ACHD Ustick Property
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ada County Highway District
AZ 05-060
February 16,2006
REQUEST Continued Public Hearing from January 19,2006 - Annexation and Zoning of
4.92 acres from RUT to C-G zone for Ada County Highway District Road Property-
3595 East Ustick Road
ITEM NO.
5
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet / Minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Report
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
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MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
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Emailed:~
Date: Z -It{ t'~
Staff Initials:
Phone: 93%"ð1g() ¿ilIA'
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MEIUDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAlUNG DATE OF FEBRUARY 16,2006
STAFF REPORT
Hearing Datc: 2/16/06
Continued fro111 1/19/06
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TO:
FROM:
Planning & Zoning Commission
Joe Guenther, Associate City Planner
Meridian Planning Depmiment
208-884-5533
SUBJECT:
Ada County Highway District Annexation
AZ-05-060
Armexation and Zoning of 4.92 acres from RUT (Ada County) to
C-G (General Commercial).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County Highway District, has applied for Armexation and Zoning (AZ) to C-
G (General Commercial) for 4.92 acres of property currently zoned RUT in Ada County. The site
is located on the south side of Ustick Road, approximately J /3 mile east of Eagle Road. Tllis site
is cunently rural residential with one single-family residential building and accessory buildings.
The applicant is proposing to construct a collector roadway with the remainder of the property to
be sold for fllture commercial uses. The site will provide a public connection for fllture
commercial cross access in the SE comer of Eagle and Ustick Roads.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. Staff has provided detailed
analysis and reconm1ends that the subject be approved with all requirements for the Development
Agreement (DA) (see below for DA provisions). Staff is recommending approval of the
proposed Ada County Highway District Arl11exation. subnlitted as AZ-05-060 with the
development agreement and concems as detailed in this report. The applicant failed to post the
site 10 days prior to the January 19. 2006 hearing date.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
I move to recommend approval to the City Council of File Number AZ-05-060 as presented in the
staff report for the hearing date of February 16,2006.
Recommend Denial
I move to recommend denial to the City Council of File Number AZ-05-060 as presented in the
staffreport for the hearing date of February 16,2006 for the following reasons: (You should state
specific reasons for denial. The reasons should address how the applicant nlight re-do the
application to gain your recommendation for approval.)
Recommend Continuance
I move to continue File Number AZ AZ-05-060 for the hearing date of February 16, 2006, to
- 2006, and in addition to staff's comments, direct the applicant to make the following
changes: (insert comments here)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 3595 E. Ustick / 3Nl E4
HE C E I-VE,I)
FFB 0 9 2006
CITY OF MERIDA~'.J
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEALUNG DATE OF FEBRUARY 16,2006
b. Owner/Applicant
Ada County Highway District, LLC
3775 Adams Street
Garden City, Idaho 83714
c. Representative:
d. Present Zoning:
Becky McKay, Engineering Solutions
RUT (Ada County)
e. Present Comprehensive Plan Designation: Mixed Use Regional
f. Description of Applicant's Request: Request for Armexation and ZO1ling (AZ) to C-G
(General Connnercial) for 4.92 acres of property cunently zoned RUT in Ada County.
g. Applicant's Statement/Justification: The site is located on a main arterial which has recently
been upgraded as a major arterial with access to a state highway which is appropriate for
commercial/office uses.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on tills matter.
b. Newspaper notifications published on: January 2 and 16, 2006
c. Radius notices mailed to properties within 300 feet on: December 23, 2005
d. Applicant posted notice on site by: February 5,2006
6. LAND USE
a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site.
b. Description of Character of Sunounding Area: The parcels to the south and west are
either zoned commercial or proposed commercial zones. To the north is the approved Lowe's
building. Perkins-Brown Subdivision, an Ada County single-fanli1y development lies east of
the subject site and the proposed ACHD collector road right of way. Tllis area is rapidly
transitioning fi'om rural to urban/commercial.
c. Adjacent Land Use and Zoning:
1. North:
Commercial, zoned C-G, Lowes
2. East: Rural residential, zoned RUT (Ada County)
3. South: Redfeather Subdivision, zoned C-G
4. West:
Single-fanlily/Commercial, zoned RUT proposed C-G
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer:
Location of water:
Sewer is available in U stick Road.
