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AZ 05-064
MERIDIAN PLANNING & ZONING MEETING
January 19, 2006
APPLICANT Tuscany Development, Inc.
ITEM NO.
16
REQUEST Annexation and Zoning of 116.81 acres from RUT to an R-8 zone for Bear
Creek West Subdivision - south of West Overland Road and west of South Stoddard
Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY SEWER DEPT:
No Comment
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CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached Comments from ITD; affidavit of Posting; letter from Armstrong
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Materials presented at public meetings shall be&.t.,e property of the City of Meridian.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 1/1912006
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CITY OF MERI'DIAN
CITY CLERK OFFICE
TO:
FROM:
SUBJECT:
Planning & Zoning Commission
Josh Wilson, Associate City Planner
Bear Creek West Subdivision
. AZ-05-064
Annexation and Zoning of 116.81 acres from RUT and Rl to R-8 zone
. PP-05-064
Preliminary Plat of 320 single family building lots and 34 common lots on
116.81 acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Tuscany Development, has applied for Annexation and Zoning (AZ) of 116.81 acres from
RUT and Rl (Ada County) to R-8 (Medium.Density Residential) and Preliminary Plat approval of 320
single family residential lots and 34 common lots. The site is located west of Stoddard Road, east of
Linder Road, and south of Overland Road. This site currently contains vacant land.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and
CUP/PD) were submitted to the Planning Department for concurrent review. Below, staff has provided
a detailed analysis and recommended conditions of approval for the requested annexation and zoning and
preliminary plat applications. However. as of the print deadline, ACHD has not heard the development
and the item is on the January 25, 2006 ACHD Commission agenda. Therefore. staff recommends that
the Commission hold the public hearing on the subject development at the January 19th hearing. and
direct the applicant on any changes that may be preferred. Staff further recommends that the subject
applications AZ-05-064 and PP-05-048 be continued to allow the ACHD to hold a public hearing for the
project. NOTE: Although staffs recommendation is for continuance. staff has included conditions of
approval. This has been done to expedite the hearing process and allow the Commission and the applicant
the opportunity to comment on the proposed conditions at the January 19th hearing.
3. PROPOSED MOTIONS
Recommend Approval (All Applications)
I move to recommend approval to the City Council of File Numbers AZ-05-064 and PP-05-064
as presented in the staff report for the hearing date of January 19, 2006, and the preliminary plat dated
November 15, 2005 with the following modifications to the conditions of approval: (add any proposed
modifications).
Recommend Denial (All Applications)
I move to recommend denial to the City Council of File Numbers AZ-O5-064 and PP-05-064 as
presented in the staff report for the hearing date of January 19, 2006, and the preliminary plat dated
November 15, 2005 for the following reasons: (you must state specific reasons for denial).
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ~05-064 and PP-05-064 to (date
certain).
Bear Creek West Subdivision AZ-05-064, PP-O5-0M
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY] 9,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
West of S. Stoddard Road, east of S. Linder Road, and south ofW. Overland Road
WII2, Section 24, T3N Rl W
b. Owners:
1. Tuscany Development
P.O. Box 344
Meridian, Idaho 83642
2. Kenai Partners, LLC
6223 N. Discovery Way
Boise, ill 83713
3. Richard C. and Rebecca Groves
6223 N. Discovery Way
Boise, ill 83713
4. Nick and Zhana Hansen
P.O. Box 140838
Boise, ill 83714
c. Applicant:
Tuscany Development
P.O. Box 344
Meridian, Idaho 83642
d. Representative: Becky McKay, Engineering Solutions, LLP
e. Present Zoning: RUT and Rl
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): November 15,2005
2. Date of Landscape Plan (attached as Exhibit A2): November 11,2005
h. Applicant's Statement/Justification (reference submittal material): "It is in the best interest of
the City that the property be annexed to the City of Meridian with a zoning of R-8. The project
will provide a diversity of housing and lot sizes. The proposed overall net density (3.52) of the
project complies with the City's designation of Medium Density Residential, which calls for 3-8
units per acre. The proj ect offers a variety of lot sizes within the development and construction of
a portion of the City of Meridian's multi -use pathway system. The proj ect also offers amenities
for the neighborhood while still providing an urban density development."
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of UDC ll-5B.6, a public hearing is required before
Bear Creek West Subdivision AZ-05-064, PP-05-064
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
the City Council on this 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: January 9, 2006
6. LAND USE
a. Existing Land Use(s): Vacant land and a rural residence
b. Description of Character of Surrounding Area: Mostly agricultural land with some rural
residences and the existing Bear Creek Subdivision to the east.
c. Adjacent Land Use and Zoning
1. North: Existing rural residences and agricultural land, zoned RUT and Rl (Ada
County) and R-8.
2. East: Existing residences in Bear Creek Subdivision, zoned R-4 and a future middle
school site, zoned RUT (Ada County).
3. South: Existing rural residences in Eggers, Model Farm Acres, and Pebble Lane
Estates Subdivisions, zoned Rl (Ada County).
4. West: Rural residences in Ariel Estates Subdivision, zoned Rl (Ada County) and
agricultural land, zoned RUT (Ada County).
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Currently not serviceable. Will sewer in the future to the
Black Cat Trunk.
