Sutherland Farm CUP 02-005June 17, 2002 CUP 02-005
MERIDIAN PLANNING & ZONING MEETING June 20, 2002
APPLICANT Suthedand Farm, InC. ITEM NO. 6
REQUEST Continued Public Hearing from May 16, 2002 - Request for a Conditional Use Permit
for residential, commercial and office park development for Sutherland Farm -- east of South
Eagle Road and nodh of East Victory Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See Previous Item Packet
See Memorandum of Understanding with Sutherland Farms & Sassers
Date: Phone:
Motericds presented cd public meetings shall become properly Cd the City of Meridian,
05/$?/01
14:$9
323 0336 J-U-B EN~,
M ~-MO 9.,iNDTjM
D,A,1U&N F~,UI~E,, AICP ~
,TUN 17 '02 15:18 888 6854 PAGE.01
0S/17/0:2 15:00 '~208 323 ~33S J-U-B liNG. BOISI/ [~002/002
MEMORANDUM OF UNDERST,~O)ING
Thi~ Memorandum of Underst,xnding ~n hereby c~.teted into between the developer of
' Su .(~land Farm Subdivision, ~u'~-rlsnd Farm Inc.(Developer), an~ Mr G~le Sa~er
(PrOperly Owner), the owner of re~l property adjoining gutherland Farm S~bdivision at a
common boundary beginning ~t Victor~ Road n~_d extending north approximately 7:30 fge~ to a
potfit, thence ~tending cast approximn~y 300 feet to a point.
Th~ parties agree that it ts in their mutual interest to a~ec to a design trcaxment for their
common boundary prior to construction of the development. To that end, both parties hereby
agree that th~ following elemc~ constitute a nmmally acceptable design for the common
b .~nda~ betwcc= Sutherland Farm Subdivision and the Rasser propcxty:
'o A restri~on to six,lc ~tory homes on Lots 12, 13, & ]4; Block 9 (to thc north of th~
Sa~er propcrty) and Lots $ & 6; Bieck 9 (to the west of the Sassex p:operty):
An eight foot cedar fence along the entire length of the western and nonhero prol~'ty
boundaries;
Both parties agree to exmnsivc landscapin~ on r~eir respective sides of the property line
consisting of a dense mixture of eve~g~en and deciduous ~r~$. The d~vdopcr inIcnds
to install a stngger~, double row of fn~cx and slower growing trees, to be
professionally dcs~q~ed. T~ parties will conttnuc to work together to dewlop a
mu_m~ny acceptable land.ape plan for the propert~ line;
i* An increased rearsctback ofthkty fee~ (30') forLots 2, 3,4, 5, 6, 7, &8; Block 9.
B6th p~ie.s futthex agree that no additional measures are warranted to ensure compatib/lity
and that the preceding design elements should bc included within thc Conditions of Approval
in~' osed upon the d~velopment by the City of Mefid/an.
Signed this /'3 ~ day of ..~p,o~' ,2002.
.b~erJ. ami Fat'm La:.
3895 Offcln~ I,ane
l~rid/nn, ID 83~2
3516 E. Victory Road
Meridian, ID 83642
JUN 17 '~?. 15:18
888 6854 PAGE. 02
May 13, 2002 CUP 02-005
MERIDIAN PLANNING & ZONING MEETING May 16, 2002
APPLICANT Sutherland Farm, Inc. ITEM NO. 7
REQUEST Continued Public Hearing from April 4, 2002 -- Request for a Conditional Use Permit
for residential, commercial and office park development for Sutherland Farm -- east of South
Eagle Road and north of East Victory Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See Previous Item Packet
Date: Phone:
Materials presented at public meetings shall become property of the City of Meridian.
Sharon Smith
From: Dave McKinnon [mckinnod~ci.meddian.id.us]
Sent: Thursday, May 16, 2002 2:05 PM
~A¥ 1 6 2002.
GITY OF MERIDIAN
CITY OLIE~K C)~'~IO~
06-- L
To: 'Sharon Smith'; William G. Berg Jr.; 'Daren Fluke'; jcenters(~mandtbank, com; 'Shari Stiles'; Steve
Dear Commissioners,
It looks like I made a mistake on the Suthedand Farms Staff Report.
Beginning on page three (p.3) of the staff report, I wrote down all of the general standards applicable to zoning
amendments (MCC 11-15-11)in Bold with staff analysis in normal font. For some reason I neglected to include
two of the standards (B and C of the actual sections of 11-15-11) in the staff report. The two standards are as
follows, and should be included/inserted into the staff report:
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff is unaware of any plans to rs-zone the property in the future, and does not anticipate
receiving one in the future.
Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under new zoning- for example, a residential area turning into a
commercial area by means of conditional use permits.
Staff finds that Sutherland farms will be developed in a manner that that will be allowed under the
new zoning and according to the Planned Development standards.
I am sorry about the mistake and any confusion that it may have caused.
Good luck with the meeting tonight.
Dave McKinnon
Planner II
5/16/02
May 11, 2002
Meridian Planning and Zoning Commissioners
33 E. Idaho
Meridian, ID 83642
i .,ECEIVED
$iTY OF MERIDIAN
31TY CLERK OFFICE
Dear Commissioners:
We are writing to express our concerns over the proposed Sutherland Farms Subdivision
as it has been presented by the developer. Changes we would recommend are:
Elimination of commercial and limited office development, since there is already
a surplus in the proximity of one square mile. Commercial and limited office
could be replaced by patio homes, retirement homes, townhouses and apartments,
more dense housing that could be located in the center of the subdivision.
· Density of single family detached dwellings should be no greater than 1.9 per acre
to make it more consistent with the adjacent subdivisions of Muir Woods and
Ranchos Los Altos.
· All lots adjacent to Ranchos Los Altos should be limited to single story homes, to
blend with the existing single story homes of Ranchos Los Altos, as well as to
protect and respect the investment and mountain view of existing homes.
· The land that was recently built up 6 to 8 feet east ofKnapp Ln. and adjacent to
Ranchos Los Altos, should be lowered to its original elevation, level with the
pastureland to the west and south of it. Please see photos enclosed. At the
current elevated height, total mountain view will be obstructed by any new
construction of homes.
· Berms and attractive fencing should be constructed along the south border of the
development, bordering Ranchos Los Altos subdivision. The natural flow of our
flood irrigated fields flows directly onto Sutherland Farm, and a berm would help
protect their homes. Another main concern is the increased liabRity due to people,
especially children, trespassing onto our property. There is risk of drowning in
existing ponds and pools, as well as injury from livestock. Hopefully proper
fencing and caution stated in their development covenants would address these
dangerous possibilities.
· Existing waterways and ponds should be retained in their present natural state and
developed into park-like settings to enhance the development.
Please
thoughtfully planning the quality of life for those to come.
assist us in preserving the peaceful quality of life of our current home, as well as
Beverly ,,~~
Scott H. Pressmm~ M.D.
April 1, 2002 CUP 02-005
MERIDIAN PLANNING & ZONING MEETING April 4, 2002
APPLICANT Sutherland Farm, Inc. ITEM NO. 9
REQUEST Public Hearing - Request for a Conditional Use Permit for residential, commercial
and office park development for Sufherlond Farm - east of South Eagle Road and north of East
Victory Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLl.CE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
See attached Comments
"No Remarks"
"No Comment"
See attached Comments
See aflached Comments
See aflached Comments
See affached Petitions from neighbors
(,~'~ I~ ~ Date: ~-'/'0~-~ Phone: ~,'~7~'-' 7 ~"~ C~
Mutedufil~p~esenfed ut public meeflng~ shall become prope~y of 11~® Ci~/of Meridian.
.:.,,""' CENTRAL DISTRICT HEALT.H DEPARTMENT
/[/ !~ DISTBICT
Environmental Heallh D,vision
Rezone #
COnditional Use #
Preliminary / Final / Short Plat
(" P db,=.h- -oo,.P-
Return to:
11 Boise
11 Eagle
11 Garden City
~vleddian
11 Kuna
0 ACZ
O Star
112.
113.
114.
115.
we have No Objections to this Proposal.
MAR -8 200'2
We recommend Denial of this Proposal. City of Meridiaz~
13it. y Clerk Office
Specific knowledge as to the exact type of use must be provi~::~re we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment conceming individual seWage disposal, we will require momdata concerning the depth of:
Q high seasonal ground water Q waste ~ characteristics
O or bedrock from original grade O other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground watem and/or
sur[ace waters.
1111.
This project shall be reviewed by the Idaho Department of Water Resourcas concerning well construction and
water availability.
After writte~approval from appropriate entities are submitted, we can approve this proposal for:
,~:]'central sewage [3 community sewage system O community water well
[3 interim sewage ,[~central water
Q individual sewage [3 individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of~f~nvironmental Quality:
~i-cantml sewage [3 community sewage system [3 community water
[3 sewage dry lines ~G~-central water
Run'off is not to create a mosquito breeding problem.
This Department would recommend deferral until high seasonaiground water can be determined if other
considerations indicate approval.
1112.
Sewage Regulations.
If restroom fadlities are to be installed, then a sewage system MUST be installed to meet Idaho State
13. We will require plans be submitted for a plan review for any:
food esta~ment
beverage establishment
swimming pools or spas
grocery store
child care center
Review She
CENTRAL
DISTRICT
HEALIH
DEPARTMENT MAIN OFFICE, 707 N. ARMSTRONG PL. * BOISE, ID 83704~3825 0 (208) 375-5211, FAX 321-8500
To prevettt at~d treat disease attd disability; to protnote healthy lifestyles; and to protect attd promote the healtt~ and quality of our ettvirotttrtettt,
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and CoUnties.
Prepared bY the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada / Boise County Office
707 N. Armsrong PI.
Boise. ID 83704
Enviro. Health: 327-7499
· Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-74D0
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Ada-WlC Satellite Office Elmore County Oifice
1606 Robert St. 520 E. 8th Street N.
Boise, ID 8370,5 MOuntain Home. ID 83647
Ph. 334-3355 Enviro. Health: 587-9225
FAX: 334-3355 Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st Street
P.O. Box 1448
McCall, ID. 83638
Ph. 634-7194
FAX: 634-2174
03/08/2002 14:04
^' :OR
CITY C ~UNC~IL MEMBERS
W~li~ .. M, N~
208@885052 SANITARY SERVICE
HUB OF TREASURE VALLEY
A Good Place to Live
CItY OF MERIDIAN
33 EAST IDAHO
PAG~ ~
LEGAL DEPARTMENT
(203) 288-2499 · Fax 288.250(
PUBLIC WORKS
(208) 898-5500. Fax 887-1297
~!"e' ': i Kai h Bird : MERIDIAN, IDAHO 83642 BUI;OING DEPARTMENT
'::, - (208) 887-2211 · Fax 88%1297
~2", ~m/deWee~ ,' (208) 888~B · F~ (208) 887~813
;~?, C~eC~dless . '~ty Clerk O~ F~ (208) 888.4218 PLANNING AND ZONING
· . (20B) 88a-S55B · Fa~
· ¥ ,?.. ·
~-? , T~NSMI~ALS TO AG lES FOR COMMENTS ON DEVELOPMENT PROJECTS
,~,r~ t '
~,~ :(wffH THE CI~ OF MERIDIAN
To insure mat your comment~nd ~mmendations will be considere~ by the Meridian Planning
ancl Zoning Commission, please ~mit your comments and recommendations to Meddian City Clerk's Office
Attn: Will Berg, City Clerk, by: ~it~l~h 28, 2002
Transmittal Date: February 2/~:~002 Hearing Date: April 4, 200'2
ri~e No,: CUP 02-005
~ue~: Conditional U~e Pe~..ffj~r a Planned Unit Development for residential,
commercial and :~'~ development for Sutheriand Farm
Sy: Sutherland Farm, in~;~. '
Location of Property or Project: east .of South Eagle Road and north of East Victory Road
MAR 08
David Zaremba, P/Z (N,~,-~AC,
Jerry Centers, P/Z (t~o'~,. ~,
Leslie Mathes, P/Z [No Va~,.,V~C, F~)
Keven Shreeve..P/Z ~No.~aR,
Keith Borup, P/Z ~No
Robe~ Gor~e, Mayor '.
Bill Na~, C/C
Tammy deWee~. C/C
Keit~ Bi~, C/C
CheHe McCandle~, C/C "
Water DepaAment
Sewer Depa~ment -.' '
Sanita~ Se~ice (NO VAR, ~C,
Building Depa~ment Your,ConCise Rema~s:
Fire
Department
Police De~mem ~/
Meddian School District
Meridian Post Office (FP/PP
A0a County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (~P/PP
Intermountain Gas {FP/PP only)
Bureau of Reclamation FPP/PP only)
Idaho Transportation Department (No FP)
Ada Couflt¥ (Annexation only)
City Attorney
City Engineer
City Planner
Parks Department
'02 14:08
RECEIVED
MAR 1:1 2002
City Of Meridian
City Clerk Office
2088885052
PAGE. 10
RECEIVED
)4AR i 8
C.ity of Meridian
C~ty Clerk Offic~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
March 7, 2002
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
City &Meridian
Meridian, ID 83642
Re: CUP 02-005 Conditional Use Permit for Sutherland Farm
Dear Commissioners:
The Nampa & Meridian 'Irrigation District requires that a Land Use Change/Site
application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the
District's main office at 466-7861.
The District's Ridenbaugh Canal courses along
project. The easement must be protected, no
approved plans and a signed License Agreement.
the north boundary
encroachments are
of this proposed
allowed without
All laterals and waste ways must be protected and all municipal surface drainage must be
retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation
District must review drainage plans. The developer must comply with Idaho Code {}31-
3805. It is recommended that irrigation water be made available to all developments
Within the Nampa & Meridian :Irrigation District.
Sincerely,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH' din
File - Shop
File -Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
To:
"'De~telopers of Sutherlgad"F'arm Subdivision, Meridian, Idaho
C/o ~l~aren ~Planning Associate
J-U-B En~s, Inc.
250 So~(Bee~ood Ave., Suite 201
Boise,"lD 83709-09~4....~
From:
Neighbors adjacent to proposed Sutherland Farm Subdivision
(Names, addresses, and phone numbers are attached. Contact
persons: Spregg and Joyce Roundy, 4178 Los Altos Dr.,
Meridian, ID 83642. Phone (208) 362-9828)-
Subject: Requests and Suggestions regarding Sutherland Farm Subdivision
Date: Janmry 26, 2002
After the January 17 neighborhood meeting held by Mr. Fluke, those who
attended that meeting were invited to further discuss and "solidify" some of
their desires regarding Sutherland Farm. Those of us who chose to come,
met at the Roundy home Thursday, January 24, 2002, for this purpose.
We respectfully submit the attached requests and suggestions resuking from
this meeting and to which all those attending agreed.
There were many neighbors who could not attend the meeting, yet voiced
some of our same concerns. We will be circulating this document and
obtaining their signatures in the form of a petition, which we shall forward
to you.
Our signatures follow.
MEETING OF NEIGHBORS ADJACENT TO
SUTHERLAND FARMS SUBDIVISION
'iIqlJRSDAY, JANUARY 24, 2002
We submit the following requests and suggestions to the
Developer of Suthedand Farms Subdivision:
Provide a major north-south traffic artery into the heart of this
"landlocked" subdivision, going through the (future) commercial
development and feeding traffic onto Overland Rd.
Such traffic arteries have been required at other subdivisions, such as
Bristol Heights and Hiawatha, and have added to the desirability of
these subdivisions.
This artery would can3, traffic in the direction it would naturally flow
to reach the freeway, hospital, grocery stores, etc., reducing need for
traveling on Eagle Road, which is akeady overloaded.
Also, such an artery would reduce the need for Sutherland residents to
use Muir Wood Subdivision as their route of travel
We find the exit throumh Muir Wood objectionable. However, it
would be less so if
~a) the density of dwellings near Muir Wood were less, and if
b) there were more exits from Sutherland, such as the one suggested
in item # 1, above.
Eliminate commercial/limited office development ~om Suthefland
Farms.
Since there is abundant commercial/limited office development going
in nearby, there is a) no need for more, and b) it would add to traffic
congestion on Eagle Rd. And Eagle Rd. akeady is almost impossible
to travel 'at some times of day!
e
To compensate for the revenue that commercial/limited office
building would bring to the developer, we would suggest replacing it
with
· Patio homes
· Retirement homes
· Townhouses.
Density of single family detached dwellings be no greater than 1.9 per
acre.