Water is available in Ustick Road
Issues or concerns:
None.
ADA COUNTY HJGHW A Y DISTRICT ANNEXATION - AZ-05-060
PAGE 2
crry OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT FOR THE HEARING DATE OF FEBRUARY 1 (',2006
2. V cgetation: There are some existing trees on this site that should be protected or
mitigated for when this property develops.
3. Floodplain: N/ A
4. Canals/Ditches lITigation: All inigation ditches, laterals and canals should be tiled
when tllis property develops.
5. Hazards: Staff is not aware of any hazards associated with this propeliy.
6. Proposed ZO1ling: C-G (General Commercial)
7. Size of Property: 4.92 acres
f. Subdivision Plat hlformation: The applicant has not subnlitted a preliminary plat with
the subject annexation application. Staff recommends that the City include specific concepts
witllin a Development Agreement (DA) for developing the subject propeliy. Please see
Analysis below for recommended DA provisions.
g. Landscaping:
1. Width of street buffer(s): Per City Code, a 35-foot wide landscape street buffer is
required adjacent to Ustick Road, an arterial roadway (ODC 11-2A-4).
2. Width ofbuffer(s) between land uses: N/A all propeliies are proposed as C-G
h. Required Commercial Standards:
Setbacks
C-G
Proposed
Required
Landscape (COlmnercial)
Arterial Road (Ustick) NA
Collector Street (Future) NA
Use buffer (residential/commercial)NA
35
20
25
i. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not
proposing to develop/plat this property at tllis time. There will be a future collector roadway
at this site which will eventually connect Ustick Road and Fairview Road. The applicant is
proposing to take the required right of way, divide the property and sell the remainder as C-G
zoned property for development. There will be no direct lot access to the future road and a
system of cross access points or internal streets will be established by AcrID.
7. COMMENTS MEETING
On December 30,2005, ajoint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Smlitary Services Company.
These agencies were unable to comment as there was no conceptual design provided. No
comments are included with this report as all uses will require at nlillimum a celiificate of zoning
compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
TIlis property is designated "Mixed Use Regional" on the Comprehensive Plan Future Land Use
Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that
is situated in highly visible or transitioning pmis of the City where iImovative and flexible design
opportunities are encouraged. The MU-R has no upper linlit on the square footage of non-
residential uses and is intended to allow a broad range of uses. Staff reconuuends that the
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT POl\ TI-lE HEARING DATE OF FEBRUARY 16,2006
Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when detennining the most appropriate zone for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public serVlces.
(Chapter VII, Goal Ill, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the land'} will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriffs
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The suqject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a commercial zone adjacent to proposed or established
commercial districts. Sta.fJfìnds that impacts to the existing residential properties to the east
can be limited through design as to be compatible with the proposed development (f
appropriate fencing, access points, and landscaping are installed with this project and in
cooperation with the future ACHD collector road.
"Permit new. . .commercial developments only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, pg. 26, Goal I, Obj. A, #6)
Municipal water, solid waste and other services exist to this area of Meridian.
.
.