Location of water: There is water in S. Stoddard.
Issues or concerns: The need for a second water feed. Not currently serviceable
by the City of Meridian's sewer system.
2. Vegetation: None.
3. Flood plain: NA
4. Canals/Ditches Irrigation: The property is bounded on the south by the Ridenbaugh
Canal.
5. Hazards: None.
6. Proposed Zoning: R-8
7. Size of Property: 116.81 acres
f. Subdivision Plat Information
1. Residential Lots: 320
2. Non.residential Lots: 1
3. Total Building Lots:
321
4. Common Lots:
34
Bear Creek West Subdivision AZ-05-064, 1'1'-05-064
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
5. Other Lots: N/A
6. Total Lots: 354
7. Open Lots: 34
8. Residential Area: 116.81
9. Gross Density: 2.74 units per acre
g. Landscaping
1. Width of street buffer(s): A 25-foot wide street buffer is required along Linder Road
which is an arterial street, and a 20-foot wide street buffer is required along Stoddard
Road, which is an urban collector (UDC 11.2A-5). The applicant is proposing a 35-
foot wide landscape buffer along Linder Road and a 30-foot wide landscape buffer
along Stoddard Road Road. Staff is generally supportive of the street buffer widths
proposed, however the existing home on Linder Road that is to remain must take
access from internal streets within the subdivision and a 25-foot street buffer must be
provided along Linder Road adjacent to the home. Street buffers are not required on
any of the internal, local streets. The applicant is proposing to provide a 20-foot street
buffer on W. Kodiak Drive, which is consistent with a collector roadway. Staff is
supportive of the proposed street section design.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 16.38 acres/14% (including street buffers) and 12.05
acres/10.3% (excluding street buffers).
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC ll-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11- 3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-8 zone for detached single family
R-8 Standard
Front (Living area)
Front (Garage)
Side
Rear
15 feet
20 feet
4 feet
12 feet
Max. Building Height
35 feet.
Min. Lot Size 5,000 square feet
Min. Street Frontage 50 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from Kodiak Drive, with one access point to S. Linder Road and
one access point to S. Stoddard Road. The existing access to Linder Road must be eliminated.
Please see ACHD report and discussion below for details.
7. COMMENTS MEETING
On December 30, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
Bear Creek West Subdivision AZ-05-064, PP-05-0M
PAGE 4
CITY OF MERlDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the'Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain from three to eight dwellings per acre
(see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 320 single-family lots
on 116.81 acres for a gross density of 2.74 dwelling units/acre. As allowed by Note #2 on the face of the
Future Land Use Map, the applicant is requesting a step down in density and zoning designation. from
medium to low. A Comprehensive Plan Map amendment is not required for the City to process the
applicant's request for the R-8 zone for a property designated for Medium Density Residential use. Staff
finds that the following Comprehensive Plan policies apply to this application:
.
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result q{ the suqject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services. and Sanitary
Services Company.
.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Bear Creek West Subdivision AZ-O5-064, PP-05-064
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
A six-foot tall closed fence has been proposed around the entire perimeter qf the development.
Prior to house construction. fencing should be constructed around the perimeter of this site.
.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive qf the proposed pedestrian connections to adjacent properties and along the
Ridenbaugh Canal.
.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See above.
.
Chapter VII, Goal IV, Objective D, Action 2 ~ Restrict curb cuts and access points on
collectors and arterial streets.
One public street access to Linder Road and one public street access to Stoddard Road are
proposed, and staff is recommending that access from the existing home to Linder Road not be
allowed. Direct lot access to Linder Road and Stoddard Road should be prohibited by a note on
the plat.
.
Chapter VII, Goal IV, Objective C, Action 1 ~ Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Stafffinds that the existing residential properties to
the south, east and west are compatible with the proposed development.
.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi~family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zone. Stafffinds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists multifamily developments as a
Conditional Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
Bear Creek West Subdivision AZ-O5-064, PP-05-064
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
ANNEXATION ANAL YS]S: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed multifamily development. Please see Exhibit
D for detailed analysis offacts and findings.
The annexation legal description submitted with the application (prepared on November 11, 2005
by Gregory Carter, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
Special Considerations:
Perimeter Sidewalk: A future middle school site is planned to open at the northeast comer of the
project on Stoddard Road. At past meetings, the City Council and the public have expressed
concerns over the lack of sidewalks adjacent to arterial streets and how difficult it is for children
to walklbike to nearby schools. In light of these concerns, staff recommends that the applicant be
required to construct a 5-foot wide detached sidewalk along their frontage of S. Stoddard Road
and W. Kodiak Drive, prior to issuance of building permits in the first phase of the development.
Development A¡;rreement: UDC 11-5B-3.D.2 and Idaho Code § 65-671lA 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 fashion that is consistent with the
comprehensive plan desill11ation and does not ne¡;ratively 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 Citv Attornev, Bill Nary, at 888.4433 to initiate this
process within 18 months of City Council approval of the annexation request. 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 oftraffic, 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
Bear Creek West Subdivision AZ-O5-064, PP-O5-064
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
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 pennit, the subject property be subdivided in
accordance with the City of Meridian Unified Development Code.