Suthefland is adjacent to Muir Woods on the east, whose density is
1.9 dwellings per acre. On the south and west, Sutherland is adjacent
to dwellings that sit on 2-5 acres each!
Sutherland lots adjacent to existing 2- to 5-acre lots be no smaller lhan
½ acre eack and be limited to only single story dwellings.
Without such limitations property value of the existing homes on 2- to
5-acre lots would be severely decreased by more dense building and
by obstruction of view.
To compensate for lower density of homes in the east and south parts
of Sutherland, we suggest more dense dwellings a) on the north side
of Sutherland, along the canal and adjacent to Silverstone commercial
development, b) along Eagle Rd. (see item #2, above), and c) toward
the center of Sutherland development. These more dense dwellings
could be townhouses, patio homes, retirement homes, and houses on
smaller lots. Clustering of some of these around open spaces and
waterways could be very appealing.
The home of Gale and Sherry Sasse~' is under construction on a 5-acre
lot, facing Victory. Rd., south of Sutherland development. As the
plans fgr Sutherland are now drawn, the Sassers' home will be
bordered by 13 houses on small lots! This is far fi:om a gradual
transition in lot sizes!
We ask that the Sassers' property be surrounded by lots no smaller
than ½ acre eacl~ limited to a single story heimht, and that berms and
attractive fencing be placed between Sassers and their Sutherland
neighbors.
Farm land in the south part of Sutherland, east of Knapp Ln., was
built up 6-8 feet a few years ago by bringing in soil to improve flow
of irrigation water. If houses are built on the present ground height,
they will severely block the view of existing homes on the south side
of Sutherland, no matter how many stories the new homes may be.
We request that ground level be restored to its former height before
building begins.
We request berms and attractive fencing along the south side, between
Sutherland development and the 2- to 5-acre lots adjoining it there.
There is one exception: The beautiful home of Beryl Holtry was built
very close to his north property line, to maximize his present view of
fields, ponds, and mountains. A berm along his property line would
completely block any remaining view. Therefore, we request fencing,
but no berming along the Holtry property line. (See attached map.)
A very practical reason for fencing is to prevent dangerous trespassing
onto properties with animals, ponds, and several swimming poo!s.
At present along the south side of Sutherland there is a large pond
resulting fi.om irrigation drainage. This pond, with the trees around it
and the wildlife it attracts, could be an attractive part of Sutherland
subdivision. We would like to see this pond, the natural drainage
waterways, and the trees remain and be enhanced to add beauty to the
proposed subdivision. Then we eXisting residents can continue to
enjoy them as well.
10.In the present plans for Sutherland, there is a barricade
proposed where Knapp Ln. meets Sutherland. We would prefer a cul-
de-sac at that point in the Sutherland development instead of a
barricade. Surely a cul-de-sac would be more appealing than a
barricade, to residents of Sutherland also.
11. In the present plans the southernmost exit from Sutherland
onto Victory Rd. will direct traffic toward the front yard, front
window and frOnt door of a house directly across Victory Rd., the
home of Rodney and Amber Reyes (3465 S. Victory). We request
that this exit be altered to cause no such unpleasant circumstances for
existing homes.
12.The home of Herb and Kathleen Papenfuss is at 2680 Eagle Rd. The
road entering Sutherland Farms from Eagle Rd. will run along the
southern border of their property (see map). This road will probably
be named Easy Jet. We request that the Papenfuss property have
access to Easy Jet, so that they can enter or exit their property by way
of Easy Jet.
i · ·
i .
-~-:--_:_' I' - .
·
· ~
Meridian
ire
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
March 19, 2002
TO:
FROM:
SUBJECT:
Meridian Planning & Zoning Commissionz fi)
Joseph Silva, Deputy Chief, Fire PreventionS'
Sutherland Farms Subdivision File # CUP 02-005
fAR 21 2002
City Clerk O/'/iee
The following will be the requirements and/or concerns to provide minimum levels of fire protection for
the proposed project:
1. That a fire-flow consistent with Appendix III-A of the Uniform Fire Code be provided to service
the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A
2. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. All internal & external roads shall have a radius of 28' inside and 48' outside radius.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
7. The roadways shall be built to Ada County Highway Standards and be a minimum of 37' wide.
UFC 902.2.1
8. The proposed 127 acre annexation will have an estimated transient population 1,395 people based
on an estimated 279,000 square feet of space to occupy at 200 square feet per person. Based on historical
mn analysis the Meridian Fire Department will respond to one call for service for every 24 people in the
service area. This will generate an estimated 145 additional calls for service at build out. According to a
report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for
service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069
responses in the year 2000.
9. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
::Subject ~ ~onstraints and is intended to enhance the probability of a favorable outcome on a
: are.tyl~ic.all¥ d. ef.me.d a.s c. ap.ita! o.utl.ay for. fa. cil. itie. s
March 19, 2002
Page 2
that are located within 1.5 miles from a given location and sufficient operational funds to staff the
facilities.
10. The proposed buildings & uses shall comply with the 1997 Uniform Fire Code.
11. The proposed 127-acre annexation will have an estimated residem population 817 people based
on an estimated 292 residential building lots with an average of 2.8 occupants per dwelling. Based on
historical run analysis the Meridian Fire Deparlment will respond to one call for service for every 24
people in the service area. This will generate an estimated 145 additional calls for service at build out.
According to a report completed by Fire & Emergency Services Consulting Group in February of 2000
our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is
up from 2069 responses in the year 2000.
RECEIVED
Petition re. SOUTHERLAND FARM SUBDIVISION
Eagle Rd., between Victory and Eagle. HAR 2 9 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
We, the undersigned, make the following requests with
regard to the Southerland Farm subdivision, proposed to be
built on Eagle Rd., between Victory and Overland:
1. No commercial or office space be included south of the
canal because
.... Already.there are commercial/office de~,,elopments
planned or. being built nearby, and we see no need for
more; and"
----Already Eagle Rd. is overburdened with traffic, and
commercial/office development would make it worse.
Density of single family detached dwellings be no greater
than 1.9 per acre where adjacent to existing homes,
because
---This would be a fair transition density from existing,
adjacent lot sizes, which are ½ to 5 acres each; and
.... This could lessen the number of trips through the
existing Muir Woods subdivision..
Limit to a single story, the height of homes adjacent to
existing homes to create an amicable ~ansition, especially
where existing homes are single story.
ON THE SOUTH SIDE OF THE PROPOSED
SUBDIVISION:
Return g~ound to its original level, 6-8 feet lower than at
present,.before building begins (it was raised by irdilling a
few years ago).
Retain and integrate the existing pond, waterways, and
trees, to add beauty'to Southerland Farms and to maintain
some of the beauty that we in existing homes now enjoy.
2~12. g-
12.47Z
3 ~/- %4,...5 /
.2..
~"7~.-
,. ¢. '::',,
RECEI~ED
APR - 3 2O02
City of Meridian
City Cler~r Office
z* TX CONFIRMATION REPORT
AS OF APR 04 '02 10:0G PAGE.O1
CITY OF MERIDIAN
DATE TIME TO?FROM
04/04 10:02 PUBLIC WORKS
04x04 10:04 2088881193
05 04/04 10:05 888 6854
MODE MIN/SEC PGS CMD~ STATUS
UF--S ~'48" 003 143 OK
EC--S 01'01" 003 143 OK
EC--S 01'01" 003 143 OK
City of Meridian
City Clerk's Office
(208) 888-.4433 Fox (208) 8884218
33 East Idoho, Me,dian, ID 83642
MI Urgent [] For Review [] Pleas~ Comment FI Please Reply
Please Recycle
City of Meridian
City Clerk's Office
(208) 888-4433 Fax (208) 888-4218
33 East Idaho, Meridian, ID 83642
Phon~:
Re:
From:
c~,~:
CC::
r'l Urgent ri For Review [] Please Comment [] Please Reply
ri Please Recyde
MERIDIAN PARKS & RECREATION
Memorandum
To: Planning & Zoning Commission
From: Tom Knntz. Meridian Parks & Recreation
CC: Meddian Park & Recreation
Re: SutherlandFarms Sub. PreliafinmT Plat
RECEIVED
APR - ~ 2002
City of Meridian
City Clerk Office.
The Parks and Recreation Commission and staff respectfully submit the following
comments for you consideration in regards to Sutherland Farms Subdivision:
1. We support and commend the developer for including a functional pathway
system and private Neighborhood Park within the subdivision design.
2. The neighborhood park located in Block 1, Lot 54 would be far more functional
and appealing as a subdivision amenity if the seven lots in the south east comer
were eliminated. It would expand the visibility corridor and increase the park
size to approximately 5 acres. The Parks department has a 5-acre minimum for
a city owned Neighborhood Parle If the maintenance costs for the 5-acre private
park were a burden for the homeowners in the future, the Parks department
would consider maintaining the site if it was deeded to the city.
3. The Pathway should be constructed as follows:
a. Ten-foot wide hard surface with ground sterilent, 6 inch compacted road
mix, and 2 inches of asphalt (specs available).
b. Path should be located at the base of Ridenbaugh Canal bank or adjacent to
the canal maintenance road.
c. A 6-foot high medal fence should be installed between the path and the
canal.
d. Path should be a minimum of 10 feet from the back property lines.
· Page 1
e. Property line fencing adjacent to path should be see through or a maximum
of 4 feet high if solid.
f. Bo[lards, garbage cans, and benches should be installed per park department
· Page 2
MAYOR
Robert D. Corde
CITY COUNCIL MEMBERS
Rcm Anderson
Keith Bird
Tammy deWee~d
William LM. Nary
MEMORANDUM:
HUB OF TREASURE V,4LLF~Y
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433- FAX (208) 887-4813
City Cle& Office Fax (208) 888-4218
200 2.
March 11, 2002
To:
From:
Mayor, City Council and Planning & Zoning Commission
David McKinn°n, Planner II ~k- ~
Bruce Freckleton, Senior Engineering Tech'~
RECEIVED
APR 0 3 2002
Re: Suthefland Farms
Dear Commissioners,
City Of Meridian
City Clerk Office
ACHD has not taken any action on the Sutherland Farms application, and consequently we do
not feel that the Commission should take any action on the Applications until we as staff have
had the opportunity to review their report and incorporate any special recommendations that they
may have concerning this project.
Additionally, we as staff have recently found out that the applicant intends on presenting a new
phasing schedule that may alter the comments that we as staff have prepared concerning the
timing of the required improvements for the entire subdivision.
Please feel free to take testimony at the public heating, but please do not take any action to
approve or deny this project at the public hearing on April 4, 2002. Staffwould like to reserve
the right to modify our report if major changes are made at the public hearing.
Sincerely,
DM, BF
AZ-02-003, PP-02-O02 Ambemt~e Sub. AZ. PFP
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy deWeexd
Keith Bi_rd
Cherie McCaaadless
William L. M. Nary
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433- FAX (208) 887-4813
City Clerk Office Fax (208) 8884218
MEMORANDIEVI:
To:
From:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II
Bruce Freckleton, Senior Engineering Tech
:
Sutherland Farm
Annexation and Zoning of
R-4 (Low Density Residential)
Commercial District), bY Sutherland
March 20, 2002
and R-1 (~i:;County) to
Retail and Service
(File No. AZ-02-O04).
Preliminary Plat
127.64 Acres on
Sutherland Farm, Inc
A
and 30 "Other" Lots on
to R-4 and C-G, by
,,
to Allow a 20% Land
~sity Uses in a Proposed R4 Zone), Reduced
Frontage:;~uirements, Reduced Setbacks, Reduced
Blo~ength Requirements, by Sutherland Farm,
We
applications and now offer the following comments,
shall be considered in full, unless expressly
City Council:
The Applicant, Inc., has requested the annexation and zoning 127.64 acres of
land adjacent to. the Road, and the north sido of Victory Road. Approximately
eleven (11) acres of tlie subject property is located on the north side of the Ridenbaugh Canal.
The land is presently zoned RUT and R-1. The Applicant has requested that upon annexation, all
of the property south of the Ridenbaugh Canal be zoned R-4, and that all property to the north of
the canal be zoned C-G.
The Applicant's preliminary plat approval request is for 308 building lots (260 single-family
detached lots, 32 single-family attached lots (alley-loaded), 11 office/multiple family lots, and 5
commercial lots) and 30 other lots. The "other" lots include a four-acre park/pond area, a thirty-
foot wide pathway adjacent to the Ridenbaugh Canal, alleys, an irrigation lot, tot lots, and
AZ.02.004, PP -02-004, CUP02-00$ Suth~land Fmm$ AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 2
required landscaping. The five (5) commercial lots will be located north of the Ridenbaugh
Canal.
The Applicant has also requested approval of a Conditional Use Permit for a Planned
Development in order to allow reduced development standards including reduced setbacks,
reduced lot size, reduced frontages, reduced dwelling sizes, and to allow the Applicant's request
to exceed block length requirements. The following is a side-by-side comparison of the City's
minimum requirements and the reduced requirements that have been proposed by the applicant:
Setbacks- City Requirements (R-4) Proposed Setbac, ks ~ 0
Front: 20' Front: 10'
Rear: 15' Rear: 5'
Side: 5'/per story Side: 0'
Street side: 20' Street
City Requirements
R-4 zone: 8,000 sq.ff.
Per Dwelling Unit
Lot Size-
3,829-5:
6,500 sq.f[
Single-family)
Lot Frontage-City Requirements
80'minimum
(Additional note' 105 out of 292 residential
Additionally, as part
percent (20%)
family housing in the
standards)
developme~ request, applicant has requested a twenty
permit o~e/mulfi-family housing and attached single-
The
The'
(2) tot lots, a four (4) acre park/pond area, a
lot.
(requested C-G zoning) is not a part of the Planned
LOCATION
The property is ½ a mile south of Overland Road on the east side of S.
Eagle Road. The extends easterly along the Ridenbaugh Canal for approximately 3,600
feet. The southern boundary of the property provides access to Victory Road, approximately
1,000 feet east of thc intersection of Eagle and Victory Roads.
SURROUNDING PROPERTIES
North:
South:
East:
Silverstone and Silverstone II, zoned C-C and C-G.
Rural residential properties, zoned RUT and R-l(Ada County).
Muir Woods Subdivision, zoned R-4 (Ada County).
AZ4)2-004, PP-412-004, CUP02.005 Smherland Fa~ns AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 3
West: Thousand Springs Subdivision, zoned R-4.
ANNEXATION & ZONING AN~YSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning ~endment."
The following is the list of standards found in 11-15-11 and anal~. ~:;:by staff:
"A. Will the new zoning be harmonious
Comprehensive Plan and, if not,
Comprehensive Plan amendment;
Staff finds that the
Canal and C-G to the north of the
accordance with the adopted
Map, which designates ~ land to be
Residential".
with the
been ': ~ . application for a
is harmoniOuS with and in
and Generalized Land Use
and "Single Family
Although, the Schedule of l
single-family dwellings are
density,
:Cl15~i) states that only detached
R-4 zone, the Planned
a of different housing types,
y dwellings) within a single
regardless of.the underlying zone, so long as the overall
zone is noti: eeded t CC 2-6-4 A).
of the residential portion of the planned
three dwelling units per acre (292units + 97acres =
the area or adjacent areas which may dictate that
rezoned. For example, have the streets been widened, new
been developed or planned or adjacent area being developed
in lo the proposed rezone area;
Staff finds that recent approval of the annexation and zoning of Silverstone II on
the north side of the Ridenbaugh Canal would dictate that the adjacent property be
similarly zoned and developed (as proposed). The Canal provides a natural
buffer/separation between land uses.
Muir Woods Subdivision to the east has provided a stub-street at the Sutherland
Farm western property line in expectation of similar development.
AZ-02-004, PP-02-004, CUP02-00$
Sulh~land Fam~ AZ. PP.CUP/PD
[ I II
Planning & Zoning Commi~ion/Mayor & City Council
March 20, 2002
Page 4
Ce
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that general vicinity provides a mix of commercial uses and standard
to estate sized residential lots. The intended character of the vicinity, as noted on
the Generalized Land Use Map, is for mixed housing projects, detached single-
family lots and mixed uses north of the Ridenbaugh~¢iC~: Staff finds that the
proposed uses can be designed and a manner that will be
harmonious with and appropriate in existing and intended
character of the surrounding area.