"Locate new community commercial areas on arterials. . .near residential areas in such a way
as to complement with adjoining residential areas." (Chapter VII, pg. 43, Goal III, Obj. D,
ADA COUNTY 1-I1Gl-IW A Y DlSTRJCT ANNEXA TJON - AZ-O5-060
PAGE 4
CITY OF MERlDlANPLANNING DEPARTMENT STAFF REPORT FOR HIE HEARING DATE OF FEBRUARY 16, 2006
#3)
The proposed commercial use is located at the intersection of a jÌlture collector road and an
arterial roadway. A 35~foot wide street buffer will be required along Ustick Road and a 20-
foot wide street lniffer will be installed as a part of the 1vestern side of the collector roadway
to be designed in part to mitigate potential negative impacts upon the vehicular traffic on
arterial roads and fÚture vehicular impact on existing residential uses. There are several
major commercial developments with associated mixed use residential developments
occurring in the area to which the proposal will provide service.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107,
Goal N, Obj. D, #2)
The curb cuts and access points will be designed to be consistent with other proposals of this
size and nature. However, these will be approved with the filing of a detailed development
proposal and full review by ACHD.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
.
For the future collector roadway, one access road to Ustick Road with afuture connection to
the south through Red feather Estates. Cross access will be required east and west of the site.
Staffis generally supportive of the conceptual connectivity proposal.
Review new development for appropriate opportU1lities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
No stub streets are currently provided to the subject site. See bullet above.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to tills
application:
.
"The capacity of arterial. . .roadways can be greatly dinlinished by excessive driveway
connections to the roadways. The City should cooperate with Achd to nlinimize access points
on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72)
"Develop methods, such as cross-access agreements, ffontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
"Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
.
.
Stafffinds that the proposed C-G zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2Iists the permitted, accessory,
and conditional uses in the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways. C~G General Retail And Service
Commercial District: The purpose ofthe C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
ADA COUNTY HIGHWAY DlSTRICT ANNEXATION - AZ-OS-060
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
of the impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major llighway or miel1al streets; to fulfill the need oftravel-re1ated
scrviccs as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustel1ng of commercial
development.
10. ANALYSIS
a. Arlalysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested C-G zone is appropriate for this propeliy. Please
see Exhibit B for detailed analysis of the required facts and findings.
The annexation legal description subnlitted with the application (stamped on
November 3, 2005 by Gregory G. Carter, PLS) shows the property as contiguous to
the existing corporate boundary of the City of Meridian.
Special Considerations:
Development AQ:reement: UDC 11-5B-3D2 and Idaho Code § 65-6711A
provides the City the authority to require a propeliy owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan desiQ:nation and does not neQ:atively impact nearby
properties.
Prior to the mmexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
amlexation ordinance adoption), and the developer. The applicant shall contact
the City Attomey. Bill Nary, at 888-4433 within 18 months to initiate this
process. The DA shall incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
That the applicant will be responsible for aU costs associated with the
sewer and water service extension.
That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available ITom the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
That a street buffer, constructed in accordance with City Code, be
.
.
.
.
.
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGE 6
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEA1UNG DATE OF FEBRUARY ]6,2006
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insta11ed along Ustick Road and the future collector roadway.
That whcn a preliminary plat is submitted to the City, the entire 4.92
acres that are the subject property for AZ-05-060 will be included within
the boundaries of said plat (no out-parcels).
That when a preliminary plat is subnlitted to the City, no direct lot access
to Ustick Road will be al1owed. At such time as individual uses are
proposed, direct access to Ustick Road shall be prohibited. Tilis is not
intended to prohibit a public street cOlmection to Ustick Road.
That in the case of any division of the property cross access to parcels
south and west of the site be granted at intervals to be detel11lined by
ACHD.
0
0
b. Staff Recoll1mendation: Staff recommends that the subject property be annexed into
the City with a C-G zoning designation with the aforementioned Annexation & Zoning
provisions included in a Development Agreement.
11. EXHffiITS
A. Legal Description
B. Required Findings from Zoning Ordinance
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-O5-060
PAGE 7
, f l"MEONT STAFF RFPORT FOR THE HEARlNG DATE OF FEBRUARY] 6,2006
CITY OF MERIDIAN PLANN1NG DEr A {, ., ~.