. That five-foot wide sidewalks and street buffers, constructed in accordance with City Code,
be installed along S. Stoddard Road and W. Kodiak Drive prior to occupancy of any new
dwelling units.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed townhouse residential
products. Please see Exhibit D for detailed analysis of facts and findings.
I. Church Use to the North of the Property: Staff has been made aware that there is an
existing indoor/outdoor church located adjacent to the north property line of the project.
The representative of the church is concerned about conflicts between the existing church
use and the homes proposed on the north boundary. There is an approved P A system on
the church property which may cause conflicts with residential properties which are
adjacent. Please reference the letter dated December 12, 2005 from Dana Armstrong to
Becky McKay regarding the church's concerns. The Commission and Council should
consider public testimony to detennine whether the proposal will have detrimental effects
on adjacent properties.
2. Street Buffer alonl! Linder Road and Stoddard Road: A 25-foot wide street buffer is
required along Linder Road which is an arterial street, and a 20-foot wide street buffer is
required along Stoddard Road, which is aD. urban collector (UDC 11-2A~5). The
applicant is proposing a 35-foot wide landscape buffer along Linder Road and a 30-foot
wide landscape buffer along Stoddard Road. Staff is generally supportive of the street
buffer widths proposed, however the existinl! home on Linder Road that is to remain
must take access from internal streets within the subdivision and a minimum 25-foot
street buffer must be provided alonl! Linder Road adjacent to the home. Street buffers are
not required on any of the internal, local streets. The applicant is proposing to provide a
20-foot street buffer on W. Kodiak Drive, which is consistent with a collector roadway.
3. Landscapinl! and Open Space: Staff is supportive of the proposed landscaping design.
The applicant is proposing to set aside 12.05 acres (10.3% of the property), exclusive of
required street buffers, for open space. All common lots which are approved as open
space, and will function as drainage areas, shall be vegetated and usable by residents.
4. Existinl! Home to Remain: The existing home to remain on Lot 38, Block 5 shall be
required to take access from an internal subdivision street and a note shall be placed on
the plat prohibiting direct lot access to Linder Road and Stoddard Road. The applicant
should modify the plat to extend W. Bear Creek Ct. to the north to give internal street
frontage to Lot 38, Block 5. The landscape plan shall also be modified to reflect Item #2
above.
Bear Creek West Subdivision AZ-05-064, PP-05-064
PAGE 8
5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
CITY OF MERIDIAN PLANNfNG DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY] 9,2006
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
6. Fencing: The applicant has submitted a detailed fencing plan (on the landscape plan
dated November 11, 2005) with the preliminary plat application for the subdivision.
Staff is generally supportive of the fencing proposed, with the following changes: UDC-
3A-7 requires that fences adjacent to common open space are restricted to four feet in
height if sight obstructing, and six feet in height if open vision. The landscape plan shows
6 foot vinyl fence adjacent to the common open space on Lot 8, Block 14, and Lots 40
and 44, Block 5. The landscape plan shall be amended to comply with VDC 11-3A- 7 and
restrict solid fencing adjacent to these lots to four feet prior to submittal of the [mal plat.
All perimeter fencing must be completed prior to issuance of building pennits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with VDC Il-3A.7.
7. Micro-paths: All micro-paths shall be constructed in accordance with VDC 11-3A-8
(construction) and UDC 11.3B (landscaping).
8. Common Areas: Maintenance of all common areas shall be the responsibility of the Bear
Creek West Home Owners' Association.
9. Ditches, Laterals, and Canals: There are exiting irrigation ditches that run along the
perimeter of this property. The Ridenbaugh Canal runs along the southern boundary of
this site. Large facilities which would require very large pipe sizes are allowed to remain
open and Staff recommends that the City not require the applicant to tile the Ridenbaugh
Canal abutting this site. Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways, the Ridenbaugh Canal, and waterways being used as
amenities, that intersect, cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: The subject property is within the Urban Service Planning Area. The
subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval for the
requested annexation and zoning and preliminary plat applications. However. as of the print deadline.
ACHD has not heard the develo ment and the item is on the Janua 25 2006 ACHD Commission
a enda. Therefore staff recommends that the Commission hold the ublic hearin on the sub. ect
develo ment at the J anu 19th hearin and direct the a licant on an chan es that ma , be ,..,referred.
Staff further recommends that the subject applications AZ-05-064 and PP-05-048 be continued to allow
the ACHD to hold a public hearin on the ro'ect. NOTE: Althou h staffs recommendation is for
continuance, staff has included conditions of apProval. This has been done to expedite the hearing process
and allow the Commission and the applicant the opportunity to comment on the proposed conditions at
the January 19th hearing:.
11. EXHffiITS
A. Drawings
PAGE 9
1. Preliminary Plat (dated: November 15, 2005)
2. Landscape Plan (dated: November 11, 2005)
B. Conditions of Approval
Bear Creek West Subdivision AZ-05-064, PP-05-064
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
1. Plalming Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
PAGE 10
Bear Creek West Subdivision AZ-OS-O64, PP-OS-064
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA TE OF JANUARY 19,2006
A. Drawings
1. Preliminary Plat (dated: September 13, 2005)
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1.2
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Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]9,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
ANNEXA nON COMMENTS
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 a licant shall contact the Cit Attome Bill Na at 888-4433 to initiate this
rocess within 18 months of Cit Council a roval of the annexation re uest. The DA shall
incOIþorate 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 five-foot wide sidewalks and street buffers, constructed in accordance with City Code,
be installed along S. Stoddard Road and W. Kodiak Drive prior to occupancy of any new
dwelling units.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-l prepared by Engineering Solutions, dated November 15,
2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-064) shall also be considered conditions of the
Preliminary Plat (PP-05~064).