Will the proposed uses not be
neighboring uses;
The Commission and Council
whether or not the proposed use
neighboring uses.
or future
testimony?to determine
or hazardous to the
Staff does not anticipate
future or existing neighbors.
or disturbing to
Will the
such
public facilities and services
po~e and fir~ protection, drainage structures,
sewer ~?r ~hat the person responsible for the
I zom~'~kmendment shall be able to provide
once
serve
property will be served adequately by all essential
with the exception of water service. Computer
available fire flows and pressures will not be
Unit Development area. The City of Meridian will
supply well on line in the Silverstone project within the next
and with the development of the Silverstone project, a new
under the Ridenbaugh Canal. According to the computer model,
items are complete fire flows and pressures will be adequate to
higher demands of the PUD area.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Stafffinds that there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
AZ-02-004, PP -02-004, CUP02-005
5.th~md Fam~s AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 5
G®
Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
He
Staff finds that the proposed uses will create additional traffic on both Eagle and
Victory Roads; however, staff does not believe that the :~crease in traffic will be
excessive. Staff does not anticipate that the propose?development will generate
traffic, noise, smoke, odors or other nuisances
general welfare of the surrounding area.
Will the area have vehicular
designed as not to create an
streets;
Staff finds that the proposed
existing entry into Thousand Springs
interfere with traffic on surrounding
stub-streets provided for plat do
that would on
Ada County Highway Distri~s
this
be detrimental to the
pro~ which shall be so
traffic on SUrrounding public
Eagle Road aligns with the
and shOuld not appreciably
The other access (Victory) and
be designed in a manner
streets.
.:
be considered when making
L
Will
feature
destructi~, !pss or damage of a natural or scenic
rtance; and iil !~?
features of major importance will be lost or
annexation request. The overall design of the subject
adjacent to the Ridenbaugh Canal.
amendment in the best interest of the City of
592, 11-1%1992)"
the annexation of this property would be in the best interest of the
City a variety of housing types, the addition of employment
oppo~ties and the creation of additional recreation facilities (pathways and a
community park).
ANNEXATION AND ZONING COMMENTS
The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits.
AZ-02-O04, PP-02.004, CU?02-005
Sulhofl~md Farms AZ. PP.CUP/PD
Planning & Zoning Commi~ion/Mayor & City Council
March 20, 2002
Page 6
2. The requested zoning of R-4 and C-G is compatible with the City Comprehensive Plan and
the Meridian Zoning Ordinances
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
PRELIMINARY PLAT FINDINGS AND
Sections 12-3-3 J.2 and 12-3-5 D read as follows:
subdivision, the Commission/Council shall
following:
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section~,7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
A development agreement will be required as part of this request.
the accep~an~ of a proposed
of this title a~¢,at least the
a. The conformance of the su .~:~vision with the
As noted above, staff finds that
Comprehensive Plan.
b. The
~rehensive Development Plan;
in conformance with the
the proposed development;
Stafffinds
¢. The
are availabl~:to accommodate the proposed subdivision.
with the capital improvement
finds that
not require the expenditure of capital improvement
d. capability of supporting services for the proposed
Staff finds
supporting
development will not require major expenditures for providing
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention.
AZ-02-004, PP-02-O04, CUP02-O05 Su~h~a~l Farms AT~ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 7
ADDITIONAL CONSIDERATIONS
The preliminary plat has a number of blocks (9, 15, 16, 17, 18 and 19) that exceed the 1,000 foot
maximum block length (MCC 12-4-$). However, because this plat is part of a planned
development the Applicant has requested that they be allowed to exceed this section of Code
without the need fora variance.
After reviewing the preliminary plat in light of the requested block !engths, staff would feel
comfortable allowing the 1,000+ foot long block lengths if the follOWing modifications are
included on a revised plat:
· The addition of a micro-path, in accordance with
between Lots 4, 5 and Lotsl6 and 17 of Block 18
· The addition of a micro-path, in
separates Lots 9 and 10 of Block 19.
Block 19.
e Ordinance, that runs
the LandscaP~:?Ordinance, that
though Lot 1
continue
of
Planning and Zoning staff have addi$ional concerns construction of homes that
effectively surround the proposed park ~, .Block 1) ,e buildings that surround the
large open space/drainage lot located adja~t ~!~.w. ay in i.:~hwest area of the project
(Lot 12, Block 1). Surrounding the open sp~ O~gs decreases the visual appeal of the
open space, reduces the accessibility of the~0p~~ homeowners that do not live
adjacent to the open create a s~l~°lice department will not be able
to view the open
Staff recommends that
the seven (7) homes
consider reducing or eliminating
of Lot 54, Block 1. The reduction or
and usable park for the entire subdivision
Lot
the
space
and Council consider increasing the visibility of
along the east side of Lot 11, Block 1, or by
Lot 12 (thus increasing the visibility and amount of open
SITE SPECIFIC olat}
Sanitary sewer and water service to this site shall be via new main extensions from the
existing mains adjacent to the property.
The submitted landscape plan includes conifers located in the required street buffer along
Eagle Road. This is in violation of the Landscape Ordinance; however, staff supports the
inclusion of the pine trees at this location because conifers have been permitted as part of
the Silverstone Corporate Center landscaping, immediately adjacent to the Sutherland
Farms project on Eagle Road.
AZ-02-O04, PP-02.004, CU1~2.005 ~'h~a~md Falms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 8
o
10.
11.
Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or the Private Park shall not be over three feet in height if constructed of a solid
material, and shall not be more than 4 feet in height if it is non-sight obscuring.
Performance specifications for the common area pressurized irrigation system shall be
submitted with the Final Plat application.
The addition of a micro-path, in accordance with the Land~al~ Ordinance, that runs
between Lots 4, 5 and Lotsl6 and 17 of Block 18. '.' ;:?:
The addition of a micro-path, in accordance with the
Lots 9 and 10 of Block 19. The micro-path shall
There shall be a minimum separation often
Add a note to the face of the plat requiting
minimum of 1,400 square feet of living space,
The required landscaping and
the issuance of a Certificate of
subdivision. Landscaping and
permits.
that separates
of Block 19.
feet between unattach~ildings.
houses to provide a
garage.
shall be installed prior to
any lot created by the
for,Prior to applying for building
The Applicant
Canal with
The applicant
the'
pathway C°nstructiori requirements along the Ridenbaugh
TomKun~
the requirements and construction of
GENERAL COMMENTS (nreliminarv nlafl
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
AZ-02-004, PP -02-004, CUP02-005
Suth~hnd F~tms AZ. PP.CUP/PD
Ill
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 9
landscaping, pressurized irrigatiOn, sanitary sewer, water, etc., prior to signature on the
final plat.
One-hundred-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
All irrigation ditches, laterals or canals, exclusive of natural:waterways, intersecting,
crossing or lying adjacent and COntiguous to the area being ~Vided shall be tiled per
City Ordinance 12-4-13, excluding the Ridenbaugh
should be shown on the site plans. Plans will need
irrigation/drainage district, or lateral users
approval submitted to the Public Works
Any existing domestic wells and/or
removed from their domestic service
may be used for non-domestic purposes such
The ditches to be piped
by the appropriate
confirmation of said
within this proje~i::~ll have to be
9-1-4 and94-8. Wells
7. Slopes within drainage lots are ~to exceed a ratio
FINDINGS FOR USE EXCEPTIONS
MCC 12-6-3 "Use Exceptions" require
findings in order to
of the
project):
to make the following
by the use regulations
is located (m0 more t~ 20% of the gross area of the gross
1. The uses
re s~rOn~ly related to the principal use of the
services or facilities useful or
use.
ofthe
etc...'
housing uses are strongly related to the primary use
uses will provide services (medical, dental, optical
t to the residents of the subdivision, and it will provide
well.
Staff finds that housing adjacent to the higher density townhouses is
appropriate within~.the overall development of this subdivision. The mixing of residential
uses and commercial uses will encourage the office development to be constructed in a
manner that will be pedestrian friendly. High-density housing will provide an immediate
consumer base for the office development.
No more than twenty percent (20%) of the total area of the project shall be devoted
to the uses permitted by the exception. The percentage of use exception allowed will
be determined by the Commission and Council based upon the size of the project
and intensity of the use exceptions.
/
AZ-02-O04, PP-02-O04, CUP02-O05
Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 10
Staff finds that the townhouse and the office/multiple-family housing uses are approximately
15.5% of the total area of land included in the planned development.
(32 townhouses * 4,271 sq. ft. average + 43,560) + (11 office lots * 59,155sq. ft. average -:
43560) = 18.08 acres of land devoted to excepted uses.
18.08 acres of excepted uses + 116.6 gross area of planned development (in acres) * 100 =
15.5% of the planned development will be devoted to excepted u~:':: ,::,
Staff finds that the size and intensity of the excepted
size of dovelopment.
The development wifl be phased so that
be justified by construction of ali or a
primary use or uses.
The townhouse use is projected as part of the first
office/multiple-family housing will
of the townhouses and detached
desire services that can be
4. The uses permitted by the
Stafffind~
walking
location and
of the excel,, use or uses will
amount of the ~cipal or
development and that the
two' that upon completion
dwellings, of the subdivision will
of this
~ the overall project by:
to and~thin conCenient walking distance of the
be within convenient
provided within the residential
Utilizing
main
vehicular accesses to the primary use site as
site or interconnection through a system of
Pathways.
site design incorporates interconnectivity though shared
The applicant has provided a pathway system that would
with the R-4 residential uses.
Provide'Pedestrian and bicycle pathway connections with the primary use
site.
Staff finds that the applicant has not provided pathway connections with the
commercial use.
Orienting buildings on the exception site to facilitate vehicular and/or
pedestrian access from the primary use site.
Staff finds that the excepted uses are located in a manner that will facilitate
vehicular access from the residential uses.
· ~-02.004, l~-02-OO4. CUP02-O05
Suthad~d Fmms ~ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Pa~e 11
Continuing architecture, landscaping, and building bulk concepts from the
primary use into the use of the exception site so they are consistent and
harmonious throughout the development.
Stafffinds that the landscaping is consistent throughout the development.
Architectural and building bulk concepts will be hard to maintain, as this is
primarily a residential neighborhood with a variety of lot sizes, housing options and
lot dimensions. The Commission and Council should det~ine what, if any,
architectural/design concepts should be incorporated in~ allbuildings within this
development. ~,-
The use(s) permitted by the exception are
size and character and not regional, and are
neighborhoods in location and character.
Staff finds that the office use is
serving in
to:~.acent
STANDARDS FOR CONDITIONAL'~
The Commission and Council shall revi~
proposed conditional use in terms of the
they shall find evidence' at
ckcumstances of each
a conditional use permit if
establish (11-17-3):
A®
That the
spaces,
ordinance;
to accom~date the proposed use and all yards, open
and oth~,~atures as may be required by this
is large enough to accommodate the requested use
Ce
plan will be harmonious with the Meridian
in accordance with the requirements of this Ordinance;
The; Land Use Map designates the property as "Mixed
Residential e-Family Residential". The proposed mix of residential, commercial
and office and in accordance with the Comprehensive Plan.
The project meets the requirements and objectives of the Planned Development
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
AZ..02-004, PP-02,004, CUINY2-00~ Sulhedmd Fatxt~ AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 12
De
Staff finds the design concept to be compatible with the intended character of the area.
The Generalized Land Use Map indicates that this area is intended for mixed residential
and singie-family dwellings. The existing neighborhood to the southeast of this project is
currently large estate sized housing ranging in size from 2-5+ acres and the existing
neighborhood to the east is consists of approximately ¼ acre lots. All lots that area
adjacent to the east and southeast either meet or exceed the lot dimensions required by
the R-4 zone.
That the proposed use, if it complies with ali conditions o~!~proval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project
surrounding property; however, the Commission
testimony given at the public hearings before
That the proposed use will be served
services such as highways, street, police,
refuse disposal, water, sewer or that the
proposed conditional use shall~
impact on the
any
finding. ~ :::'
public faci!tti~s and
drainage structures,
for the establishment of
any such services;
Staff finds that the proposed
public facilities and services listed
by the essential
Fe
That the
cost for
requirements at public
services and will not 6e detrimental to the economic
Staff finds that
detrimental to the economic welfare of the
any new facilities or services to be paid for
glare or
Staff finds
the
activities or processes, materials, equipment,
will be detrimental to any persons, property, or
of excessive production of traffic, noise, smoke, fumes,
traffic, noise, smoke, fumes, glare or odors will result from
H®
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets. The Council and Commission should refer to the
ACHD report for additional information concerning this finding.
AZ-02-O04, PP --02-004, CUP02-O05 Su:thedm~d F~mls AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 13
L
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
SITE SPECIFIC COMMENTS (Conditional Use Permifl
1. Applicant shall meet all of the requirements of the
Condition~al Use Permit.
Staffdoes not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. The Ridenbaugh Canal is to remain open and
improved with a pathway.
as a condition of the
All office or multiple-family housing uses
required to apply for a conditional use for a
construction. :'
No more than 101 building permits shall be
until a secondary emergency ve~e access to
E. Easy Jet Drive shall be
landscaping, and irrigation prior)
building constructed within Phase
improvements
building
All site'
the
the'~elopment shall be
planned de~oPment prior to
Sutherland Farm Subdivision
completed.
gutter, sidewalks,
occupancy permit for any
Additionally, all required
prior to occupancy of any
of the subdivision.
and i~i°n) for the four-acre park/pond area, and
area to Eagle Road shall be complete
permit within Sutherland Farm Subdivision.
to maintain the pond in a manner that will prevent the
nuisance (a mosquito breeding ground).
pathway (east of the 4-acre park/pond area) shall be
with the phasing schedule for the subdivision.
All comply with the Americans with Disabilities Act and the Fair
Housing Act.
No building permits shall be issued within the development until a final plat has been
recorded for this subdivision.
COMPRI~NI~NSIVE PLAN POLICIES
P.7-,-02-004, PP-02-004, CLrP02.005 Smhadand Pam~ AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 14
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Goal 3: To encourage the kind of economic grow*&
employment and economic self-sufficiency for
present reliance on Boise and strengthens the
public improvements, services, and
Goal 8: To establish compatible and efficient use
functional site design.
Goal 9: To encourage a balance of land use
Economic Development
1.1 The City of Meridian shall
1.3
encourages..
The character, site improvements
should be harmonized with the
features of each area.
1.5 Strip industrial in
3.1U - ects that mm the
3.2U - Encourage
every effort
' new
which supplies
residents, reduces the
and implement
the ~:of innovative and
a positive atmosphere that
[or industrial developments
and the unique needs and
the Comprehensive Plan.
all economic levels.
neighborhoods and housing...
1. IOU
areas into Meridian which will clearly
2.1U
for the purpose of providing the City with a
2.4U -
3.7
4.3U
5.9
5.12
5.13
streets for all existing neighborhoods...
the storage or the production of explosive or hazardous
located near residential areas, and should conform to disposal,
spill and outlined by the U.S. EPA.
development in under-utilized existing commercial areas.
The integrity identity of any adjoining residential neighborhood should be preserved
through the use of buffering techniques, including screen plantings, open space and other
landscaping techniques.
Strip development within this mixed-use area is not in compliance with the goals and
policies of the Comprehensive Plan.
Clustering of uses and controlled access points along arterials and collector streets will be
required.
AZ.02.004, PP-02-004, CUP02-005 Smhedand F~n~ AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 15
5.14
Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is
essential. All development proposals in this area will be subject to development review
guidelines and conditional use permitting procedures.
Natural Resource & Hazardous Areas
2.1U Development along major drainage ways will be restricted to ensure that development
3.1U
3.2U
does not cause additional ground or surface water contamination.
Manage and prevent unsuitable uses along drainageways and protect the flood plain of
creeks and drains.
Protect the potential beauty and recreational trail of all Meridian
waterways. ~:
·
Community Design
1.3
1.4
Open space areas within all development
Major entrances to the City should be
along these entrances should be
Require businesses and government to install
Encourage the beautification of streets,
required in all
I.
and
2.1U
2.3U
6.2U - Pedestrian access
together to
6.11U - Promote well-planned
neighborhoods.
Transportation Chapter
1.19U - Encourage
tranquility.
1.14 - Design and
reduce adverse'
1.18 - As
and emPhasized, unattractive land uses
link subdivisions
in all Meridian
of residential
to ensure their safety and
should b~lied to infilling development in order to
to
standards are implemented by the City of
planned development - maximum density,
- shall not exceed 25% of the existing
when one or more of the Planned Development
met.