A. Legal Description
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Project No, 05-341
p"O"- (l08) s.6.8570
Fõ<. (l08) 084.H'I9
November4,2005
Proposed CoG Zone
Ada County Highway District Annexation
A parcel of land located in the East half of the East haff of lot 4 in Section 4,
Township 3 North. Range 1 East, Boise Meridian, Ada County, Idaho. more particularly
described as follows:
Beginning at the Northeast corner of said Lot in Section 4;
Thence South 89"35'22" West 166.19 feet to a point;
Thence South 0.00'08" West 1,290.34 feet to a point;
Thence North 89"32'42" East 16619 feetto a point;
Thence North 0.00'9" West 1,290.21 feat to the POINT OF BEGINNING.
containing 4.92 acres, more or less.
Prepared by:
Idaho Survey Group, P.C.
Gregory G. Carter, P.l.S.
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CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
CITY or MERlDJAN PLANNING DEPARTMENT STAFf REPORT fOR TIlE HEARING DATE OP FEBRUARY 16,2006
B. Required Findings from Zoning Ordinance
1. A.rl11exation Findings:
5.
B-1
Upon recommendation from thc Commission, the Council shall make a full
investigation and shall, at the public hearing, review thc application. In order to
grant an annexation and/or rezone, the Council shall make the following findings:
1.
The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subject propeliy to C-G. Staff finds
that the proposed zoning map amendment complies with the applicable
provisions of the comprehensive plan. Please see Comprehensive Plan Policies
and Goals, Section 8, ofthe Staff Report.
The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff
finds that future development of this property should comply with the established
regulations and purpose statement of the C-G zone.
2.
3.
The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and
Council rely on any oral or written testimony that may be provided when
detennining this finding.
The map amendment shall not result in an adverse impact upon the delivery
of services by any political subdivision providing public services within the
City including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing
se.rvices to this site.
4.
The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
lfthe applicant enters into a Development Al.!:reement (DA) with the City, staff
finds that the mmexation and zoning oftllis property to C-G would be in the best
interest of the City.
Meridian Planning & Zoning
January 19, 2006
Page 37 of 92
MOTION CARRIED: ALL AYES.
Item 12:
Public Hearing: AZ 05-060 Request for Annexation and Zoning of 4.92
acres from RUT to C-G zone for Ada County Highway District Ustick
Road Property by the Ada County Highway District - 3595 East Ustick
Road:
Rohm: The next item is AZ 05-060 for Ada County Highway District Ustick Road
property and there has been a request to continue this until the February 16th regularly
scheduled meeting of Planning and Zoning, due to lack of posting.
Guenther: Mr. Chairman?
Rohm: Could I get a motion to that effect?
Guenther: Mr. Chairman --
Zaremba: So moved.
Guenther: -- if you wanted to table it until February 2nd, that would also work. There is
a neighboring property that will be heard on the 16th and that is why they -- that item
was requested for a month, instead of two weeks.
Rohm: I think the 16th is a good date for that to hear the two projects at the same time.
So, thank you for your comment, but this -- I think the 16th would be better from my
perspective. Would someone like to make a motion to that effect?
Zaremba: I'll remake the motion that we continue AZ 05-060 to our regularly scheduled
meeting of February 16th, 2006.
Moe: Second.
Rohm: It's been moved and seconded that we continue AZ 05-060 to February 16th,
2006. All those in favor say aye. Opposed same sign? Okay. Motion carries.
MOTION CARRIED: ALL AYES.
Zaremba: I'm sorry, on the last one did I also understand there was a notice problem?
Are they aware it needs to be noticed?
Guenther: They failed to post, so they will have to re-notice, I believe.
Zaremba: Okay.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
February 16 2006
ITEM #
PROJECT NUMBER
PROJECT NAME
AZ 05-060
5
Ada County Highway District Ustick Road Property
NAME LEASE PRINT)
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FOR
AGAINST NEUTRAL
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MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ada County Highway District
January 19, 2006
ITEM NO.