Maintenance of all common areas shall be the responsibility of the Bear Creek West Subdivision
Homeowners' Association.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The landscape plan shall be amended to depict fencing adjacent to Lot 8, Block 14 and Lots 40,
44, and 115, Block 5 as a maximum of four feet for solid fencing, in compliance with UDC 11-
3A-7, prior to submittal of the final plat.
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
1.2.5
Per UDC Il-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, the
Ridenbaugh Canal, and waterways being used as amenities, that intersect, cross or lie within the
area being subdivided shall be covered.
The existing home on Lot 38, Block 5 to remain must eliminate the driveway access to Linder
Road and take access ITom internal streets within the subdivision. A minimum 25-foot street
buffer must be provided in a common lot along Linder Road adjacent to the home.
The plat shall be modified to extend W. Bear Creek Ct. to the north and give internal street
frontage to Lot 38, Block 5, prior to submittal of the final plat.
Direct lot access to S. Linder Road and S. Stoddard Road is prohibited. A note shall be placed on
the final plat restricting access to S. Linder Road and S. Stoddard Road.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.6
1.2.7
1.2.8
1.3
1.3.1
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11.3A.15 and MCC 9-1-28.
1.3.2
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building pennit. All fences
should taper down to 3 feet maximum within 20 feet of all right.of-way. All fencing should be
installed in accordance with UDC 11~3A-7.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval subtnitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC 11-6B- 7.
2. PUBLIC WORKS DEPARTMENT
2.1
Exhibit B
This development is currently not serviceable by the City of Meridian's sanitary sewer system.
2.10
2.11
2.12
2.13
Exhibit B
2.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.2
This area is master planned to sewer to the Black Cat trunk. The approval of this development is
conditional on sewer being available and the City of Meridian does not guarantee service in the
timelines outlined in the UDc.
The applicant shall install mains to and through this development; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
No "temporary" or "interim" lift-stations shall be allowed in this development.
2.3
2.4
Water service to this site is being proposed via extension of mains in S. Stoddard Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works. Execute standard forms of easements for any mains
that are required to provide service.
This entire development, approximately 321 lots, is being proposed with a single water
connection in S. Stoddard Road. In order to achieve redundancy, a second connection to the City
of Meridian's water system at the intersection of Liner and Overland shall be required.
2.5
2.6
This development is on the edge of proposed pressure zone boundaries. The applicant shall be
responsible to install a pressure reducing vault at the connection to the water line in S. Stoddard
Road. The pressure reducing vault shall be designed to include communication capabilities that
are consistent with the City of Meridian's SCADA system. Coordinate location with Len Grady
at the Public Works Department.
The applicant shall reserve a portion of Lot 44, Block 5 for possible dedication to the City of
Meridian for a well site.
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre~construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A.6). The applicant should be required to use any existing surface or
well water for the primary Source. If a surface or well source is not available, a single~point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.7
2.8
All existing structures not meeting setbacks or zoning ordinance shall be removed prior to
signature on the final plat by the City Engineer.
Additional width to the public utilities, drainage and irrigation easement along the right~ofway
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" easement past the sidewalk.
The existing house shall be required to connect to City services. The applicant shall be
responsible for the payment of assessments and the actual physical hook~up of the existing house
to municipal services.
Any existing domestic wells ancllor septic systems within this project shall be removed from
2.17
2.18
2.19
2.20
2.21
2.22
2.23
2.24
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.14
domestic service per City Ordinance Section 9-1-4 and 9-4w8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for tIns subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.15
2.16
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
Two-hundred fifty and one hundred watt, high-pressure sodium streetlights shall be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final
design locations and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and permit from the Public Works
Department prior to commencing installations.
3. FIRE DEPARTMENT
3.1. One and two family dwellings will require a fIfe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2.
Exhibit B
Requirements for dead-end fire apparatus access roads that are between 500'-750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D1O3.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.8.
3.9.
3.10.
3.11.
3.12.
3.13.
3.14.
,. --
CITY OF MERlDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 19, 2006
3.3.
For all Fire Lanes, provide signage "No Parking Fire Lane".
3.4.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.5.
Fire lanes and streets shall have a vertical cIearance of 13 '6". This includes mature landscaping.
3.6.
Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7.
To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than Y2 the diagonal measurement of the full development.
Building setbacks shall be per the International Building Code for one and two story construction.
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
Provide a Knox box entry system for the complex prior to occupancy.
The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
Provide exterior egress lighting as required by the International Building & Fire Codes.
Pool chemicals shall be stored in compliance with the International Fire Code.
4. POUCE DEPARTMENT
4.1. The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on W. Kodiak Drive.
4.2. Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. PARKS DEPARTMENT
5.1.Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
Exhibit B
5.2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
5.3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11.3B-1O) will be followed.