Staff supports the this area with a mediumqow density residential and
office uses, as ACI-ID has not yet issued a report concerning this
application; continuing the public hearing until the report from
ACHD is available for review. Nevertheless, staff recommends resolving the following issue
prior to recommending approval:
Visibility/Usability/Accessibility of Open Space: as noted above in the "Additional
Considerations" section of this report (pg 7), staff has concerns with surrounding the
southeast corner of the park with houses and with surrounding the large
common/drainage (Lot 12, Block 1) lot with office buildings and houses.
AZ-02-004, PP -02004, CUP02-00$ Sufllerland F~mls AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
March 20, 2002
Page 16
Phasing: Staff needs to review the new phasing schedule prior to recommending
approval or denial.
Upon review of the ACHD report and the resolution of the above issues, staffwill be able to
make a recommendation of this project.
AZ-02-004, PP-02-004, CUt~2-005 Smhetimd Farms AZ. PP.CUP/PD
MAYOR
Robert D. Corfie
CITY COUNCIL MEMB~S
Ron Anderson
Keith Bh-d
T~mrny deWee~d
William L~V[. Nax~
MEMORANDUM:
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) aas4433. F,~ (208) Sm-4Sl3
City Clerk Office Fax (208) 8884218
q, 200
March 11, 2002
To:
From:
Re:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II ~
Bruce Freckleton, Senior Eng~ebring Tech'~.~.~
Sutherland Farms
Dear Commissioners,
RECEIVED
APR 0 3 2002
City Of Meridian
City Clerk Office
ACHD has not taken any action on the Sutherland Farms application, and consequently we do
not feel that the Commission should take any action on the Applications until we as staffhave
had the opportunity to review their report and incorporate any special recommendations that they
may have concerning this project.
Additionally, we as staff have recently found out that the applicant intends on presenting a new
phasing schedule that may alter the comments that we as staff have prepared concerning the
timing of the required improvements for the entire subdivision.
Please feel flee to take testimony at the public heating, but please do not take any action to
approve or deny this project at the public hearing on April 4, 2002. Staff would like to reserve
the fight to modify our report if major changes are made at the public hearing.
Sincerely,
DM, BF
A,Z-024Q], PP-Q240~
Ambels~ ~b. A~PFP
RECE~D
APR - 3 2002
City of Meridian
City Clerk Office
PUBLIC HEARING
SIGN-UP SHEET
DATE
PROJECT NUMBER
PROJECT NAME
NAME
FOR
APR - ti 2002
CITY OF MERIDIAN
AGAINST
Sharon Smith
From: Tara Green
Sent: Tuesday, April 09, 2002 9:34 AM
To: Sharon Smith
RECEIVED
APR - 9 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
Subject: FW: For P&Z Commissioners Keith Borup and Jerry Centers
..... Original Message .....
From: Spreggroundy@aol.com [mailto:Spreggroundy@aol.com]
Sent: Tuesday, April 09, 2002 9:23 AM
To: Clerk~ci.meridian.id.us
SUbject.. For P&Z Commissioners Keith Borup and .Jerry Centers
Mr. Borup and Mr. Centers:
At our meeting with you last Thursday evening, April 4, re. the Sutherland Farm subdivision, Annette DeAngelis
stood and spoke before your commission, expressing in a clear, respectful, and articulate manner concerns of
those of us residing in her neighborhood. Your response to her was extremely rude and disrespectful. We
couldn't believe what we were hearing, nor could we discern what she had said or done to elicit such a response
from the two of you. You owe her an apology in the same forum in which you treated her so.
Sincerely,
Spregg and Joyce Roundy
4/9/02
Meridian Planning & ZOning Meeting
,April 4, 2O02
Page 62 of 77
Shreeve: That's it.
Walsh: Yeah. I haven't seen it, but --
Borup: Anything else, Mr. Walsh? Your time is up.
Walsh: Just one quick thought. Walt Lander has paid 35,000 dollars for a crosswalk at
Muir Ridge and Cloverdale. That has been bonded, I believe. Seeing how it's Boise it's
different, but when we with him he was telling us he had set aside 35,000 dollars for a
crosswalk at Muir Ridge and Cloverdale. That was a requirement of him to get his
subdivision. Eventually we may see some additional traffic. I realize it's down the road
and in the event we don't get an extension through there, if could we get a proposal for
a traffic light?. Half of it's paid for.
Shreeve: Where?
Walsh: On Cloverdale and Muir Ridge, which is the access to Muir Wood Subdivision.
Shreeve: You mean to the --
Walsh: Cloverdale to the east. Yes.
Shreeve: I think that would be something you'd have to talk with ACHD about. That
would be out of this body's hands.
Walsh: Okay.
Borup: Thank you. Do we have anyone else? Come on up.
Hapenfus: My name is Herbert Hapenfus. I own the three acres there that's on Eagle
and would also belong - yeah. Right in there. The only question I have is in checking
this at the office last week they mentioned it would be both gravity and pressurized
irrigation and so as long as we are looking at this right now and it's going to come back,
I just want to see that they don't forget that I need irrigation there with that - those three
acres and that's basically all that I'm concerned with right now.
Borup: And that is a requirement. They will not interrupt your water supply. So they are
required to continue water supply to your property.
Hapenfus: Okay.
Borup: Come on up.
Deangelis'. My name is Annette Deangelis and I°m on the board of the Southwest Ada
County Alliance and I'm also in the Rancho Los Altos Subdivision. My first comment
would be in regard to Mr. Fluke's statement about limited access into the subdivision. It
Meridian Planning & Zoning Meeting
Apdl 4, 2002
Page 63 of 77
seems to me if on Victory - kind of like Boulder Creek. Do you know where Boulder
Creek is? Five Mile and -- when you enter at Boulder Creek it's green on both sides and
you go in kind of like a wonderful corridor and the Sassers, then, would have a lovely
berm without houses right there and that would be a lovely entrance and it would be
much more accessible and traffic would flow much nicer in and out onto Victory and the
same I would say on Eagle Road. If you leave that to futura development or you leave it
undecided what's going to happen there, I mean you have 200 and something homes
or whatever is in there and you entered by the what, vacant fields or unidentified
territory. I mean --
Borup: Ma'am, when the read goes in it will need to be landscaped at that time.
Deangelis: Right. Right. But-
Borup: So if there is no read there wouldn't be, but once the read goes in there will be.
Deangelis: But what is adjacent to the road is so beneficial I -- you know, as a plus or
minus to that particular development. As was mentioned, the open space -- since there
is existing pond and existing open space to the south, it kind of would logically flow to
want to leave part of it there, also continue it down and then you have access more to --
contiguous throughout the entire subdivision. Compatibility is a large issue and I don't
care if your house is worth a million dollam or 65,000 dollars, they are building this
subdivision with our subdivision with open space, which I mean that's fine for the
developer, but when you walk through our subdivision you will see nothing but
backyards and probably barking dogs and old cars and whatever. So I do think that
there should be some respect and I don't care how much, you know, they charge for
these homes, but there should be a degree of respect and compatibility for those folks.
I mean I see it with Muir Woods right now and if Mr. Lander gets his office on the
corner, we will get to see his limited office. The rest of Muir Woods preobably won't,
because he's going to build a big berm he says, but we will be able to see it, so here we
are - and, again, the Sassem -- boy, that is just unreal. Oh. And as far as not being
able to sell one acre -- I mean single story homes, one of the contingencies upon
building in Rancho Los Altos -- and they are between two and five acres, is you have to
be a single story home and we am all single stodes. Thank you:
Borup: Any questions? I had one, ma'am. You talked about the lot sizes against Los
Altos. Was the same concern expressed with Muir Woods?
Deangelis: Oh, indeed. Indeed. And, you know, the folks there are lovely and if you walk
down our street -- and, actually, them is one home that was totally impacted and they
can see what the folks am having for breakfast in the morning and we bought out there,
you know, with open space in mind and, yes, development is inevitable, but, wow, I
mean literally you can see what they am having -- and they have -- I think it's throe or
four homes that they, you know, can look right in through there. And vice-versa.
Borup: So you objected Muir Woods going in also, just as much as this?
Meridian Planning & Zoning Meeting
~,,ofil 4, 2002
Page 64 o~ 77
Deangelis: Well, but in a positive way. We tried to make positive suggestions. We really
did. And we are still in the process, since 1997, we are still going for the Muir Woods
thing, so-
Borup: A lot of old cars in their backyards and stuff, is that --
Deangelis: Well, not in Muir Woods. Not -- no. I mean that was an exaggeration, but I
mean --
Borup: Okay.
Deangelis: But there are barking dogs, you know.
Centers: Mrs. Deangelis?
Deangelis: Yes.
Centers: You would have to agree that it would be almost impossible to put acreage
subdivisions back to back.
Deangelis: Oh, absolutely.
Centers: Or half acre subdivisions back to back, unless - unless you had landowners in
between that you told you cannot sell your land unless you develop it into half acre lots.
So -- and that's what we are faced with. You look at subdivisions throughout the
Treasure Valley, R-8 backs up to R-4, R-4 backs up to half acre subs that might be in
the Boise impact area. I mean it's virtually impossible to keep them compatible so
everyone is totally happy. It can't be done. Impossible.
Deangelis: No. And I would agree there.
Centers: Thank you.
Deangelis: But as far as salability of large lots -- large lot subdivisions -- and I'll use Mr.
Lander as an example, he needs to developed Hialeah, which was half acre plus and,
you know, they were sold right away.
Centers: And I would tend to agree there is probably a good market for that, but if you
can find the land at the price.
Deangelis: Right. Well - and, again, without having dollars and cents in front of me, I
do contend that if he's going to say these apartments or townhomes or whatever and
have it, you know, pretty dense near the entrance there -- and I hope it's not going to be
office and commercial -- he's going to recover his dollar value -- and, actually, he will
probably enhance his subdivision and be able to get a better return on his dollars,
because it will be - they will be upscale sections. And, again, I think it sounds like
Meridian Planning &.Zoning Meeting
Apd! 4, 2O02
Page 65 of 77
you're a snob, but you don't lose money by adding amenities if you do it within reason
and his surrounding area adds to that reasoning. I mean he's not backing up to the
Beverly Hillbillies. I don't know.
Centers: Well, I don't think you or I want to tell him how to develop it, though.
Deangelis: But if he's developing in my backyard I think I have a right, because he's
going to make money on my open space and everybody else's in this room.
Borup: But then would you also want them to tell you what you can do with your
backyard?
Deangelis: But they did. Before we could build in our subdivision we were told.
Borup: No. I mean your neighbor. That's the subdivision you chose to move in. Would
you want your neighbors saying they don't want you to put a swing set up out there or -
Deangelis: But they would and they do.
Borup: Your neighbors do?
Deangelis: Well, I mean -- okay. But there is enough mutual respect. But I thought that
that was the whole purpose of this, to have some sort of a meeting of the minds. I mean
-- because I guess if you can develop -- as long as you've bought it, you can put
whatever you want there, and that defeats the purpose of-
Centers: No. No. That's not true.
Deangelis: Okay.
Centers: It meets the Comprehensive Plan, the mixed use development, they have met
that criteria, that's why we are able to come here tonight.
Deangelis: Right.
Centers: And there is certain things that we want to make note of -- I certainly made
note of that northerly exit, you know, but my point is it's tough to satisfy adjoining
landowners where if you sit on two acres and you're going to have four or five houses
behind you, as you said - your key statement: I realize growth is inevitable.
Deangelis: Right.
Centers: Quote, unquote. And that's - you
fortunate. I don't know.
know, that's the unfortunate thing. Or
Meridian Planning 8, Zoning Meeting
April 4, 2002
Page 66 of 77
Deangelis: But in the comp plan, both Boise's and Meridian's, I think it states
compatibility and so if the term compatibility is in there, it must mean something.
Borup: The definition of compatible would be like type zoning, residential against
residential. The buffedng is needed for something that's not compatible, like commercial
against residential. That's where the buffering aspects kick in.
Shreeve: Mr. Chairman -- and just -- you know, compatibility, but I guess the word is
transition is one of the words that maybe I would use and I think, Commissioner
Centers, that you're dght, they are not going to have two acre lots butting up against
there, that's not practical, nor is that proposed, obviously, but I just seem to think that
there is some reom for making those lots just a smidgen larger for a more transitional
size of lots between those lots there on the south. And so I guess that's where I use --
not so much compatibility, as much as it is just a transition and that is also in our
ordinances that we look to some -- there is some - I have to use the word compatibility,
some transition, at least consideration there anyway. And that's why I guess my earlier
comment would be that -- my opinion would be that the developer look at -- you know,
for example, there on Los Altos Subdivision you got, what, two, four, six -- maybe six
lots there.
Centers: How many do you want him to have?
Shreeve: One.
Centers: Five? One?
Shreeve: No.
Borup: You mean the lots bordering the other lots?
Shreeve: Right. Well, I think it just needs to be looked at, to be considered. Because
right now they are quarter acre lots right now. Roughly if you removed one, made five,
say it would be less than a half acre-- you know, maybe --I don't know. Of course, if
you removed one-
Centers: A quarter acre is a good size lot.
Shreeve: Yeah. But butted up against a two to five acre lot? Well, that's all I'm
resenting, is I believe that there needs to be more of a transition.
Borup: Do we have anyone else that would like to come forward. Come on up.
McKibbin: I'll be brief. My name is Dennis McKibbin. I live at 1820 S. Eagle Road. I live
on the southwest side up there and I own a commercial dog kennel there, which nobody
has mentioned, and I haven't had any problems with noise, but the development with
the commercial there - I talked to Daren there about it briefly and the only problem that
March 25, 2002
RECFIV
City of Meridia~
City Clerk Office-
To:
Meridian Planning and Zoning Commissioners
From:
Muir Woods home owners adjacent to the proposed Sutherland Farms
Subdivision. Morris and Elaine Bastian, 2727 South Mayflower Way,
Ek~ise, Idaho, 83?09, phone 229-6352.
Subject:
Concern and fear about the impact proposed Sutherland Farms
subdivision will I~ave on Muir Woods; specifically the heavy traffic that will
be muted through Muir Woods in order for drivers to get to Sutherland
Farms,
Attached ara the names and addresses of residents in Muir Woods who were shocked
and surprised when they learned Muir Woods is being recommendeci as a main
entrance and exit to the newly proposed by Sutherland Farm subdivision. (Daran
Fluke is the planning associate.)
Problem:
Most residents of Muir Woods moved in less than a year ago, thinking they had moved
into a small, quiet subdivision surrounded by a horse ranch. Now this horse rancl3 is
being replaced by a 308 home subdivision with townhouses and commercial
development; and Sutherland Farms is proposing that Muir Woods be its primary
entrance and exit from the east (Cloverdaie).
Sutherland Farms is a land-locked subdivision adjacent to Muir Woods. It lies south of
Overland between Eagle and Cloverdaie Roads. ~utherland Farms wants to use the
streets and roads in surrounding subdivisions as entry ways; therefore traffic muted
into Sutherland Farms doubles the traffic in Muir Woods.
Two critical oblectlena:
1, Heavy traffic to and from Sutherlancl Farms will be will be entering or exiting
Muir Woods in order to get to their (lestinations in Boise/Meridian, etc. (Muir
Woods has only one entrance/exit, tl'~t being Muir Ridge. A potential
bottleneck in the making.)
2. Children's safety will be at risk. Parents in Muir Woods have a huge fear
that if Muir Ridge becomes the primary entrance into Sutherland Farms from the
east, extremely heavy traffic will be pouring through their subdivision and
neighborhood_
Proposal:
Eliminate any possible east/west road system that will connect Eagle and Cioverdale
Roads through Muir Wood's and Sutherland Farm's sub(fwisions. Drivers entering
Muir Woods or Suthedand Farms subdivisions must exit the same way they come in.
There are a number of subcrwislons in Boise with that safety feature because it helps to
limit the number of cars coming through a given neighborhood. Examples:
1. Lewis Street and Warm Springs Hallow: In that subdivision dr~vers must
ether and exit at the same entrance. Drivers can't drive straight through one
subdivision into another. This has helped keep traffic to a minimum in that area
2. Mornlngside Subdivision: Drivers can't drive straight through Morningside
and over the hill to its neighix~ng subdivision. 1'hey must retrace
their steps and enter from the opposite side in order to get into the neighboring
subdivision.
3. Ann Morrison Park: initieJiy drivers could drive from Capitol to Americana Blvd
through Ann Morrison Park. But college Students and citizens took
advantage of the park road system and began using it as a short cut and an
alternative route to east or west Boise. The safety and serenity of the park
became jeopardized and the park was closed to through traffic.
Most of the signers of the a~ petition will be at the public hearing April 4, 2002 to
express their fears and concerns regarding Muir Ridge being proposed as a primary
entrance and exit to Sutherland Farms.