REQUEST Annexation and Zoning of 4.92 acres from RUT to C-G zone for
Ada County Highway District Road Property - 3595 East Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTH ER:
Contacted:
Emailed:
COMMENTS
See attached Staff Report
No Comment
No Objections
No Comment
Date:
Staff Initials:
Phone:
AZ 05-060
12
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Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
STAFF REPORT
TO:
FROM:
Hearing Date: . J /19/06
Plmming & Zoning Commission
Joe Guenther, Associate City Plam1er
Meridian Planning Department
208-884-5533
SUBJECT:
Ada County Highway District
Armexation
AZ-05~060
Armexation and Zoning of 4.92 acres from RUT (Ada County) to
C-G (General Commercial).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County Highway District, has applied for Armexation and Zoning (AZ) to C-
G (General Commercial) for 4.92 acres of property currently zoned RUT in Ada County. The site
is located on the south side of Us tick Road, approximately 1/3 nlile east of Eagle Road. This site
is currently rural residential with one single-fanlily residential building and accessory buildings.
The applicant is proposing to construct a collector roadway with the remainder of the property to
be sold for future commercial uses. The site will provide a public connection for future
commercial cross access in the SE comer of Eagle and Ustick Roads.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. Staff has provided detailed
analysis and recommends that the subject be approved with all requirements for the Development
Agreement (DA) (see below for DA provisions). Staff is recommending approval of the
proposed Ada Countv Hil!hwav District Armexation. subnlitted as AZ-05-060 with the
development agreement and concerns as detailed in this report.
3. PROPOSED MOTION (to be considered after the public hearing)
. Recommend Approval
I move to recommend approval to the City Council of File Number AZ-05-060 as presented in the
staff report for the hearing date ofJanuary 19, 2006.
Recommend Denial
I move to recommend denial to the City Council of File Number AZ-05-060 as presented in the
staffreport for the hearing date of January 19, 2006 for the following reasons: (You should state
specific reasons for denial. The reasons should address how the applicant nlight fe-do the
application to gain your recommendation for approval.)
Recommend Continuance
I move to continue File Number AZ AZ-05-060 for the hearing date of January 19, 2006, to
- 2006, and in addition to staffs comments, direct the applicant to make the following
changes: (insert comments here)
4. APPLICATION AND PROPERTY l<'ACTS
a. Site Address/Location:
b. Owner! Applicant
3595 E. Ustick / 3NIE4
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF JANUARY [9,2006
Ada County Highway District, LLC
3775 Adams Street
Garden City, Idaho 83714
c. Representative: Becky McKay, Engineering Solutions
d. Present Zoning:
RUT (Ada County)
e. Present Comprehensive Plan Designation: Mixed Use Regional
f. Description of Applicant's Request: Request for Armexation and Zoning (AZ) to C-G
(General Commercial) for 4.92 acres of property currently zoned RUT in Ada County.
g. Applicant's Statement/Justification: The site is located on a main arterial wruch has recently
been upgraded as a major arterial with access to a state highway wruch is appropriate for
commercial/office uses.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: January 2 and 16, 2006
c. Radius notices mailed to properties witrun 300 feet on: December 23, 2005
d. Applicant posted notice on site by: January 9,2006
6. LAND USE
a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site.
b. Description of Character of Surrounding Area: The parcels to the south and west are
either zoned commercial or proposed commercial zones. To the north is the approved Lowe's
building. Perkins-Brown Subdivision, an Ada County single.family development lies east of
the subject site and the proposed ACHD collector road right of way. Trus area is rapidly
transitioning from rural to urban/commercial.
c. Adjacent Land Use and Zoning:
1. North:
2. East:
Commercial, zoned C-G, Lowes
Rural residential, zoned RUT (Ada County)
3. South:
4. West:
Redfeather Subdivision, zoned C-G
Single-family/Commercial, zoned RUT proposed C-G
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer:
Location of water:
Sewer is available in Ustick Road.
Water is available in Ustick Road
Issues or concerns:
None.