5.4. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-l 0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial.
7. ADA COUNTY HIGHWAY DISTRICT
The project is on the January 25,2006 Commission agenda.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
C. Legal Description
IDAHO
SURVEY
GROUP
1150 E3It'vV1teno"e," St
Sui," 150
Meddian, Id.ho 83642
Project No. 04-268
Phon.. (208) &16-8570
Fa>: (208) 884,5]99
'------'--------,----"._"
November 15, 2005
DESCRIPTION FOR
ANNEXATION
BEAR CREEK WEST SUBDIVISION
A parcel of land located in the W1/2 of Section 24. T.3N.. R.1 W., B.M., Ada
County, Idaho more particularly described as follows:
Commencing at an aluminum cap monument marking the C1/4 corner of said
Section 24 from which a 518" iron pin marking the N1/4 corner of said Section 24 bears
North 00°51 '53" East, 2634,95 feet;
thence alon9 the North-South centerline of said Section 24 South 00°51'53"
West, 170.09 feet to a 5/8" iron pin marking the REAL POINT OF BEGINNING;
thence continuing along said North-South centerline South 00°51 '53" West,
827.30 feet to a 5/8" iron pin;
thence leaving said North~South centerline North 89°24'36" West, 661.27 feet to
a 518" iron pin on the East boundary line of the W1/2 of the NE1/4 of the SW1/4 of said
Section 24;
thence along said East boundary line South 00°49'26" West, 331.46 feet to a 5/8"
iron pin on the South boundary line of the W1/2 of the NE1/4 of the SW1/4 of said
Section 24;
thence along said South boundary line North 89°21 '42" West, 518.26 feet to a
point on the northerly boundary line of Eggers Subdivision as filed in Book 29 at Plats at
Page 1804, records of Ada County, Idaho, said point also being on the centerline of the
Ridenbaugh Canal and on a Curve to the left;
thence along said northerly boundary Hne and said centerlÎne the following 14
COurses:
along said curve 295.77 feet, said curve having a radius of 250.00 feet, a central
angle of 6r4T06" and a long chord of 27R82 feet which bears North 29"54'34" WI)::;! to
a paint of compound curve;
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thence ;¡lnrYI "Air! r'm!)¡¡"I'nd corve liP 11 ; '.-f',,";1"1 (II/V';" h:'liir-:-:
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S:VSG ProjØ<;ts\Grov~$ Mendidll ScI1ool Boundary 1O4"268J\í)oc"mð~t$;H""r GrBel< W~'I Anne. Uesc doc
thence North 87"18'07"' West, 76.22 feet to the beginning of a curve to the right;
Exhibit C
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]9, 2006
thence alonc:¡ said curve 100.36 teet, said curve n8vìng a radius 01 L50.00 leef, a
' central angle of ~ )0'00" and a long chord of 99,68, C which bears North 75"48'07"
West to the point of tangency;
thence North 64"18'07" West, 164.62 feet;
thence North 53°38'07" West, 183.05 feet to the beginning of a curve to the left;
thence along said curve 104.72 feet, said curve having a radius of 225.00 feet, a
central angle of 26"40'00" and a long chord of 103.78 feet which bears North 66°58'07"
West to a point of compound curve;
thence along said compound curve 128- 72 feet, said curve having a radius of
125.00 feet, a central angle of 59"00'00" and a long chord of 123.11 feel which bears
North 70"11 '53" West to the point of tangency;
thence South 40"41 '53" West, 127.21 feet to the beginning of a curve to the right;
thence along said curve 98.03 feet, said curve having a radius of 50.00 feet, a
central angle of 112"20'00" and a long chord of 83.07 feet which bears North 83°08'07"
West to a paint of compound curve;
thence along said compound curve 99.48 feet, said curve having a radius of
300.00 feet, a central angle of 19°00'00" and a long chord of 99.03 feet which bears
North 17"28'07" West to the point of tangency;
thence North OrS8'0?" West, 234.45 feet to the beginning of a curve to the left;
thence along said curve 32.34 feet, said curve having a radius of 250.00 feet, a
central angle of 07°24'45" and a long chord of 32.32 feet which bears North 11 °40'30"
West;
thence North 89°18'07" West, 126.06 feet to a point on the West boundary line of
said Section 24;
thence along said West boundary line North 00°41 '53" East, 548.41 feet to a 518"
iron pin marking the W1/4 corner of said Section 24;
thence continuing along said West boundary line North 00"41'54" East, 2108.21
feet to a 5/B~ iron pin;
thence leaving said West boundary line South 52°41 '34" East, 201 43 feet to a
5/8" iron pin:
thence South 69'16'34" East. 27788 feet to a 518" iron pin;
thence South 64"55'34" East, 315.97 feet to a 5/8" iron pin;
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UIl'I'I(J, ;',c,ldil :'( 111,'¡'¡ Ed"I, J: d.$ tue:l ¡-J ;', :),(3 ¡lOll Jin un !lk; NUIUI-SUUih
centerline of the NW1/4 of said Section 24,
S:\ISG P'¡¡¡eCls\Gmves M"riOI:,m óòchc»1 fioIJOO"'y (04 -268)\DoLlil"["1!~\ße"r (,1'<"1< Wüs! Ann", Oe.~c ,Joe
Exhibit C
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
. thence ala
5/8" iron pin;
said Nort/l-South centerline SOlin,
1"46'51" East, 789.(18 feet to a
thence leaving said North-South centerline South 30"37'41" East. 510- -j 9 feet to
a 5/8" iron pin marking the beginning of a curve to the left;
thence along said curve 990,51 feet, said curve having a radius of 970.00 feet, a
central angle of 58°30'26" and a long chord of 948,03 feet which bears South 59°52'54"
East to a 5/8" iron pin marking the point of tangency;
thence South 89°08'Or East, 231.37 feet to the REAL POINT OF BEGINNING
containing 117.47 acres, more or less
$'11:5(; F'roje(;!.W3,')Ve$ M(.,;!J,.", Sr'l.','," ,kuIiI,jar,' ((J~'2;;¡¡!\O"IC"""Jnls\f!"d( c"",., W"" Ar,"'." Oe~,(; do(;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY [9,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY] 9, 2006
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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Exhibit C
--~-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
D. Required Findings from Zoning Ordinance
1. Almexation 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;
5.
