed? That motion carries. So, we will hear Ambercreek on January 5th, 2006.
MOTION CARRIED: ALL AYES.
Mae: Mr. Chairman, at what point will that come into the agenda?
Zaremba: We have draft agendas for that and there will be a final one done. I don't
know. We have, generally, been leaving it up to the clerk to when they provide a new
agenda.
Moe: Okay.
Zaremba: I'm certain we will have it three or four days before.
Mae: Okay.
Item 20:
Public Hearing: AZ 05-058 Request for Annexation and Zoning of 49.95
acres from RUT to a R-S zone for Keego Springs Subdivision by Todd
Campbell - 5910 North Black Cat Road:
Item 21:
Public Hearing: PP 05-060 Request for Preliminary Plat approval of 201
building lots and 9 common lots on 49.95 acres in a proposed R-8 zone
for Keego Springs Subdivision by Todd Campbell - 5910 North Black
Cat Road:
Zaremba: All right. Next I would like to open the Public Hearing for AZ 05-058 and PP
05-060, both relating to Keego Springs and, again, invite the applicant to discuss the
continuation date. This is being continued because they need to settle some things with
the school district and also ACHD. And if the applicant is not here, then, I would beg
our professional staff's opinion of when they think the applicant might be ready.
AFFIDAVIT OF POSTING
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}fE'fY OF MERIDIAN
L~ t'/ C~LERK OFr/Cc:
STATE OF IDAHO
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COUNTY OF ADA
I, Mike Arnold, Premier Siqns, Inc, 2100 E. Fairview Avenue, Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the -subject property with the hearing notice sign 10 days prior to the public
hearing for the Ambercreek Subdivision - Preliminary Plat for 175 residential lots, with
common lots: Annexation and Zoninq to R~8 on 8.57 acres.
Dated this
23rd day of
December
SU BSCRI BED AND SWORa me ~~e day an::: first above written.
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
jpj,~ n::, ¡OŒ,¡
City Of Meridjpn
Ci(y CleI'lI: Of6,ee
January 5, 2006
ITEM #
12,13
DATE
PROJECT NUMBER
AZ 05-055, PP 05-057
PROJECT NAME
Ambercreek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
Decem ber 15, 2005
ITEM #
DATE
18, 19
PROJECT NUMBER
AZ 05-055, PP 05-057
PROJECT NAME
Ambercreek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
AZ 05-055
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Dyver Development, LLC
December 15, 2005
ITEM NO.
18
REQUEST Public Hearing - Annexation and Zoning of 35.33 acres from RUT to R-8 zone
for Ambercreek Subdivision - North Meridian Road and West McMillan Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Memo for Continuance
CITY POLICE DEPT:
CITY FIRE DEPT:
c:'S /l-li 17 ¿~ llll iZ) /- 5-~- ()&:/
L) - C'::
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CITY BUILDING 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
No comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
See attached affidavit of sign posting
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Memo
To: Planning & Zoning Commission
From: Craig Hood, Associate City Planner
CC: Shawn Nickel, Anna Canning, Bill Nary, Clerk's Office, Project File
Date: December 9, 200S
Re: Ambercreek Subdivision (AZ-05-055, PP-057)
Applications for 12-15-05 Planning & Zoning Commission Meeting
.'" -"
As of the print deadline for the staff report, City staff has not received comments
from the ACHD. Staff believes that it is critical to have the ACHD's input on a
project of this size before the City staff's recommendation is formed and an official
action is taken by the Commission. Therefore, staff recommends that the
Commission continue the public hearing on the subject development at the
December lSth hearing to allow the ACHD to comment on this project. ACHD staff
has indicated that they will have a staff report ready to review with the applicant by
December 2300. To ensure that City staff has ample time to receive, review and
incorporate the ACIID' s comments and conditions into the Staff Report, staff
requests that AZ-05-0S5 and PP-OS-057 be continued to the January Sth. 2006.
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Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
November 21,2005
City of Meridian
660 E. Watertower Lane
Meridian, ill 83642
Dear Planners:
The Meridian Schoof 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 Ambercreek Subdivision will have a significant impact on school
enrollments at Ponderosa Elementary, Sawtooth Middle and Eagle High School.
We can predict that these homes, when completed, will house one hundred four (104)
elementary aged children, eighty-five (85) middle school aged children, and eighty (80)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Building & Construction Manager
.~
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(II C'NTRA' CENTRAL DISTRICT HEALTH DEPARTMENT
- ~B~6~!~ Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
/!-I.-- ():-C--:-- C'/:.."",r-----
Return to:
0 Boise
0 Eagle
0 Garden City
~eridian
0 Kuna
DACZ
0 Star
PI-') ¿.:X:"-~.-C ,.5 7
.47-,4,(,//-("-'6,:.::;1: ~ i."¿
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.
~. After wlitten approval from appropriate entities are submitted, we can approve this proposal for:
~ ~tral sewage 0, community sewage system 0 community water well
0 interim sewage ~ntral water
0 individual sewage 0 individual water
./! The following plants) must be submitted to and approved by the idaho Department of Heaith & Welfare,
~ Division ~59vironmental Quality:
..£jœmral sewage 0 community sewage system 0 community water
0 sewage dry lines ~ral water
~un.off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: LLJ /f '-T(~d~-
Reviewed By: L-." ~~
15726-001EHO904
Review Sheet
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STATE OF IDAHO
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COUNTY OF ADA
I, Mike Arnold. Premier Siqns, Inc, 2100 E. Fairview Avenue. Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho , being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Ambercreek Subdivision - Preliminary Plat for 175 residential lots, with common
lots; Annexation and Zoning to R-8 on 8.57 acres.