2. Vegetation:
There are some existing trees on this site that should be protected or
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
mitigated for when tills property develops.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled
when tills property develops.
5. Hazards: Staff is not aware of any hazards associated with tills property.
6. Proposed Zoning: C-G (General Commercial)
7. Size of Property: 4.92 acres
f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with
the subject annexation application. Staff recommends that the City include specific concepts
within a Development Agreement (DA) for developing the subject property. Please see
Analysis below for recommended DA provisions.
g. Landscaping:
1. Width of street buffer(s): Per City Code, a 35-foot wide landscape street buffer is
required adjacent to Ustick Road, an arterial roadway (UDC 11-2A-4).
2. Width ofbuffer(s) between land uses: N/A all properties are proposed as C-G
h. Required Commercial Standards: C-G
Setbacks
Proposed
Required
Landscape (Commercial)
Arterial Road (Ustick) NA
Collector Street (Future) NA
Use buffer (residential/commercia1)NA
35
20
25
i. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not
proposing to develop/plat this property at tills time. There will be a future collector roadway
at this site willch will eventually connect Ustick Road and Fairview Road. The applicant is
proposing to take the required right of way, divide the property and sell the remainder as C-G
zoned property for development. There will be no direct lot access to the future road and a
system of cross access points or internal streets will be established by ACHD.
7. COMMENTS MEETING
On December 30, 2005, ajoint agency and departments meeting was held with service providers
in tills area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Sm1itary Services Company.
These agencies were unable to comment as there was no conceptual design provided. No
comments are included with this report as all uses will require at minimum a certificate of zoning
compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Tills property is designated "Mixed Use Regional" on the Comprehensive Plan Future Land Use
Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that
is situated in highly visible or transitioning parts of the City where innovative and flexible design
opportunities are encouraged. The MU.R has no upper limit on the square footage of non-
residential uses and is intended to allow a broad range of uses. Staffreconunends that the
Commission and Council rely on any verbal or written testimony that may be provided at the
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAlUNG DATE OF JANUARY 19,2006
public hearing when determining the most appropriate zone for tllis property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
suqject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a commercial zone adjacent to proposed or established
commercial districts. Staff finds that impacts to the existing residential properties to the east
can be limited through design as to be compatible with the proposed development if
appropriate fencing, access points, and landscaping are installed with this project and in
cooperation with the future A CHD collector road.
"Permit new. . .commercial developments only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, pg. 26, Goal I, Obj. A, #6)
Municipal water, solid waste and other services exist to this area of Meridian.
.
"Locate new community commercial areas on arterials. . .near residential areas in such a way
as to complement with adjoining residential areas." (Chapter VII, pg. 43, Goal III, Obj. D,
#3)
.
ADA COUNTY HTGHW A Y DISTlUCT ANNEXA nON - AZ-O5-060
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
The proposed commercial use is located at the intersection of a future collector road and an
arterial roadway. A 35~foot wide street buffer will be required along Ustick Road and a 20-
foot wide street buffer will be installed as a part of the western side of the collector roadway
to be designed in part to mitigate potential negative impacts upon the vehicular traffic on
arterial roads and future vehicular impact on existing residential uses. There are several
major commercial developments with associated mixed use residential developments
occurring in the area to which the proposal will provide service.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107,
Goal IV, Obj. D, #2)
The curb cuts and access points will be designed to be consistent with other proposals of this
size and nature. However, these will be approved with the .filing of a detailed development
proposal and full review by ACHD.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
.
For the future collector roadway, one access road to Ustick Road with a future connection to
the south through Red feather Estates. Cross access will be required east and west of the site.
Staff is generally supportive (~f the conceptual connectivity proposal.
Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
No stub streets are currently provided to the subject site. See bullet above.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to tills
application:
.
"The capacity of arterial. . .roadways can be greatly dinlinished by excessive driveway
connections to the roadways. The City should cooperate with Achd to nlininlize access points
on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72)
"Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
"Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
.