2.
The applicant is proposing to zone all of the subject property to R~8. 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, of the
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single family detached residential uses are allowed within the requested
zoning district of R~8 as a Principally Pennitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
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 determining this finding.
The map amendment shall not result in an adverse impact upon the deHvery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
4.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. ill accordance with the [IDdings listed above, staff finds that Annexation and
Zoning of this vrovertv to R-8 would be in the best interest of the CitY.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
I.
Exhibit D
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
,- ~,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff RepOli-
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
5.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature( s) of maj or importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staffis unaware.
Exhibit D
mANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
Vice Chairman ,,"
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Board Secretary
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, 10 83707.2028
(208) 334-8300
itd.idaho.gov
December 21, 2005
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Mr. Josh Wilson
City of Meridian
33 East Idaho Avenue
Meridian, ill 83642
!¡.
Re:
Location: South of West Overland Rd. & West of South Stoddard Rd.
Route: State Highway 69 (SH-69)
Name: Bear Creek West Subdivision
Case: AZ 05-064 / PP 05-064
Dear Mr. Wilson:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the above
referenced application.
Per the city's January 19,2006 Public Hearing notice (dated December 15,2005), regarding the
Annexation and Zoning, and Preliminary Plat application for the Bear Creek West Subdivision (a
320-lot residential development on 116.813 acres) located south of W. Overland Rd. and west of S.
Stoddard Rd.; ITD offers the following comment(s):
.
The proposed building does not directly access a state controlled highway; as such we have
no comments specific to it. However, due to the size of this development, we suggest that
the city consider impacts to the local roads in this area. Roadway improvements may be
necessary to accommodate the increase in traffic volumes.
If you have any questions please call me at (208) 334.8924.
Sincerely,
i ~ 1ktdt !Jv
Kevin Sablan, P.E.
District Traffic Engineer
KAS/th
~ CENTRAL
ŒB~l!~
CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
Environmental Health Division 0 Boise
RECEI\/ED DEagle
/12 )'\, r - ^ /- '-( . ... 0 Garden City
/T c U"J. -u (? . i:. .. ¡;;¡;¿L -',d,'an
...,; ~
0 Kuna
DACZ
0 Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided befQre we can comment on this Proposal. - .
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05,
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6, This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters,
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability,
,fa
f
After~ritte . pproval from appropriate entities are submitted, we can approve this proposal for:
ntral sewage ~mmunity sewage system 0 community water well
0 interim sewage . tral water
0 individual sewage individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~~~onmental Quality:
~tral sewage 0 community sewage system 0 community water
0 sewage dry lines ~tral water
~10 Run-off is not 10 create a mosqu~o breeding problem
0 11: This Department would recommend deferral until high seasonal ground water can be detennined 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: 2.J ¿.o / bf
Reviewed By: c::..-d ~
Review Sheet
15726-001EHO904
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
22 December 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning Department
City of Meridian
660 E. Watertower Lane Suite 202
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RE:
AZ 05~064 & PP 05-064/Bear Creek West
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for review,
prior to final platting. Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The District's Ridenbaugh Canal courses along the south
boundary of this proposed project. This easement must be protected and any encroachment without a
signed License Agreement and approved plan, before any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal 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 iITigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
ALL WORK WITIDN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES MUST BE
COMPLETED BY MARCH 15, 2006.
Sincerely,
/:; ¿¿J ~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
~ & ~ ~£o~xL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
22 December 2005
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampo 466-0663
Becky McKay
Engineering Solutions, LLP
150 E. Aikens Street, Suite B
Eagle, ID 83616
- - ---~-'---'--RE: -- -UiñãUsë Cffai1ge Aþp1iCãlio¡,-=--sifaY-CreéK WesfSiïbélivísrol1--~"------ - - - - ~- - -~~----, -- --- -- ~-- ----- -- ,-
Please note the District now reQuires three Q) sets o~
Dear Ms. McKay:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Didated by Ms. Moore and
mailed wiIhout signature
in her absence to awid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Planning Department, Meridian City
Greg Johnson, Tuscany Development, Inc. PO Box 344, Meridian, 10
83680
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
l,(ECEIVEIJ
DEC 2. 1 2005
December 20, 2005
City of Meridian
City Cierk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Bear Creek Subdivision will have a significant impact on school enrollments
at Mary McPherson Elementary. Lake Hazel Middle. and Mountain View High School.