Dated this
1 st.
day of
Decemb?i'~
~ (Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
a a
otary Public ~
Residing at
RUTH ZAHORIK
NOTARY PUBLIC
STATE OF IDAHO
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
28 November 2005
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Anna Canning
Planning Director
City of Meridian
660 t. Watertower Lane
Meridian, lD 83642
RE:
AZ 05-055 & PP 05-057/Ambercreek
Dear Anna:
Nampa & Meridian lITigation District has no comment on the above referenced application for
Annexation and Zoning as well as Preliminary Plat approval of 175 single-family residential
building lots and 16 common lots on 35.33 acres in a proposed R-8 zone as it is out of our district.
Sincerely,
ðdl¡/~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
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Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
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(;y."')"'/"TRe\SU"e_~~-,:;;:TO insure that your comments and recommendations will be considered by
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendtions to the City of Meridian
Attn: Planning Department, by: December 8, 2005
Transmittal Date:- November 9,2005 File No.: AZ 05-055/ PP 05-057
Hearing Date: December 15, 2005
Request: Public Hearing - Annexation and Zoning of 35.33 acres from RUT to R-8
zone; and Prelimina Plat a roval of 175 sin le-famil residential buildin lots
and 16 common lots on 35.33 acres in a proposed R.a zone for Ambercreek
Subdivision
MAYOR
Tammy de Weerd
CITY COUNCIL ME~BFj~S ~,
Keith Bird "
Christine'DonneD
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N. W. 8th Street
888-5242 / fax 884-1159
,/
~
By: Dyver Development, LLC
Location of Property or Project: North Meridian Road and West McMillan
Road
- David Zaremba (no FP)
David Moe (no FP)
- Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP)
- Tammy de Weerd, Mayor
- Charlie Rountree, C/C
- Christine Donnell, C/C
-Keith Bird, C/C
- Shaun Wardle, C/C
- Water Department
Z'sewer Department
Sanitary ServiceS(No VAR, VAG, FP)
- Building Department
- Fire Department
- Police Department
- City Attorney
- City Engineer
- City Planner
= Parks Department
Your Concise Remarks:
- Meridian School District (No fP)
Meridian Post Office(FPIPP only)
- Ada County Highway District
- Ada County Development Services
- Central District Health
~ Nampa Meridian Irrig. District
Settlers Irrig. District
-,daho Power CO. (FP.PP,CUP)
- Owest (FP/PP only)
-'ntermountain Gas (FP/PP only)
- Bureau of Reclamation (FP/PP only)
-Idaho Transportation Dept. (No FP)
- Ada cou~nd Records
-Meridian v ,'ant Corp.
=: Historical,BF, ;.~UQA-eomm.
r //1.",.-"
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. .,.
CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433:- ,
CITY CLERK - FAX 888-4218 CITY ATTORNEY I HR - FAX 884.8723 FINANCE & UTILITY BILLING - FAX 887-481,3 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho,
at the hour of 7:00 p.m. on Thursday, December 15, 2005, for the purpose of reviewing and
considering the application AZ 05-055 of Dyver Development, LLC for Annexation and Zoning of
35.33 acres from RUT to R-8 zone for Ambercreek Subdivision;
Furthermore, the applicant requests the application PP 05-057 for Preliminary Plat approval
of 175 single-family residential building lots and 16 common lots on 35.33 acres in a proposed R-8
zone for Ambercreek Subdivision generally located North Meridian Road and West McMillan
Road.
A more particular description of the above property is on file in the Planning Department, 660
E. Watertower Lane Suite 202, and is available for inspection during regular business hours,
Monday through Friday, from 8:00 a.m. to 5:00 p.m. You may contact the Planning Department at
(208) 884-5533 during regular business hours.
A copy of the application is available to review upon request. Any and all interested persons
shall be heard at said public hearing, and the public is welcome and invited to submit testimony.
Oral testimony may be limited to three (3) minutes per person. Written materials should be
submitted to the Planning Department no later than seven (7) days prior to the above hearing date
so that all interested parties may examine them prior to the hearing. All materials presented at
public meetings shall become property of the City of Meridian. Anyone desiring accommodation for
disabilities related to documents and/or hearings, please contact the City Clerk's Office at (208) 888-
4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic that this development may generate or the impact
of that traffic on streets in the area, please contact the Ada County Highway District at (208) 387-
6170 """"""'1/
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DATED 9th of November, 2005
PUBLISH 28th of November and 12th of December, 2005
** TX CONFIRMATION REPORT **
AS OF
DEC 30 '05 10:10
PAGE. 01
CITY OF MERIDIAN
01
DATE TIME TO/FROM
12/30 10;09 P-AND-Z
MODE MIN/SEC PGS
EC--S 01' 19" 002
CMDI:I STATUS
094 OK
~-------------------------------------~-----------------------------------------------------
AFFIDAVIT OF POSTING
RECEIVED
DEe 2 9 2005
C4ry OF MERIDIAN
CITY CLERK OFF/r'.r--
STATE OF IDAHO
COUNTY OF ADA
)
) §
)
/, Mike Arnold 00 E. FailView Avenue Suite 7 855.0380
(name) (address) (phone)
Meridian Idaho , being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Ambercreek Subdivision - Preliminary Plat for 175 residential lots, with
common lots: Annexation and ZoninQ to R-8 on 8.57 acres.
Dated this
23rd day of
De~~ø
(Signature)
SUBSCRIBED AND SWORN to b7 me t~e day an~ first above written
I~ ,," ¡¿ . / ~
,\11\1 II II/Ill, -"
.,"'~HEIl ""'. olary Public ~hO . ¿:; .
~" ~~"""'R"r""" \ Residing at .././;!;/ C, :' C"--t'/I ./
f~'/A...~..'\ 0\ ,
~ ~ ~ 0 2} :5 ~ My Commission Expires: -:?',;{?" ð /
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