.
Stafffinds that the proposed C-G zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists the permitted, accessory,
and conditional uses in the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs ofthe community in accord with the Meridian Comprehensive Plan.
Four Districts are designated wmch differ in the size and scale of commercial structures
accommodated in the district, the scale and nlix of allowed commercial uses, and the location
of the district in proximity to streets and highways. C~G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses wmch
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses wmch are auto and service oriented and are located
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-OS-060
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
in close proximity to major highway or arterial streets; to fulfill the need of travel-related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be cOlmected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
10. ANALYSIS
a. Analysis of Facts Leading to StaffReconunendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested C-G zone is appropriate for this property. Please
see Exmbit B for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (stamped on
November 3, 2005 by Gregory G. Carter, PLS) shows the property as contiguous to
the existing corporate boundary of the City of Meridian.
Special Considerations:
Development Agreement: UDC 11-5B-3D2 and Idaho Code § 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fasmon that is consistent with the
comprehensive plan designation and does not nel!atively impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney. Bill Nary. at 888.4433 within 18 months to initiate tms
process. The DA shall incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
That the applicant will be responsible for all costs associated with the
sewer and water service extension.
That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
That a street buffer, constructed in accordance with City Code, be
installed along Ustick Road and the future collector roadway.
.
.
.
.
.
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
.
That when a preliminary plat is submitted to the City, the entire 4.92
acres that are the subject property for AZ-05-060 will be included within
the boundaries of said plat (no out~parcels).
That when a preliminary plat is submitted to the City, no direct lot access
to Ustick Road will be allowed. At such time as individual uses are
proposed, direct access to Ustick Road shall be prollibited. Tills is not
intended to prol1ibit a public street connection to Ustick Road.
That in the case of any division of the property cross access to parcels
south and west of the site be granted at intervals to be determined by
ACHD.
.
.
b. Staff Recommendation: Staff recommends that the subject property be annexed into
the City with a C-G zoning designation with the aforementioned Annexation & Zoning
provisions included in a Development Agreement.
11. EXHIBITS
A. Legal Description
B. Required Findings from Zoning Ordinance
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
PAGE 7
CITY OF MERIDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
A. Legal Description
..-;" ..' ~~~~:~
GROUP
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M...idion, ldooo 83M2
Project No. 05-341
pt,one (lOB) 846.8570
Fa~ (208) 094.H?9
November4,2005
Proposed G.G Zone
Ada County Hìghway Oìstrìct Annexation
T ~ parcel of land located in the, East half of the East half of Lot 4 in Section 4
d~==~~~~ ;s~~~~~~:ange 1 East, Boise Meridian, Ada County. Idaho. more particu'larly
Beginnio9 at the Northeast corner of said Lot in Section 4;
Thence South 89°35'22" West 166.19 feel to a point;
Thence South 0°00'08" West 1.290.34 feet to a poin t;
Thence North 89°32'42" East 166.19 feel to a point;
. Thence North 0'00'9" West 1,290.21 feet to the POINT OF BEGINNING
containing 4.92 acres, more or less. '
Prepared by:
Idaho Survey Group, P.C.
Gregory G, Carter, PLS
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
B. Required Findings from Zoning Ordinance
1. Armexation Findings:
Upon recommendation from the Commission, the Council shall make a full
investigation and shall, at the public hearing, review the application. In order to
grant an annexation and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subj ect property to C-G. Staff finds
that the proposed zoning map amendment complies with the applicable
provisions ofthe comprehensive plan. Please see Comprehensive Plan Policies
and Goals, Section 8, of the Staff Report.
B-1
2.
The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff
finds that future development oftms property should comply with the established
regulations and purpose statement of the C-G zone.
The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and
Council rely on any oral or written testimony that may be provided when
determining this finding.
The map amendment shall not result in an adverse impact upon the delivery
of services by any political subdivision providing public services within the
City including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing
services to tms site.