We can predict that these homes, when completed, will house ninety-two (92) elementary
aged children, eighty-five (85) middle school aged children, and seventy (70) senior high
aged students. Additional students will further compound the current overcrowded
situation. Residents cannot be assured of attending the neighborhood school, as it may be
necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~ŽfZ-
Supervisor of Facilities and Construction
"cu, U;::¡ O::::UUb 4: ~6PM
Engineering Solutions
208 938 0941
p. 1
AFFIDAVIT OF POSTING
STATE OF IDAHO
)
) §
)
COUNlY OF ADA
I, Shari Stiles, Engineering Solutions, LLP, 150 EJ Aikens Street, Suite B, Eagle, Idaho, 83616, being duly
sworn, upon oath, depose and say. . I
, !
, I
I did personally post the subject property on the 8th day of January!2006 with the hearing signs. This is in
compliance with the ten (10) day posting as required by the City of Meridian for public hearings. A sign
was posted for Annexation and Zoning and Preliminary Plat for the ~ear Creek West Subdivision.
Dated this
9th
day of
T annAl)'
~~
. I
(Signature)
, 2006.
-
My Commission Expires: I V - 2-? - 2- rJU7
C;\Documents and Settiugs\2004\D9\40930\AFFIDPOSTINOP&z.doc
1
JAN 09 '06 16:20
i
208 938 0941
PAGE. 01
Jan. 13. 2006 12:30PM
No. 3273
P. 1
660 E. Watertower Lane. Suite 202
Meridian, Ie 83842
Phone: (208)884-5533
Fax: (20S)Sae-eB54
CITY OF MERIDIAN
Planning Department
To: ~A' O~~~~A
fax: ~[f- ~
From: Josh Wilson
Date: JkN r], ?,DO'
.
Phone:
Re:
Pages:
(Including cover)
CC:
0 Urgent
0 For Review
0 Please Comment 0 Please Reply. 0 Pleas8 Recycle
. Comments
'fo~
e, ~ fri2--
c~ úJt'$1 -
RECEIVED
,.IAN I 3 2006
CITY OF MERIDIAN
CITY CLERK OFFICE
J$~.
JAN 13 '06 12:54
PAGE. Ø1
, Jan. 13. 2006 12:30PM
No. 3273
P. 2
December 12,2005
Ms. Becky McKay
. Engineering Solutions LLP
105 East Aikens Street. Suite B
Eagle. ID 83616
Dear Ms. McKay:
I wish to express my concern for the most recent preliminary plat changes submitted for
the Bear Creek West subdivision.
I met with you on the property owned by Christian Family Matters. Inc. (CFM, Inc.) at
1345 West Overland Road, Meridian, Idaho on October 19,2005. I am one of the
Directors of Christian Family Matters, Inc. Don Weber of Weber Investments, Inc. was
also present.
On October 19. 2005 you, Don Weber and I discussed the possibility of moving the Bear
Creek West subdivision's Common Area to join the southern boundary of Christian
Family Matters, Inc.'s property at 1345 West Overland Road. We mutually agreed that
this would be a good idea considering the purpose for use of CFM, Inc.' s property and
the Conditional Use Pennit we have authorizing us to operate on the property.
CFM, Inc. has owned the 1345 West Overland Road property since 2002 and has a
Conditional Use Permit pennitting us to utilize our building and our outdoor meeting area
for public assembly. The outdoor meetings held on our property consist of Bible
fellowships, weddings. conferences, receptions and other Christian gatherings.
Although you propose constructing only single-story homes on the lots directly adjacent
to our 1345 West Overland Road property, and although this ","o,uld be preferable to
double story homes, we are still concerned. As you observed, the outdoor meeting area is
located on the southwest comer ofoUl 1345 West Overland Road property. which is very
close to the intended subdivision. Many of our outdoor meetings utilize a P A system,
which we are pennitted to use. During warm weather months CFM, Inc. often meets
outdoors and always meets on Sunday mornings.
With the above in RÙnd, our obvious concern with the current subdivision plan is the
difficulty it might present in m.a.intaining good neighborly relations with homeowners
who buy lots and build homes immediately adjacent to our 1345 West Overland Road
property. It would seem sensible to implement a better plan for all partjes.
Additionally, the adjacent 4.3-acre property to the west of 1345 West Overland Road
(1770 South Linder Road) has a Contract for Sale in place from Don Weber to Christian
JAN 13 '06 12:54
PAGE. 02
J an. 13. 2006 12: 30 PM
No. 3273
P. 3
Ms. Becky McKay
December 12, 2005
Page 2
Family Maners, Inc. Potentially, CFM. Inc. might desire to us,e the 1770 South Linder
Road property for purposes similar to those already pennitted on our 1345 West
Overland Road property. I would think that this would have some impact upon potential
. property owners intending to pmchase lots adjoining the 1770 South Linder property.