We will be circulating this petition among the remaining residents of Muir Woocis
between now and April 4 because we feel they have similar concerns and fears about
the impact Sutherland Farms wili have on the safety and serenity Muir Woods. Ail
those who have signed thus far are planning on atte/n.n~g the April 4th meeting.
Sincerely, ~, . / %
Morris ara ~laine Bastlan
2?2? Sout~ Mayflower Way (Muir Woods Subdivision)
Boise, Idat~ 83709
ON THE SOUTH SIDE OF THE PROPOSED
SUBDIVISION:
RECEiVe::
cCiity of Meridi a~
ty Clerk Or~ ~
Return ground to its original level, 6-8 feet lower than at
present, before building begins (it was raised by infilling a
few years ago).
Retain and integrate the existing pond, waterways, and
trees, to add beauty to Southerland Farms and to maintain
some oftbe beauty that we in existing homes now enjoy.
PUBLIC HEARING
SIGN-UP SHEET
DATE
16-May-02
PROJECT NUMBER
CUP 02-005
PROJECT NAME
Sutherland Farm
NAME
FOR
AGAINST
SL~YOR
Robert D. Corde
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L. M. Nary
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433. FAX (208) 887-4813
City, Clenk Office Fax (208) 8884218
0¥-
DEPARTMENT
(208) 884-5533- FAX 888-6854
MEMORANDUM:
May 15, 2002
To.'
From:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II ~[flk Tech~---
Bruce Freckleton, Senior Engineering
Sutherland Farm
RECEIVEI
MAY 15 2002
CiTY OF MERIDIAr
CITY CLERK OFFIC
Annexation and Zoning of 127.64 Acres fi.om RUT and R-1 (Ada County) to
R-4 (Low Density Residential) and C-G (General Retail and Service
Commercial District), by Sutherland Farm, Inc (File No. AZ-02-O04).
Preliminary Plat Approval of 308 Building Lots and 30 "Other" Lots on
127.64 Acres on Land Requested to be Rezoned to R-4 and C-G, by
Sutherland Farm, Inc (File No. PP-02-O04).
A Conditional Use Permit for a Planned Development to Allow a 20% Land
Use Exception (Office/High Density Uses in a Proposed R-4 Zone), Reduced
Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks, Reduced
Home Sizes and to Exceed Block Length Requirements, by Sutherland Farm,
Inc (File No. CUP 02-005)
We have reviewed the aforementioned applications and now offer the following comments,
as conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
(This report is to replace the oriRinal "draft" report that was used at the last public
hearing. All new lanRuaRe has been underlined.)
The Applicant, Sutherland Farm Inc., has requested the annexation and zoning 127.64 acres of
land adjacent to the east side of Eagle Road, and the north side of Victory Road. Approximately
eleven (11) acres of the subject property is located on the north side of the Ridenbaugh Canal.
The land is presently zoned RUT and R-1. The Applicant has requested that upon annexation, all
of the property south of the Ridenbaugh Canal be zoned R-4, and that all property to the north of
the canal be zoned C-G.
AZ-02-004, PP-02404, CUP02-O05 Suth~land Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 2
The Applicant's preliminary plat approval request is for 308 building lots (260 single-family
detached lots, 32 single-family attached lots (alley-loaded), 11 office/multiple family lots, and 5
commercial lots) and 30 other lots. The "other" lots include a four-acre park/pond area, a thirty-
foot wide pathway adjacent to the Ridenbaugh Canal, alleys, an irrigation lot, tot lots, and
required landscaping. The five (5) commercial lots will be located north of the Ridenbaugh
Canal.
The Applicant has also requested approval of a Conditional Use Permit for a Planned
Development in order to allow reduced development standards including reduced setbacks,
reduced lot size, reduced fxontages, reduced dwelling sizes, and to allow the Applicant's request
to exceed block length requirements. The following is a side-by-side comparison of the City's
minimum requirements and the reduced requirements that have been proposed by the applicant:
Setbacks-
City Recluirements (R-4)
Front: 20'
Rear: 15'
Side: 5'/per story
Street side: 20'
Prolx)sed Setbacks (Townhomes)
Front: 10'
Rear: 5'
Side: 0'
Street side: 0'
Lot Size-
City ReQuirements
R-4 zone: 8,000 sq.ft.
Per Dwelling Unit
Proi~osed Lot Sizes
3,829-5,711 sq. ft. (Townhouses)
6,500 sq.ft. (Detached Single-family)
Lot Frontage-City Requirements
80'minimum
Proposed Frontage
42' minimum (townhouse)
(Additional note: 105 ont of 292 residential lots do not meet the minimum R-4 standards)
Additionally, as part of the planned development request, the applicant has requested a twenty
percent (20%) land use exception to permit office/multi-family housing and attached single-
family housing in the R-4 zone.
The planned development's amenities include two (2) tot lots, a four (4) acre park/pond area, a
pathway and an additional open space/drainage lot.
The property north of the Ridenbaugh Canal (requested C-G zoning) is not a part of the Planned
Development request.
LOCATION
The property is located approximately ½ a mile south of Overland Road on the east side of S.
Eagle Road. The property extends easterly along the Ridenbaugh Canal for approximately 3,600
feet. The southern boundary of the property provides access to Victory Road, approximately
1,000 feet east of the intersection of Eagle and Victory Roads.
SURROUNDING PROPERTIES
AZ-0?~004, PP -02-004, CUP~*00S Sutherland Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 3
North: Silverstone and Silverstone II, zoned C-C and C-G.
South: Rural residential properties, zoned RUT and R-l(Ada County).
East: Muir Woods Subdivision, zoned R-4 (Ada County).
West: Thousand Springs Subdivision, zoned R-4.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Stafffinds that the requested zoning designations, R-4 to south of the Ridenbaugh
Canal and C-G to the north of the Ridenbaugh Canal, is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Mixed Residential" and "Single Family
Residential".
Although, the Schedule of Use Control (MCC11-8-1) states that only detached
single-family dwellings are permitted within the R-4 zone, the Planned
Development Ordinance allows a mixture of different housing types,
(townhouses, duplexes and detached single-family dwellings) within a single
planned development, regardless of the underlying zone, so long as the overall
density of the underlying zone is not exceeded (MCC12-6-4 A).
Accordingly, the overall density of the residential portion of the planned
development is approximately three dwelling units per acre (292units + 97acres =
3.01 units/acre).
Be
Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned Or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that recent approval of the annexation and zoning of Silverstone II on
the north side of the Ridenbaugh Canal would dictate that the adjacent property to
the east should be similarly zoned and developed (as proposed). The Ridenbaugh
Canal provides a natural buffer/separation between land uses.
AZ-02-004, pp-02-004, CUP02-005 Suthefland Farms ~ PP.CUP/PD
Planning & Zoning Commissio.n/Mayor & City Council
May 15, 2002
Page 4
Muir Woods Subdivision to the east has provided a stub-street at the Sutherland
Farm western property line in expectation of similar development.
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that general vicinity provides a mix of commercial uses and standard
to estate sized residential lots. The intended character of the vicinity, as noted on
the Generalized Land Use Map, is for mixed housing projects, detached single-
family lots and mixed uses north of the Ridenbaugh Canal. Staff finds that the
proposed uses can be designed and constructed in a manner that will be
harmonious with and appropriate in appearance with the existing and intended
character of the sum)unding area.
De
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the
neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous or disturbing to
future or existing neighbors.
Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the subject property will be served adequately by all essential
public facilities and services, with the exception of water service. Computer
modeling indicates that existing available fn'e flows and pressures will not be
adequate to serve the Commercial/office/multi-family area of the subdivision at
present. The City of Meridian will be bringing a new supply well on line in the
Silverstone project within the next six to eight months, and with the development
of the Silverstone project, a new main will extend under the Ridenbaugh Canal.
According to the computer model, once these two items are complete fire flows
and pressures will be adequate to serve the higher demands of the above
mentioned areas.
Fe
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
AZ-02-00~, Pp --02-00,1, CUP02-O05 Sutherland Farms AZ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 5
Je
Staff finds that there will not be additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed uses will create additional traffic on both Eagle and
Victory Roads; however, staff does not believe that the increase in traffic will be
excessive. Staff does not anticipate that the proposed development will generate
traffic, noise, smoke, odors or other nuisances that would be detrimental to the
general welfare of the surrounding area.
Will the area have vehicuLar approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed vehicular approach on Eagle Road aligns with the
existing entry into Thousand Springs Subdivision, and should not appreciably
interfere with traffic on the surrounding streets. The other major access (Victory)
and stub-streets provided for within the plat do not appear to be designed in a
manner that would create interference with traffic on surrounding streets.
The Applicant has provided a number of stub-streets to other properties for
interconnectivity in the future.
Staff does not agree with the Ada County Highway District Commission's
recommendation requiring connection to existing stub streets (Hollandale to the
east and Knapp to the south) with the placement of temporary bollards in the
middle of the street until a northern connection to Overland Road is completed.
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff fmds that no natural or scenic features of major importance will be lost or
damaged by approval of this annexation request. The overall design of the subject
property includes a pathway adjacent to the Ridenbaugh Canal.
Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)"
Staff fmds that the annexation of this property would be in the best interest of the
City by providing a variety of housing types, the addition of employment
AZ-02-004, PP ~024J04, CUP02-O05 Suthedand Farms AZ, PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 6
opportunities and the creation of additional recreation facilities (pathways and a
subdivision park).
ANNEXATION AND ZONING COMMENTS
The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits.
2. The requested zoning of R-4 and C-G is compatible with the City Comprehensive Plan and
the Meridian Zoning Ordinances
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
5. A development agreement will be required as part of this annexation request.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed subdivision.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
AZ-02-004, PP-02-004, CUP02-005 Suthedand Farms AZ, PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 7
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
The preliminary plat has a number of blocks (9, 15, 16, 17, 18 and 19) that exceed the 1,000 foot
maximum block length 0VlCC 12-4-5). However, because this plat is part of a planned
development the Applicant has requested that they be allowed to exceed this section of Code
without the need for a variance.
Af~er reviewing the preliminary plat in light of the requested block lengths, staff would feel
comfortable allowing the 1,000+ foot long block lengths if the following modifications are
included on a revised plat:
· The addition of a micro-path, in accordance with the Landscape Ordinance, that runs
between Lots 4, 5 and Lotsl6 and 17 of Block 18.
· The addition of a micro-path, in accordance with the Landscape Ordinance, that
separates Lots 9 and 10 of Block 19. The micro-path shall continue though Lot 1 of
Block 19.
Planning and Zoning staff have additional concerns with the construction of homes that
effectively surround the proposed park (Lot 54, Block 1) and office buildings that surround the
large open space/drainage lot located adjacent to the pathway in the northwest area of the project
(Lot 12, Block 1). Surrounding the open space with buildings decreases the visual appeal of the
open space, reduces the accessibility of the open space to those homeowners that do not live
adjacent to the open space, and may create a safety risk, as the police department will not be able
to view the open space f~om the public right-of-way.
Staff recommends that the Commission and the City Council consider reducing or eliminating
the seven (7) homes located on the southeast comer of Lot 54, Block 1. The reduction or
elimination of the houses would create larger, open and usable park for the entire subdivision
Staff further recommends that the Commission and Council consider increasing the visibility of
Lot 12, Block 1, by providing additional open space along the east side of Lot 11, Block 1, or by
the requiring Lot 11 to become part of Lot 12 (thus increasing the visibility and amount of open
space provided).
AZ-02-004, pp-02-004, CUP02-005 St.her{and Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 8
Staff recommends the full connection of the existing stub streets (Hollandale Street and Knapp
Street) without bollards. The City is not required to adopt the ACHD Commission's
recommendation.
SITE SPECIFIC COMMENTS (oreliminarv olat)
Sanitary sewer and water service to this site shall be via new main extensions from the
existing mains adjacent to the property.. Computer modeling indicates that existing
available fire flows and pressures will not be adequate to serve the
Commercial/office/multi-family area of the subdivision at present. The City of Meridian
will be bringing a new supply well on line in the Silverstone project within the next six to
eight months, and with the development of the Silverstone project, a new main will
extend under the Ridenbaugh Canal. According to the computer model, once these two
items are complete fire flows and pressures will be adequate to serve the higher demands
of the above mentioned areas.
The submitted landscape plan includes conifers located in the required street buffer along
Eagle Road. This is in violation of the Landscape Ordinance; however, staff supports the
inclusion of the pine trees at this location because conifers have been permitted as part of
the Silverstone Corporate Center landscaping, immediately adjacent to the Sutherland
Farms project on Eagle Road.
o
Fencing details shall be submitted with the Final Plat application. Fencing adjacent to
pathways or the Private Park shall not be over three feet in height if constructed of a solid
material, and shall not be more than 4 feet in height if it is non-sight obscuring.
Performance specifications for the common area pressurized irrigation system shall be
submitted with the Final Plat application.
o
The addition of a micro-path, in accordance with the Landscape Ordinance, that runs
between Lots 4, 5 and Lotsl6 and 17 of Block 18.
o
The addition of a micro-path, in accordance with the Landscape Ordinance, that separates
Lots 9 and 10 of Block 19. The micro-path shall continue though Lot 1 of Block 19.
7. There shall be a minimum separation often (10) feet between unattached buildings.
Add a note to the face of the plat requiring ail single family detached houses to provide a
minimum of 1,400 square feet of living space, excluding the garage.
The required landscaping and irrigation system on Victory Road shall be installed prior to
the issuance of a Certificate of Occupancy for any building on any lot created by the
subdivision. Landscaping and fencing must be bonded for prior to applying for building
permits.
AZ-024104, PP -02004, CUP024)05 Suthedand Fanta AZ PP.C UPt?D
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 9
10.
The Applicant shall coordinate pathway construction requirements along the Ridenbaugh
Canal with the City's Parks Director, Tom Kuntz
11.
The applicant shall coordinate ACHD concerning the requirements and construction of
the Bridge over the Ridenbaugh Canal
12.
The phasing schedule shall apply to the residential portions of the subdivision only. If the
applicant/developer determines that the office/multi-family or C-G zoned property can or
should be developed in an order that is not consistent with the phasing schedule, they
may request final plat approval of said phases in a non-sequential manner without
revising the preliminary plat. All development, however must be contiguous to a
previously approved phase.
GENERAL COMMENTS (preliminary plat)
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, and the lot and block numbering. Make any corrections
necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
o
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
One-hundred-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
o
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13, excluding the Ridenbaugh Canal. The ditches to be piped
should be shown on the site plans. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project will have to be
removed fi:om their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
7. Slopes within drainage lots are not to exceed a ratio of 3:1.
FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT
MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following
findings in order to authorize specific uses that are not normally permitted by the use regulations
AZ-02-004, PP -02-004, CUP02-005 Suthatand Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 10
of the zone in which the development is located (no more than 20% of the gross area of the gross
project):
The uses permitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
Staff finds that the office/multiple-family housing uses are strongly related to the primar-y use
of the development (R-4). The office uses will provide services (medical, dental, optical
etc...) that will be complementary to the residents of the subdivision, and it will provide
employment opportunities as well.
Staff finds that multiple-family housing adjacent to the higher density townhouses is
appropriate within the overall development of this subdivision. The mixing of residential
uses and commercial uses will encourage the office development to be constructed in a
manner th_at will be pedestrian friendly. High-density housing will provide an immediate
consumer base for the office development.
No more than twenty percent (20%) of the total area of the project shall be devoted
to the uses permitted by the exception. The percentage of use exception allowed will
be determined by the Commission and Council based upon the size of the project
and intensity of the use exceptions.
Staff finds that the townhouse and the office/multiple-family housing uses are approximately
15.5% of the total area of land included in the planned development.
(32 townhouses * 4,271 sq. ft. average q- 43,560) + (11 office lots * 59,155sq. ft. average +
43560) = 18.08 acres of land devoted to excepted uses.
18.08 acres of excepted uses + 116.6 gross area of planned development (in acres) * 100 =
15.5% of the planned development will be devoted to excepted uses.
Staff finds that the size and intensity of the excepted uses is appropriate for this location and
size of development.
e
The development will be phased so that construction of the excepted use or uses will
be justified by construction of all or a proportionate amount of the principal or
primary use or uses.
The townhouse use is projected as part of the first phase of the development and that the
office/multiple-family housing will be the final two phases. Staff f'mds that upon completion
of the townhouses and detached single-family dwellings, the residents of the subdivision will
desire services that can be provided by later phases of this development.