3.
4.
5.
The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
If the applicant enters into a Development Agreement (DA) with the City. staff
finds that the annexation and zoning of tms property to C-G would be in the best
interest ofthe City.
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Return to:
0 Boise
0 Eagle
O_Garden City
M'Meridian
0 Kuna
OACZ
0 Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
fr. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.,
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
0 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
0 central sewage 0 community sewage system 0 community water well
0 interim sewage 0 central water
0 individual sewage 0 individual water
0 9. The following plan{s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
0 central sewage 0 community sewage system 0 community water
0 sewage dry lines 0 central water
0 10. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until. high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: IZ/-.L£J 01-
Reviewed By: z.. ~.~
Review Sheet
15726.001EHO904
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TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendtions to the City of Meridian
Attn: Planning Department, by: January 12, 2006
Transmittal Date: December 12,2005 File No.: AZ 05-060
Hearing Date: January 19, 2006
Request: Annexation and Zoning of 4.92 acres from RUT to C-G zone
for Ada County Highway District Ustick Road Property
MAYOR
Tanuny de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Charles M. ROlmtree
Shaun Wardle
Christine Donnell
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
By: Ada County Highway District
Location of Property or Project: 3595 East Ustick Road
DEe+'tiÐ85
Parks & Recreation
11 W. Bower Street
888-3579 / fax 888-6854
- David Zaremba (no FP)
David Moe (no FP) .
- Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP)
= Tammy de Weerd, Mayor
- Charlie Rountree, C/C
Christine Donnell, C/C
= Keith Bird, C/C
- Shaun Wardle, CIC
----JNater Department
L Sewer Department
- Sanitary Services(NoVAR. VAG, FP)
- Building Department
Fire Department
= Police Department
City Attorney
= City Engineer
- City Planner
- Parks Department
Planning & Zoning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6854
Police
1401 E. Watertower Lane
888-6678 / fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 895-9551
Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
Your Concise Remarks:
- Meridian School District (No FP)
Meridian Post Office(FP/PP only)
== Ada County Highway District
- Ada County Development Services
Central District Health
- Nampa Meridian Irrig. District
Settlers Irrig. District
- Idaho Power Co. (FP,PP,CUP)
Qwest (FP/PP only)
-Intermountain Gas (FPIPP only)
- Bureau of Reclamation (FP/PP only)
== Idaho Transportation Dept. (No FP)
- Ada County Ass. Land Records
- Meridian De~ent ~~.
- Historical P!tr¡t}.I!J'l V E D
DEC 2 0 2005
CITY OF MERIDIAN
CITY CLERK OFFlrr:
~
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N. W. 8th Street
888-5242/ fax 884-1159
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 CITY ATIORNEY /HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
~&~1~Z:;~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
19 December 2005
phones: Areo Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning Department
City of Meridian
. .., --660-'E;-Watertower- Laß\7 Suite 202,,-- ,-,'
Meridian, ID 83642
R~~Ç,E ~ ~\lED
t¿\N 0 3 2005
CITY OF MERIDIAN
AZ 05-060/ Ada County Highway District U stick Road PropertF I TY C L E R K 0 r= Fie F
-,',,"-,--,.-,--,- -'- -. .-- u
RE:
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation and Zoning of 4.92 acres from RUT to C-G zone for Ada County Highway District
Ustick Road Property.
Sincerely,
ß.;Q i:J ,"'> -oØ' .~
Bill Henson
Asst. Water Superintendent
Nampa& Meridian Inigation District
BH/dbg
C:
Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23.000
BOISE PROJECT RIGHTS - 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
January 19, 2006
ITEM #
12
PROJECT NUMBER
AZ 05-060
ACH 0 Ustick Road Property
PROJECT NAME
NAME (PLEASE PRINT)
rll'c ,0 .
FOR
AGAINST NEUTRAL
5::> 1ov \"
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