4. The uses permitted by the exception are integrated into the overall project by:
A7..-02-004, pp -02-004, CU1~2-005 Smherkand Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 11
Being located in proximity to and within convenient walking distance of the
primary uses.
Staff finds that the office/multiple-family/townhouse uses will be within convenient
walking distance of the park and open space provided within the residential
development.
be
Utilizing one or more of the main vehicular accesses to the primary use site as
the main access to the exception site or interconnection through a system of
private roadways and/or pathways.
Staff finds th_at the site design incorporates interconnectivity though shared
vehicular access points. The applicant has provided a pathway system that would
connect the excepted uses with the R-4 residential uses.
Ce
Providing pedestrian and bicycle pathway connections with the primary use
site.
Staff finds that the applicant has provided pathway connections with the
commercial use.
de
Orienting buildings on the exception site to facilitate vehicular and/or
pedestrian access from the primary use site.
Staff finds that the excepted uses are located in a manner that will facilitate
vehicular access from the residential uses.
Continuing architecture, landscaping, and building bulk concepts from the
primary use into the use of the exception site so they are consistent and
harmonious throughout the development.
Staff finds that the landscaping is consistent throughout the development.
Architectural and building bulk concepts will be hard to maintain, as this is
primarily a residential neighborhood with a variety of lot sizes, housing options and
lot dimensions. The Commission and Council should determine what, if any,
architectural/design concepts (residential and/or commercial) should be
incorporated into all buildings within this development.
The use(s) permitted by the exception are neighborhood or community serving in
size and character and not regional, and are not detrimental to adjacent
neighborhoods in location and character.
Staff finds that the office use is not regional in size or character.
STANDARDS FOR CONDITIONAL USES
AZ-02-004, pp-02004. CUP02-O0S Suthedand Farms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 12
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall fred evidence presented at the hearing(s) is adequate to establish (11-17-3):
Co
Do
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed
Residential and Single-Family Residential". The proposed mix of residential, commercial
and office uses are harmonious with and in accordance with the Comprehensive Plan.
The project meets the requirements and objectives oftbe Planned Development
Ordinance.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Stafffinds the design concept to be compatible with the intended character of the area.
The Generalized Land Use Map indicates that this area is intended for mixed residential
and single-family dwellings. The existing neighborhood to the southeast of this project is
currently large estate sized housing ranging in size from 2-5+ acres and the existing
neighborhood to the east is consists of approximately ¼ to aA+ acre lots. All lots that area
adjacent to the east and southeast either meet or exceed the lot dimensions required by
the R4 zone.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on the
surrounding property; however, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
AZ-O2-0Oa,, pp -02-004, CUF02.O05 Sutherland Fmms AZ. PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 13
Staff finds that the proposed development can be adequately served by the essential
public facilities and services listed above.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Stafffinds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
Ge
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Stafffinds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use.
Ho
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets. The Council and Commission should refer to the
ACHD report for additional information concerning this finding.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staffdoes not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. The Ridenbaugh Canal is to remain open and
improved with a pathway.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
All office or multiple-family housing uses proposed within the development shall be
required to apply for a conditional use permit for a planned development prior to
construction.
o
No more than 101 building permits shall be issued within Sutherland Farm Subdivision
until a secondary emergency vehicle access to Eagle Road is completed.
AZ-02-(~., PP -02004, CLq~02,005 Suthednnd Fm'm~ AZ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 14
E. Easy Jet Drive shall be fully improved (including curbs, gutter, sidewalks,
landscaping, and irrigation prior) prior to the issuance of an occupancy permit for any
building constructed within Phase five (5) of the subdivision. Additionally, all required
improvements adjacent to Eagle Road shall be complete prior to occupancy of any
building within Phase Five (5) of the subdivision.
All site improvements (landscaping and irrigation) for the four-acre park/pond area, and
the pathway (Lot 75) connecting the park/pond area to Eagle Road shall be complete
prior to the issuance of the 101~t occupancy permit within Sutherland Farm Subdivision.
The applicant shall be required to maintain the pond in a manner that will prevent the
water fi.om becoming stagnant or public nuisance (a mosquito breeding ground).
The remaining sections of the pathway (east of the 4-acre park/pond area) shall be
developed in accordance with the phasing schedule for the subdivision.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
No building permits shall be issued within the development until a fmal plat has been
recorded for this subdivision.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Goal 3: To encourage the kind of economic growth and development which supplies
employment and economic self-sufficiency for existing and future residents, reduces the
present reliance on Boise and strengthens the City's ability to finance and implement
public improvements, services, and its open space character.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Goal 9: To encourage a balance of land use patterns to insure that revenues pay for services.
Economic Development
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages...commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and
features of each area.
1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan.
AZ-02-004, pp-02-004, CUH~-005 Sutherland Farms AZ PP.CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 15
3.1U - Approve quality housing projects that meet the needs of all economic levels.
3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing...
Land Use
1.10U Promote the design of attractive roadway entryway areas into Meridian which will clearly
identify the community.
2.1U - Support a variety of residential categories for the purpose of providing the City with a
range of affordable homing opportunities.
2.4U - Encourage sidewalks and paved streets for all existing neighborhoods...
3.7 Industrial uses which require the storage or the production of explosive or hazardous
materials should not be located near residential areas, and should conform to disposal,
spill and storage measures as outlined by the U.S. EPA.
4.3U Encourage new commercial development in under-utilized existing commercial areas.
5.9 The integrity and identity of any adjoining residential neighborhood should be preserved
through the use of buffering techniques, including screen plantings, open space and other
landscaping techniques.
Strip development within this mixed-use area is not in compliance with the goals and
policies of the Comprehensive Plan.
Clustering of uses and controlled access points along arterials and collector streets will be
required.
Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is
essential. All development proposals in this area will be subject to development review
guidelines and conditional use permitting procedures.
5.12
5.13
5.14
Natural Resource & Hazardous Areas
2.1U Development along major drainage ways will be restricted to ensure that development
does not cause additional ground or surface water contamination.
3.1U Manage and prevent unsuitable uses along drainageways and protect the flood plain of
creeks and drains.
3.2U Protect the potential beauty and recreational trail opportunities of all Meridian
waterways.
Community Design
1.3 Open space areas within all development should be encouraged.
1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses
along these entrances should be screened fi:om view.
2.1U Require businesses and government to install and maintain landscaping.
2.3U Encourage the beautification of streets, parking lots...etc.
6.2U - Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
6.11U - Promote well-planned and well-designed affordable housing in all Meridian
neighborhoods.
Transl~ortation Chapter
1.19U - Encourage proper
tranquility.
design of residential
neighborhoods to ensure their safety and
AZ-02-004, PP -02-004, CUT02-00$ Suthedand Fanta AZ. ?P CUP/PD
Planning & Zoning Commission/Mayor & City Council
May 15, 2002
Page 16
1.14 - Design and performance standards should be applied to irrfilling developmem in order to
reduce adverse impacts upon existing adjacent development.
1.18 - As Planned Development methods and standards are implemented by the City of
Meridian, variations pertaining to planned development - maximum density,
dimensional standards, and other requiremems - shall not exceed 25% of the existing
requirements, and shall be recommended when one or more of the Planned Development
design and developmemal objectives are met.
RECOMMENDATION
Staff supports the concept of developing this area with a medium-low density residemial and
office uses, as proposed by the applicant.
Staff does not agree with ACHD's final Development Application Report Site-specific comments
15 and 16 (pg 13&14) regarding the extension of existing stub streets into Sutherland Farms, but
then blocking off the streets with bollards until an access to Overland Road is constructed. Stub-
streets are intended to encourage interconnectivity, not prevent it until an undeterminable date.
Staffrecommends that if the Commission decides to make a motion to approve this subdivision
it should include the elimination of the ACHD site-specific comments 15 and 16. and to allow
the connection of the existing stub-streets (the City has the ability to override an ACHD
requirement).
The Applicant has addressed the issue of providing more visible open space at the last meeting
by submitting a new plan that relocating the seven houses that surrounded the park on the south
east comer of the park.
A number of new issues were raised at the last meeting that remain unresolved, and should be
dealt with prior to making a recommendation for approval. The following is a list of those issues:
· The placemem of fill dirt on the southern side of Sutherland Farm's property, that has
raised the elevation on the property.
· The possible shifting of the roadway adjacent to the Sasser's property (the Victory
road access).
· Possible berming and fencing plans adjacent to Los Altos Subdivision.
The Applicant's representative. Darren Fluke. stated at the last meeting that he would address the
aforememioned issues at this meeting.
Staffrecommends approval of the project.
AZ.O2-4~4, PP -02-.0(14, CUP02..005 Su~gthnd Fann~ AZ PP.CUP/PD
to: C~ty Cle~ At: 8884218
Prelimina~ Plat -
Sutherland Farms
MCUP02-005/MAZ02 -0004
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Devdopment Application Report
Ea~le Road md Victory Road
RECEIVE
CITY OF MERIDIAN
CITY C,I
308-10t mixed use subdivision
This application has been refen'ed to ACHD by the City of Meridian for review and conu'nem. The
applicanl~ is requesting annexation, rezone, conditional use and preliminary plat approval for a 308-1ot
commercihl/office/residential subdivision on 127.64-heres. The 127.64-acre site is located on the east
side of Eagle Road approximately lA of'a mile south of Overland Road. This development is estimated
to genel~e 12,414 additional vehicle trips per day (20-existing) based on the ~stitute of Trnnsportntion
Ensineem Trip Generntion Manual.
Roads impacted by this development: Ea~J¢ Road
V'~cto~ Road
Knapp Drive
Hollandale Street
Muir Ridge Drive
East Copper Poim Way
Faet~ and Findings:
ACHD Commission Date - May 8, 2002 - 6:30 p.m.
Regular Agenda Item
A. General Information
Owner - Sutherland Farms, Inc.
.Applicant - Sutherland Farms, Inc.
Representative - IUB ~ Inc. - Gary Lee
R.,4, L-O and C.~ - 'Proposed zoni~
127.64 - Acres
308 - Proposed buildin8 lots
292 - reside~ lots
11 - office lots
5 - commercial lots
13 - Proposal common lots
West Ada - Impact Fee Sm'~ce Area
Meridian - Impact Fee Assessment District
5- -02-
Suthefland Farn~.cmm
Page I
MAY 15 02 12:39 888 6854 PAGE.O1
Sutherland Farn~
MAY
~ )
- I
12:39
~le
Minor arterial with bike l~me de~i~tion
Tra~c count on Esgle Ro~d south ofi-84 was 24,883 on 8-7-01.
"C" south of I-S4 and "I~' north of T-84 -Existi~ Level of Service
"C" ~outh ofl-84 and "F" aorth of 1-84 -Existing plus project build-out Level of Servic~
900 -feet of from~e
50 .feet exim~ ri~t-of, wsy (25-feet from
96 -feet required risht-of-way (48 -f~ ii'om cmtedine)
~e Road is improved with 2-traffic lane~ with no curb, gutter or sidewalk abutting the site.
~ctory Ro~d
Mhor arterial with bike ~ designation
~raffic oount east of Easle Road was 4,692 on 2-2-00.
"C' -Existing Level of Service
"C" -Exiating plus project build-out LevrJ of Servic~
S~0 -feet of frontage
$~-feet existing ri~ht-of-way (2S-feet from ¢em~line)
96-feet required rip, hi-of-way (48-feet from c, enterl~)
VJcto~ Road is improved with 2-mdlic ~ with no oub, 8utter or sidewalk abutti~ the site.
l~p Drive
Tra/~c coum w~s not available
30 -fe~ of fl'omage
30 -f~ ~ ~f-way
~pp Dfi~ h ~prov~ wi& 2-~c ~ ~ ~ ~, ~ or si~ a~g ~e sile.
T~ ~ ~ not
$0 -~ of ~a~
5~f~ ~ ~gh~-of-way (25-fe~ 9om ~1~)
Ho~e S~ i~ ~pmv~
Site.
Muir Ridae Ddvo
Local ~treet
Sutherlaad Farms.o~ m
Pa~e 3
Bo
Tta/~¢ count was not avagable
50-feet ex/sting right-of-way (2S-feet from centerline)
Muir Ridge Drive is improved with 2-traffic lanes with curb, gutter and concrete sidewalk
al:~ting the s'rte.
Eist Col)per Point W~y
COmmercial / Industrial street that was approved with the Silverstone Corporate Center II
Ti'aflic count was not available
-feet of frontage
50-feet existing risht-of-w&y (2S-feet from centerline)
No additional right-of-way required
Enst Copper Point Way was approved as a commercial / industrial roadway that was approved
x~ith the Silverstone Cospor~te Center. It will be con~'ucted .as a standard commercial /
i~lustrial rosdway with a 40-~oot street section with curb, gutter and 5-foot concrete sidewnlk.
D~elopment patterns in the mn-oundi~ m'ea are commercial and residential. To the north of the
site is the Silverstone Corporate Center and a vacant parcel. To the south of the site is single
f~.' ' y residential. To the west of the site is Thousand Springs Subdivision. To the east of the
sit4~ is Muir Woods Subdivision and Ranchos Los Altos Subdivision. Based on development
Patterns in tl~ area and the resulting traffic generation, staff anticipates that the transpo~tion
sy~n will be ndequate to acconnnodate additional tra~c gene~ted by this proposed
development at nccepted levels of service.
Sek/': eral improvements are scheduled to occur within the next five years. The foUowin8
improvements are progra/m,~ in the District's Vwe Year Work Program.
· Overland Ro~d, Eagle Road to Cloverdale Road will be reconstructed as a 5-lane
urban section.
· (,~"~' Intersection a~ Victory Road and Eagle Road will be reconstructed with leR turn
lanes and will become signali~cl in the year 2005.
/~ Intersection ~t Victory Bond and Cloverdale Road will be rebuilt and will become
signalized in the year 2005.
Oi March 11, 2002, the District Planning mhd Development staff inspected this ~e and evaluated
t~ transportation system in the vicinity. On March April 26, 2002, the staffmet as the District's
Technical Review Committee and reviewed the impacts of this proposed development on the
District's transportation system. The results of that analys~ constitute the following Facts and
Vmdings and recommended Site Specific P~.
The applicant hired EartTech E~n~ to perform a traffic analysis of this site. The analysis
ha~ identified the following conclusions, and this information has been verified by District staff.'
Prop4m~ Devdopmen, ,nd Land Use:
Sqtl~,l'lnnd Fall]~.Cllb-O
Pa~ 4
MAY 15 '02 12:40 ~ 6~ ~= ~
hl~Y
· Sutherland Farms Subdivision is a proposed d~elopment containing 258 single-family
homes, 32 residential townhouses and 540,000 square feet of offtc, gretail space all on a 127-
' acre site located on &e southe, a~ quadrant of the intersection of Eagle Road and Overland
Road. As ~own in the prdimina~ site plan, the development proposes three full-access
entrances on Eagle Road, and one full access entrance on Victory Road, A stub street on
the east of the development will allow interconnectivity with the MuLr Woods Subdivision.
The site is currently zoned as R-1 and RUT and is goin§ to be rezoned as~e~', g:-'~ ~'~
The Surrounding Area:
The study will h~ude the intersections of Eagle Road and Overland Road, Eagle Road and
the 1-84 Eastbound OffRamp, Eagle Road (SE 55) and the 1=84 Westbound OffRamp,
Eagle Road and Victory Road, Overland Road and Cloverdale Road, and Cloverdale Road
and Muir Woods Subdivision entrance.
ACHD and ITl) are plnnni,~g improvements to the road system in the area. ACHD is
plannin8 on consm~ion of Locust Grove Road between Franklin Road and Overland Road,
including an overpass over 1-84 (2006), and they are planning on widenin8 Overland Road
between l~asle Road and Linder Road (2005 & 2007). The intersection of Cloverdale Rd.
and Overland Rd. is goin8 to be widened to five lanes (2003). lTD is planning to install a
signal at the intersection of]Eagle l~oad ~ the eastbound 1-84 offramp (2004, with the
possibility to be mow ahea~ of that schedule). In addiaon the m~ersect~on of Eagle &
Overland is being ~n~d tn ?003 and a .~iffnal is prograrnmed for insto/;otion in 201l~.ai
Eagle & Victory, as wi/as tl~ addition of l~fl mrn lanes.
Based on the new traffi~ information, it is apparent that Eagle Road north of the interstate is
already over phuming thte~old for LOS E. It is obvious that some improvements will be
required whether the subject project is constructed or not. The F.~e and Franklin Roads
Con~dor Study id~ four alternate improvement scenarios, which would improve the
LOS on Eagle Road. ACHD does have plans to improve Franklin Road and the intersection
of Franklin Road and F-aBle Road in 2004. Eagle Road is a State Righwa]r, therefore impact
fees cannot be used to make impmvenents to ,hi., road. It appears that the solution to this
area is to amend the State Transportation Improvement Plan and include capacity
enhancement to Eaale Road.
/'The interaction of Eagle Road and Overland Road is mrrently operating at LOS F tbr both
![ AM and PM peak hour tratlic. It will operateataLOSFunderb~tra~c
/ conditions with or without the site. With the improvements proposed the intersection wLU
fimction at a LOS F under the AM and LOS D under the PM build out tra~c. These
~,,,improvements will decrease the vehicle delay by 53 ··Goads per vehicle.
The inter.~'tion of Overland Road and Cloverdnle Road will operate at LOS C under AM
and PM background traffic. With the addition of the site traffic the AM traffic will continue
to operate at a LOIS C and the PM traffic ~ operat~ at LOS D. T'nis assmnes that the
interse~on is recolumJcted as planned in the Five Year Work Program.
'02 12:a0
The intersection of Eagle Road and Victory Road will operate at LOS C under the AM and
LOS C under the PI~ background tra~c. The intersection will operate at LOS D under the
AM and LOS D under the PM build out tra~c.
The intersection of Cloverdale Road and ihe entrance to Muir Woods Subdivision nt West
Muir Ridge Drive will operate at a LOS C under AM and PM background traffic. With the
addition of the AM site tra~c the intersection will continue to operate at a LOS C and the
PM operations will be a LOS D. The LOS operations will improve when the south entrance
along Cioverdale Rd. to the Muir Woods subdivision is connected. In addition, some traffic
from Muir Woods Subdivision will travel through the proposed site, therefore reducing the
traffic to thc Cioverdale entrance.
The supplemental comments indicate that Overland Road west of Eagle Road will operate at
a LOS C after the addition of the site tm_ R% at build-out. The same LOS is anticipated to
Overland Road east of Engle Road for the same time flame. The analysis includes the
proposed improvements for Overland Road.
The same supplemental comments indicate that Eagle Road south of Overland Road will
operate at a LOS C al~er the addition of the site watfic at build-out. A LOS F is projected
for the section of Eagle Road north ofl-84. As previously stated, this roadway is under the
jurisdiction lTD.
The on-site roadways will operate above LOS C with a two lane with parking configuration.
The north ~_~n~gnnli~ entrane~ along Eagle Road will operate at a LOS C and LOS F under
the AM and PM build-out traffic. The PM peak hour traf~ win'ants a signal under warrant
#11 Peak Hour ~ (1998 MUTCD). With n signal the vehicle delay increases by 6
seconds. At this time a signal installation is not jusffied with the proposed traffic volumes.
~ pt~e~lfor sl~pj~ ~e ea:i~ng acce~ may need to be e~aluate~Ifor ttas h~r~ct~on
to see ~f ~ LOS cua I~ low, red from LOS F.
Rimd
.B
The middle ur~gnsli~ed entrance along Eagle Pond will operate at a LOS C for both AM
and PM build out traffic.
The south=uaeigr~lized entraace along Eagle Road will operate at a LOS D under AM and
LOS C under ]PM build-out traffic. The PM peak hour tra~c warrants a silgud ~_mder
wan'am #11 peak hour analysis (1998 MUTCD). With a signal the veNcle delay increases
by 6 seconds. At this time a signal installation is not justified with the proposed traffic
volumes.
Ea~le Road, south of Ovednnd Road is under the jurisdiCti°n'ofthe Adh County Highway
District. It is classified aaa minor arterial. The road consistsgf .tWO 12-foot lanes and a
narrow shoulder. It is posted at 50 mph.
Suthedaad Farms.c, nun
MAY 15 '02 12:41 ~ 6854 PAGe. OB
SUe
Eagle Road north of I.-g4 is designated as SI-I~$ under the jurisdiction of lTD. It/s
classified as a major arterial. The road consists of five 12-foot lanes and S-foot shoulders.
It is posted at 50 mpk
Or, land Road is under thejurisdictinn of the ACHD. It is class/fled as a minor medal.
The road consists of two 12-foot lanes and a narrow shoulder, with turn lanes at major
intersections. It is posted at 45 mph.
Cloverdale Road is,under the jurisdiction of the ACHD. It is classified as a minor merial.
The road consists of two 12-foot lanes and a narrow shoulder, with turn lanes at major
intersections. It is posted at 45 mph.
V'~ory Road is under the jurL~liction of the ACHD. h is classit~ed as a minor medal. The
road consists of two 12-foot lanes and a na/~-ow shoulder, with turn lanes at major
intersections. It is posted at 45 mph
1-84 is clas,~ified as an Interstnte I-rashw&y. At this location, it consists of six lanes. The
interstate conn~ts with Eagle Road with a modified diamond intercb~nse. The interchanse
differs from a tradi6onal diamond interchange on the eastbound on-ramp, which is a loop
ramp.
Access:
The site is served by three approaches on Eagle Road and one approach on Victory Road
and one access through the Muir Woods subdivision. The developer has proposed to widen
Eagle Road to 5-lanes to just south of the south entrance. All access to the site will be
unsig~Hi--.~l stop controlled. All approaches will have a one in/one out full access
configuration, except the south entrance along Eagle Road. This approach will have a left
mm bay included. Capacity analysis was completed for all of the site access intes~ecfions.
The north approach on Eagl~ R~td feE, Copln~r Point ~ay) was analyzed to operate at a
LOS F under tt~s conflguratMt~ Thq.add~t~ons of an additional lane may neeat, ta.l~e
evaluated to see ~f tl~ LOS can I~ ~_~
Signal warrants were compketed for all of the access intersections and only the north
entrance and south entrance along Basle Road warrant a signal The PM build-out u-affic
for both intersections met the criteria for the Peak Hour Analysis Wen'ant # 11 (1998
MUTCD). Howevar the irtqtaJ~tlon of signals at these intersections increases the average
vehicle delay by 6 seconds per vehicle. At this time a signal instalhtion is not justified with
the proposed traffic volmnes.
Ali~rnment considemions need to be addressed to the west along Eagle Road with Thousand
Springs Subdivision, Spacing of the approaches is in compliance with the requirements of
the ACHD Development Policy Manual.
Pase?
Fo
Tho applicant should be requi~d to construct a S-foot wide detached concrete sidewalk on Easle
Road located 2-f~et within the new right-of-way. Coordinate the location and elevation of the
sidewalk with District ~ If the sidewalk meanders outside of the right-of-way, provide an
easement for the sidewalk
Th~ applicant should be required to construct a 5-foot wide detached concrete sidewalk on
VJc~o~ Road located 2-feet within the new right-of-way. Coordinate the location and elevation
of t~e sidewalk with District sta~. If the sidewalk me~ outside of the ril~ht-of-way, provide
an ,~sement for thc sidewalk.
~ traffic study did not address if the criteria had been met for either left or right turn auxiliary
lan~s for this development, The volumes at the Eagle Road access points indicate that the criteria
is met for at least the leR-tum lan~. The applicant was asked to have their Traffic
review, to reevaluate whether the criteria had been met for the auxilia~ lan~s. The issue of timing
was also discussed to evaluate when these warrants are triggered to ,see if the improvements can
be fled to the phasing. According to the District's review of peak hour trips, the applicant should
be ~equired to cons~uct a center turn lane on Eagle Road for the East Easy Jet Drive, thc
proposed shared driveway'and East Copper Point Way interse~ons. The mm lane should be
cOnmUcted to provide a minimum of 100-feet of storage with shadow tapers for both the
apl~roach and departure directions. Coordinate the design of the turn lane with District sta~.
OniMay 8, 2002, the Commission det~,,,'-nc, d that the applicant should consuuct OR road trust
for !the co~t of the center turn lane on Eagle Road.
Th~ applicant is propo,~n~[ to con~'uct a shared-driveway on Eagle Road for Lot 3, Block 2 and
Lo! 4, Block 2. This proposed ~red-driv~way is located on Eagle Road approximately 300-feet
south of the north property line. This proposed driveway meets District policy and should be
aPl~r, oved with this application.
GrO, veled driveways abutiin$ public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, the applicant should be required to
paw the driveway on Eagle Road that serves Lot 3, Block 2 and Lot 4, Block 2 its full width of
30 to 3S-feet and at least 30-feet into the site beyond the edge of pavemem ofF. a~e Road and
install pavement tapers with 15-foot radii abutting the existing roadway edse.
Th~ applicam is proposin8 to construa two main enUanc, es to the subdivision. The proposed
main entrance location moet current District policy and should be approved with thi.~ application.
East Easy Jet Drive is proposed to be located on Eagle Road appr0xima'~ely 8SO-feet south of the
no~h property line and is propoled to nlign with Easy Jet Drive. East Easy Jet Drt-~ should be
degltned with 21-foot street solons on either side of a center median. The median should be
constructed a minin~m of 4-feet wide (maximum 12-feet wide) to total a minimum ofa 100-
sq0are foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the
additional width of the median.
S!!th~'l-~nd
Pag; 8
MAY 15 02 18:42 888 ~854 PAGE.08
South Bay Star Way is proposed to be located on Vi~ Road approximately 800-feet east of
F~e Road. South Bay St:re' Way should be dcsisned with 21-foot street sections on either side
ora center median. Tho median should be consuucted a minimum of 4-feet wide (maxim-m 12-
foei wide) to total a mioimum of a 100-square foot aras. Tho applicant will be required to
dedicate 54-feet o£right-of-way plus the additional width oft. he median.
:
The applicant is proposing to construct Easy Jet Drive west of South Nephfite Way as s
commerdal / industr/al roadway. The ro~lway is proposed to be constructed asa 40-foot street
section with curb, ~utter, 5-foot wide concrete sidewalk within 54-feet of right-of-way.
Ea,ly let Drive between South Nephrite Way and South Proud Way should be designated as a
res'glenti~ eollector stre~t with no fi~ont-on housing, b4~..ause the anticipated tm_ ~c volumes
exceed 1,000 vehicle trips per day. The access resUic6o~s for these ~ segments should be
sta/ed on the final plat. Distd~ policy requires ttm the~e stree~ segments be constructed as 36-
fo~ ~-eet section~ with c, Urb, ~urmr and 5-foot wide cosm'ete sidewalks. Unless otherwise
noted, parki~ff should be l~'ohibited on these sU'~ ~. Coordin~e tho sign~e plan wi~
Diari staff.
Th~ applicant is proposing to construct a commercinl / industrial rondway that intersects East
Copper Point Way approximately ISO-feet east of South Col~lestone Way. District policy
~ local / comm~i~l roadways to align or off, et a minimum of 125-fi~t. TM commercial /
indOsl~i~l roadway tl~t is proposed to imer~:ct with F.~ Coppcr Point Way nmos District policy
md should be approved with this application. The roadvmy should be constructed as a 40--foot
striet section with curb, ~utte~, 5-foot wide concrete sidewalk within 54-feet of right-of-way.
Udess otherwise approved, the applicant should be required to construct all public roads within
theisubdivision as 36-foot street sections with curb, gutter, and S-foot wide concrete sidewalks
wi s0-f of
Th, applicant is propos/~ to ~tead Hollandale Street, an existing stub street, into the site at the
~ property line, that is a pm or'tho Muir Woods Subd/vision. Staff supports the connection of
thii street. On May $, 2002, the COmmiss/on mad a formal ~ction requiring the applicant to
comt-tact Hollandale Strut as a stub street. The stub meet should be constructed wilh
temporary bollards until a public ro~d connection to Overhmd Road is obtaiaad. A sisn should be
plat~ on the bollards tl~ sines, "this road will ~ a~ open conm,'ctio~ when a public mad
Sutl~r~ Farms. cram
So
The. applicant is proposin~ to extend Knapp Drive, an oxisting stub street, into the site at the
so~h property lino. Staff supports the connection of this street. On May 8, 2002,
Cotnmission m~d a formalaction requirin~ the applicant to construct Knapp Lane as a stub street.
Th~ stub street should be constructed with temporary bollards until a public road connection to
Overland Road is obtained. A sign should be placed on the bollards that states, "1his road will
becbme an open connection when a public road to Overland Rosd is constructed."
Th*." applicant is proposing to construct five stub streets, Two ofthe proposed stub street stub to
thelsouth property line one stub street is proposed to stub to the west property line and two stub
streets are proposed to stub to the north property line.
o The first stub stroet, South Pond Way, is proposed to stub to the south property line
approxinately Ig00-fe,zt east of Easle Road.
o The second stub Street, South Mueb, ah Way, is proposed to stub to the south property
line approximately 500-feet east of Ea~le Road.
o The third stub street, East Publisher Street, is proposed to stub to the w~t property line
appwx/mately 730-feet north of Victory Road.
The fourth stub street, North Knapp Avenue is proposed to suib to the north property
line approxinmtely l,O00-feei of the east property line. This stub str~ is proposed to
cross the Ridenbaugh Canal.
o The fifth stub street, Enst Copper Point Way is proposed to remain ~s ~ stub at the
north p~op,,, ty line appro~nmtely 1,250-feet west of the east property line.
DiStrict staffsuppons ',he location of the proposed stub s~eeis. Dislrict policy requires temporary
tur~ounds at ~ end ofs~ub streels that serve more ~ one lot, or are greater than 150-feet in
length. The applica~ should not be required to provide a paved temporary turnaround at the end
of East Publisher Street or So~th Proud Way but shouig be required to provide a paved
t~ ora~ turnaround at the end of South Muroyah Way. The applicar~ should provide thc paved
te~mrm'y mmarotmd al the south end of the stub stre~ with a temporary easement provided to
the~ District. The applicant should be required to install a sign at the terminus of the roadway
sUginl~ ~, 'THIS ROAD WILL BE EXII~DED IN TItE FUTUR]?. Coordinate the sign
plah for the stub street, and the design of the turnaround with District staff.
No~'th Knapp Avenue is proposed to cross the Ridenbnu~h Canal at the north property line. The
applicant should submit peeliminnty drawings for the cost of constructing the bridgn. The
ap . should rod for on i ! to . ',c0 t ort e pl s, matai. and a or to
construct the brid~e. North Knapp Av~'{~"nnticipa~ed:to carry traffic volumes in excess of
1,000 vehicle trips per day when Knapp i~. ~ to the anticipated v~lumes of North
Kn~p Avenue, the applicant should be dtei~ tl~s roadway as a residentia~ collector street
th~ final plat. District policy requires~t=~'street segments be'Constructed as 36-foot street
Sutherland Farms. cram
Pase 10
N~Y 15 '02 12:a2 888 6854
To
Uo
seciions with curb, gutter and S-foot wide concrete sidewalks. Unless otherwise noted, parking
sh .~u,. Id be prohibited on the~ s~.et sesments. Coordinate the signase plan with District staff.
Th~ applicant is proposing to congmct an alley located on South Ncphrite Way north of East
Ro[fe Street. District poliCY 7204.10 requires the minim-rtl right-of-way width for all new
res~ntial alleys to be 16-feet. Dedication of clear title to the right-of-way, impro,mment of the
alley, and acceptance ofth~ improvement by the District as meeting ils construction standards are
required ~or nil alleys contained in a proposed developm~mt. The alley shall be improved by
pavan8 the tull width and lehigh of the risht-of-way.
Co~tmct ACHD approved turnarounds at the end ofEut Shergar Court, East Moner Court,
EaSt Spur Court, South Halo Place, Eitst l-liilis Court, East Legal Plitce and the unnamed cul-de-
saciroadway that extends South from East Copper Point Way. Submit it design ofthe turnaround
for~ew and approval by Dimi~ stal~.
Vo
Thi residential turnaround~ should be constructed to provide a minimum tumin8 radius of 45-f~c't
and the commercial turna~unds should be constructed to provide it minimum turning radius of
55-feet. The applicant should also be required to provide a mlnlm,,n of a 29-foot stm~ section
on gther side of any proposed center islands within the tumarounds. The medians should be
co .x~tructed a minimum of 4-feet wide to total a ii~jnlm~m ofa 100-~uare foot area. Dedicate
54-~i'eet oftil~ht-of-way plus the additional width of the median.
W. Any proposed !a~dv:.gpe islands/medians within the public right-of-way dedicated by this plat
shchtld be owned and rnnln~ned by a homeowners association. Notes of this should be required
on the ~ plat.
X. Replace any existing damaged curb, gutter and sidewalk and any that may be danmoed during the
oomtmction of'the proposed development. Contact Construction Services ai 387-6280 (with file
number) for details.
¥. An~ existin8 irrigation facilities should be relocated outside of the fight-of-way.
Z. U',t~ street cuts in pavement less than five years old m not allowed unless approved in writing
by ~the District. Contact Construction Services at 357.6280 (with 61e numbers) for details.
Al]}utitity relocation ~x)sts associated with improvinl~ street frontages almttin~ thc site should be
borne by the developer.
i
BB. B=,a~ on development pnttems in this area nnd the resultin8 traffic generation, staff anticipates
tha~ the transporlation system will be adequate to aocommodate additional traffic generated by
this proposed development with the requiroaents outlined within this report.
?
The foll6wing Site Specffic Requirements and Standard Requirements must be met or provided
for prio~ to ACHD approval of the flnnl plat. '~ '" i'~'' ' ~'" '~ ~ ~' ~''
Site Spetifi¢ ik, quirment~:
.... ~' ...... Sutl~land Farms. cram
....... ' .... '~(~ Page II
o
o
./
Dedicate 4g-feet of right-of-way fi.om the canteriine of Eagle Road abutting the p~rce] by means
o~a warranty deed. Thc right-of-way purchase and sale agreement and deed must be corrtpleted
a~d signed b,/the applicant prior to scheduling the ftnal plat for signature by the ACHD
C0..'mmis~ion or prior to issuance of'a building permit (or other required permits), whichever
occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of'
~ requested material. The owner wilt be paid the fair market value of the right-of-way
dedicated which is an addition to ~xistJng ACHD right-of-way if the owner submits a letter of
ap )lication to the impact fee administrator prior to breaking ground, in accordance with ACHD
Ch dinance ii 195.
D~di~ate 48-feet of right-of-way from the centmiine of Victory Road abutting the parcel by
m;ans ora warranty deed. The right-of-way purchase and sale agreement and deed must be
c ..'.c~mpleted and signed by the applicant prior to s~heduling the final plat for signatur~ by the
ACHD Commission or prior to issuance ora buildin8 permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication
a_qer receipt of all requested material. The owner will be paid the fair market value of the right-
o~,way dedicated which is an addition to existing ACHD right-of-way if the owner submits it
le~t.' er ofapplicaIion to the impact fee administrator prior to breaking ground, in accordance with
ACHD Ordinance ii195.
,.,
C.~nstruct a 5-foot wide deutched concrete sidewalk on Eagle Road located 2-feet within the
n~w fight-of-way. Coordinate the location and elevation ofthe sidewalk with District staff. If
thb sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
C&nstmct a 5-foot wide el~'~hed concrete sidewalk on Victory Road located 2-feet within the
~ right-of-way. Coordinate the location and devation of the sidewalk with District staff. If
th~ sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
;
Cbnstmct a center turn lane on Eagle Road for the East Easy Set Drive ~ion or road trust
f~ the improven~nts, whichever should occur first. The turn lane shall be constructed to
provide a minimum of !00-feet of storage with shadow tapers for both the approach and
d~parture directions. Coordinate the design of the turn lane with District staff.
COnsm~ a center turn lane on Eagle Road or road trust for the improvements, whichever
sliould occur first for the:proposed shared driveway located on Eagle Road approximately 300-
feet south of'the north property line. The turn lane shall be constructed to provide a minimum
of.. 100-£eet of storage with shadow tapers for both the approach and departure directions.
COOrdinate the design oftl~ turn lane with District staff.
C?nstmct a center mm lane on Eagle Road for the East Copper Point Way intersection or road
triist for the improvements, wh/chever should occur first. The turn lane shall be constructed to
p~ovide a minimum of lO0-1i~t of stora~ with shadow tapers for both the approach and
departure directiom. Coordirmte the design of the turn lane with District slaff.
'~ ', ~ ' ~' ~'t': C~.; ~ ~' '"'
~ '~.~ '; 9 .... .../
, .~. , }~ ~.
Sutherlal~! Farms.c-mm
Page 12
10.
Il.
12.
13.
14.
MAY l~
Construct a shared-driveway on Ea~le Road for Lot 3, Block 2 and Lot 4, Block 2, as proposed,
This proposed shared-driveway is located on Eagle Road approximately 300-feet south of the
n?rth property line. This proposed driveway meets District policy and is approved with this
apptication.
Fare the driveway on Eagle Road that serves Lot 3, Block 2 md Lot 4, Block 2 its full width of
30 to 35-feet and a! least 30-feet into the site beyond the edt~e of pavemem of Easle Road and
install pavement tapers with 15-foot radii ~butting the existing roadway edg~.
Construct two main entrances to the ~ubdivisioa, as proposed.. The proposed main entrance
locations meet current District policy and are approved with this application.
East Easy Jet Drive i~ propo~'d to be locked on Eagle Road approxinmely $50-feet south
of the north property li~ ~ is proposed to align with EM Jet Drive. East Easy Jet Drive
shall be d~ with 21-foot street sections on either side ora center median. The median
shall be co~tructed a m/n/mum of 4-feet wide (maximum 12-feet w/de) to total a mhfimum
ora ]00-square foot ~-e~. The appl/cant wi~ be required to dedicate $4-feet ofdgM-of-way
plus the addition~ width of the median.
South Bay Star Way is proposed to be located on Victory Road approximately 800-fbet east
of F, agl¢ Road. South Bay Star Way shall be designed with 21-foot street sections on either
side ora center medial. The median shall be comtmcted a mi-in~m of 4-fi~et wide
(m~/mum 12-feet w/de) to total a minim,m of a 100-square foot area. The applicar~ will
be required to deal/cate 54.feet of right-of-way plus the additional width of the median.
Construct Easy Jet Drive west of South N~hrite Way as a commercial / industrial roadv~y, as
l~roposed. The roadv~y shall be con.muct~ as a,lO,-foot street sect/on with curb, 8utter, 5-foot
Wide concrete sidewalk Within 54-feet of dSM-of-way.
Designamd Easy Jet Drive betwe~ South Nephrite Way and South Proud Way as a residential
~Ollector street with no from-on housing. This roadway shall be constructed as 36-foot stn~
siddons with curb, gutt~r and 5-foot wide concrete sidewalks with access restrictions stated on
t,he final plat. Unless otherwise noted, parki~ shall be prohibited on these street segments.
Coordinate the signagc plan with District staK
· .C~nstmct a commercial / industrial roadway that intersects East Copper Point Way
a~pproximately 150-/eet ~ast of South Cobblestone Way, as proposed. This commercial /
industrial roadway meets Distfi~ policy m~d is approved with this application. The roadway
shall be constructed as a 40-fvot strut section with curb, gutter, 5-foot wide concrete sidewalk
itl-in $4-feet of risht-of-way.
Constlllc~ nil public wads within the subdivision as 36-foot street sections with curb, gutter, and
S-foot wide concr,zte sidewalks within 50-feet of right-of-way, as proposed.
£xtend Hollandale Su-e~ an existing stub street into the si~e at ',he east property line that is a
,art ofthe Muir W~.~ ~.'~; t~T,~aS'lproposed. Construct Hollandale Street as a stub streel
Smh~and Fanas.cmm
17¸'
19.
20.
N~Y
with temporary bollards.: A sisn shall be placed on the bollards that states, "this road will
become an open connection when a public road to Overland Road is constructed."
Extend Knapp Drive, an existing stub street, into the site at the south property line, as proposed.
COnstruct Knapp Drive as a stub street with temporary bollards. A sign shall be placed on the
5~llards that states, "this road will become an open connection when a public road to Overland
Road is constructed."
COnstruct five stub streets, as proposed.
The frst stub street, South Pond Way, is proposed to stub to the south property line
approximately 1900-feet east o£Easle Road.
The second stub street, South M~ Way, is proposed to stub to the south property line
approximately 500-feet east of Eagle Road.
The third stub street, East Publisher Street, is proposed to stub to the west property line
approximately 730-feet north of Victory Road.
The fourth stub street, North Knapp Avenue is proposed to stub to the north property line
approximately 1,000-feet of the east property line. This stub ~treet is proposed to cross the
Ridenbaush Canal.
The fiRh stub street, East Copper Point Way is proposed to remain as a stub at the north
property line approximately 1,250-~-et west of the east property tine.
Prpvide a paved temporary turnaround at the end of South Murcyah Way' with a temporary
esjsement provided to the District and install a sign at the ternfinus of the roadway stating that,
"'tHIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sisn plan for the
stub street, and the design of the turnaround with District staff.
Sgbmit prelimina~, drawings for the cost of constructin$ the bridge ~rom Sutherland Farms to
the Noah property line. The applicant shall mad trust for one half of thc total cost of thc plans,
material and labor to consuuct the bridge. The road trust or the construction of the bridge shall
b~ phased accordi~ to fwml plattin8 and traffic wan-ants.
COnstruct North Knapp Avenue u 36.foot street sections with curb, gutter and 5-foot wide
~ncrcte sidewalks. The applicant shall be desisnated this roadway as a residential coflector
sttect with no fi'ont-on housing with a~ess restrictions for these street segments stated on the
~ plst. Unless ~ noted, parking shall be prohibited on these street segments.
Cbordinate the si~o~oe plan with District staff.
Construct an alley located on South Nepbdte Way nosdi of East Rolfc Streek as proposed. The
~ey shall have a minimum of 16-feet of ri~ht-of-way and shall be improved by paving the full
width and lensth of the risht-of-way. Dedication of clear title to the risht-of-way, improvement
Suth~land Farm~ ~.mm
Pagg 14
21.
22,
of the alley, and acceptaiice of the improvement by the District as meeting its construction
stmldards are r~quired for ail alleys contained in a proposed development,
Cpnstmct ACttD approved ium~mds at the end of East Shergar Court, East Monet Court,
F.~t Spur Cou~ South ltalo Pl~, F~t Hillis Cour~ East Legal Place and the unnamed cul-de-
s~ roadway that e~ends south from East Copper Point Way, Subr~ a design of the
turnaround for review and approval by District gaff.
,The residential mmarounds shall be constructed to provide a minimum turaing radius of 45-feet
aild the commercial tumaro~ shall be consmlct~ to provide a minimmn taming radius of
f~t. The applicant shall also be required to provide a mlniratlm of a 29--fOOt street SeCtion O11
eiiher side of any proposed c~nter islands within the tumarounds. The medians shall be
¢~nstn~ed a minimum of 4-f~t wide to total a minimum ora 100-square foot area. Dedicate
5ii-feet of rigid-of-way plus the additiozud width of~he median.
.~my proposed landscape islamic/medians within the public rishi-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
24.
25.
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 357-6280
(ivith file number) for de, ils.
Any e~sting irrigation fitcilities shall be relocated outside of the right-of-way.
26.
27.
28.
Utility street cuts in pav~t less than five years old ~re not allowed ~nless approved in writing
by the DisUict. Contact Construction Services at 387-6280 (with file numbers) for details.
,,
.;
All utility relocafiem cOStS a~x~ciated with improvin~ street fron~ges abutting the site shall be
~rne by the developer.
i
Other than the access points specifically approved with this application, direct lot or parcel
~6w~.ss to Eagle Road and Victory Road is prohibited. Lot access restrictior~, as required with
Standani Requirements:
'l. A request for modification, variance or waiver of any requirement or poli~ outlined herein shall
[h~ made in writing to tbe ACHD Planning and Development Supervisor: Thc request shall
~Pecifically identify eacl~ r~llfirelllelR to be roconsid~r~d and incIu_d~ ~. written ¢yolaaation of
Why such a re~lir~ would result in a substaritial hardship or inequity The writlen rexl_uest
~ be submitted to the Oisui~t no ~ than 9:00 am. ontl~ day scheduled for AC, ltD
Commission action, Those items shall be rescheduled for discus,sion with the Commission on
~ next available meeti~ a~enda.
Sttthe. rland Farms. cnun
Page 15
R!~luCSts submiUed to tl~ District ~er 9:00 a.m. on the day scheduled for Commission a~ion
do not provide sufficient:time for District staff to remove fl~e item from the consent agenda
re~ort to the Commission regardin~ thc requested modification, v~rhmce or waiver. Those
items will be acted on by the Commission unless removed from the agenda by thc Commission.
A~Commissioner, a member of ACHD sta~ or any other person objecting to any final action
~ by the Commission may request reconsideration of thnt action, provided the request is not
f~ a r~considera'don of an nction pr~iously requested to be reconsidered, an nction whose
p .~l~tisions have been partly and materiatly carried out, or an action ttmt has created a contractual
relationship with third parties.
Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted
on by all Commissioners present.
Ifa motion to reconsider is made and seconded it is subj~'t to a motion to postpone
to a certa~ time.
The request must be in writing and delivered to the Secretary of the Highway District
no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be recamidered was taken.
Upon receipt of the request, the Secreta~ shall c~use the same to be placed on the
agenda for that next scheduled re~lar Commission meeting.
The request for reconsideration must be supported by written documentation settin~
forth new ~aats and information not presented at the earlier meeting, or a changed
situation that= has developed since the talcing of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
it' a motion to reconsider passes, the e~Fe~t is ~ original rasher is in the ex~
position it occupied the moment he,re it was voted on originally, h will normally be
remm~ to ACriD st~ for furdan' r,.view. Re Commission my set the ate of the
meating at wlfich the matter is to be returned. The Commission shall only take action
on the original matter at a meeting where ~ agen~ notice so provides.
do
At the meeting where the original matter is ngain on the agenda for Commission
action, interested person~ and ACHD sta~ may present such written and oral
testimony ss the President of the Commission determines to be appropriate, and the
Commission m~y tnke any a~tion the majority of the Commission deems advisable.
e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administratiw costs, ss established by the Commission.
Payment of applicable road '.m~. act fees are r~quired prior tO building construction ~ accordance
~ . ~") ~ "~ t"~ ~, ~' ~ . · .
wnh Ordinance #195, also ..~owti-a~ ~i~'~..~'~ Highway Dustnct Road Impact Fee Ordinance.
,-,:~ = :.~ Sutherl~md Farms.cram
MAY 15 02 12:45
o
Ag design and construction shall be in accordance with the A& Coumy Highway District Policy
.Manual. ISPWC Standards a~t approved supplements, Construction Services procedures and all
applicable ACHD Ordinance~ unle~ speci~caib] waived ht~ An engineer' registered in the
Stale of Idaho shall prcp~r¢ and certify ali improvement plans.
The applicant shall submit revised plans for ~taffapproval, prior to issuance of building permit
(& other required permits), which incorporates any required design changes.
Constm~ion, use and prop~y development shall be in conformance with ail applicable
r~lu/rements of the Ada County !-li~hway D/stria prior to District approval for occupancy.
I~ is the responsibility oftl~ applicant to veri~ all t~isti~ utilities within the right-of-way.
.~stin~ utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant ~ b~ required to call DIGL1]~ (1-800-342-1585) at lea~ two full
bhsiness days prior to ~ ~round within ACriD rift-of=way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduit~ (spare or fdled) are
c~ mpromised duri~ a~y phaze of construction.
i .
No change in the te,~ and conditions of this approval shall be valid unless they- are ia writing
~ signed by the applicant or the applicant's authorized representative and an authorized
.r~presentative of the Ada County Highway DisUict. The burden shall be upon thc applicant to
obtain written confirmation of any change from the Ada County Highway DisUict.
Any chanse by the applicant in tim planned use of the property which is the subject of this
application, shall require the applicam to comply with ail rules, rel~ulations, ordinances, plans, or
qther res~atory and lel~ restrictions in force at the time the applicant or its successors in
it~terest advises the Hil~y District of its intent to change the planned use of the subject
~operty unless a waive/variance of said requimnems or other legal relief is 8rnnted pursuant to
the hw in effect at the time the chanse in use is sought.
Conclu~on of l~w:
~CI'ID requirements are intenckg to a,ssm~ that the proposed use/development will not place an
Undue burden on the existi~ vehio~lnr and pedesUian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact thc Plannin~ and Development
Division at 387-6170.
Submitted by'
Commi~on A~on'
Pla~n~ ~nd Dev~ment St~ff
Sutherland Farn~cmm
Pag~ 17
PUBLIC HEARING
SIGN-UP SHEET
DATE
20-Jun-02
PROJECT NUMBER
CUP 02-005
PROJECT NAME
Suthedand Farm
NAME
FOR
AGAINST
JUN 2 0 2002
CITY OF MERIDIAN