CFM. InC.'5 presence could affect them.
I would propose, as a good solution for all parties involved, that the Bear Creek West
subdivision move the subdivision's Common Area to adjoin the southern boWldary of
CFM, Inc. '5 property at 1345 West Overland Road. I would further propose that the
~ lots on the subdivision's northern boundary, from our 1345 West Overland
Road property west to Linder Road, be constructed in a single-story layout with adequate
buffering, whether a green belt. and/or landscaping, and the 6-foot fence you already
propose.
Additionally, it would seem pertinent, in an effort to avoid any future neighborhood
conflict, to inform all potential buyers of those lots and/or homes on the subdivision's
northern boundary, located adjacent to CFM. Inc.'s 1345 West Overland Road property
and CFM, Inc.'s 1770 South Linder Road property,-efCFM, Inc.'s presence and pmpose.
Thank you for considering these matters. I look folWard to hearing from you soon.
Sincerely,
Dana O. Armstrong
Director
alb
cc: Kenai Partners liC
6223 N. Discovery Way, Suite 100
Boise, ID 83713
JAN 13 '06 12:54
PAGE. 03
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
January 19, 2006
ITEM #
16 & 17
DATE
PROJECT NUMBER
AZ 05-064; PP 05-064
PROJECT NAME
Bear Creek West Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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01/11/2006 16:25 FAX 916 322 4780
Attorney Generals Office
141 002
Luke S. Lance
1370 W. Eggers PI
Meridian, ID 83642
January 11,2006
,-~~~',
Meridian Planning and Zoning Commission
660 E. Watertower, Suite 202
Meridian, ID 83642
~-IVEn
JAN 1 1 2006
c;.lTY OF MERIDIAN
CITY CLERK OFFICE
Dear Chainnan Zaremba:
I am a long-time nearby resident of our city, and I am writing to express my concern
about the proposal to change the zoning of the area to become the Bear Creek West
Subdivision. I am an' interested party as I am submitting this with cooperation, and in the
process of purchasing the home owned by Alan G. Lance Sf. at 1370 W. Eggers PI.; tills
home will be directly affected by the approval ofthis zoning change.
It would seem that approving this planned community would bring increased growth, and
thus a better economy, to our city. However, I think there are many issues that need to be
addressed and several changes that need to be made prior to such development. I would
appreciate the review afmy attached written testimony for your meeting on January 19,
2006. I look forward to partiCipating in a thorough discussion of these issues and those
expressed by other concerned residents.
};~
Luke S. Lance
Attachments
01/11/2006 16:25 FAX 916 322 4780
Attorney Generals Office
141003
1. Transportation:
With the an the new development, roads around Meridian on the south
side of the freeway are strained, congested and increasingly dangerous. There
was hope for the residents of the area that the ACHD would create an overpass at
Linder, or a freeway interchange onto 1-84 at Ten Mile. The most recènt 5 year
plan released and slated to be approved by the ACHD on January 18, 2006,
neither of these issues will be addressed in the near or foreseeable future. The
Meridian Exit 44 has been terribly congested for years and with the proposition of
these new 321 homes, this would bring 6421 additional vehicles for this proposed
subdivision alone. This does not even take into account the Bear Creek East'
Subdivision that has been built over the past two years. People in this area only
have two controlled access points to gain freeway access at Meridian road: One at
Highway 69 and Overland, the other at Highway 69 and Amity.
2. Police and Fire:
With the density of 8 homes per acre, the additional strain on the fire and
police departments will be great. This area lies in an area that has no designated
station for response. When station four is completed and up and running, it will
be either station 4 or station 1 that would respond to a fire or emergency in our
area. If an unfortunate event such as a structural rITe were to happen, the
emergency response provided would not be adequate for an additional 9302
people, as homes in areas zoned for 8 houses per acre are nearly touching.
Also with the density, the police department would be strained as well.
With the current population, and only 65 full time Meridian Police officers, that
means an officer is responsible for more than 8633 people, that ratio drops even
more with only between 5 and 12 officers on duty at a time making it as many as
112223 adult citizens per officer based on outdated population infonnation.
3. Waste and Fresh Water: ,
The sewer and freshwater systems are near capacity, reading through the
following quote from the website, it makes me nervous for the city of Meridian as
the fresh and waste water infrastructures are already near capacity for the south
side of the freeway with only one route to the south side of the freeway. As stated
on their website about freshwater:
"In the next several years, population and industrial growth will at least
double demand on the current wastewater system; requiring increased
capacity, greater power usage, more stringent testing, more maintenance,
more comprehensive testing and analysis, and more R&D to keep pace.
EP A & DEQ regulations will grow more demanding, with little or no
latitude other than compliance. To keep pace, the division predicts the
need for more facilities, additional staff, more, complex equipment,
additional training, and certification of laboratory facilities if the City is to
I Total based 'on the 2002 caMP ASS report stating an average of 2.0 vehicles per household.
2 Total based on the 2000 Census report stating an average of2.9 residents above 15 per household.
3 Total based on 2005 Compass report for Meridian population.
01/11/2006 16:25 FAX 916 322 4780
Attorney Generals Office
~OO4
maintain its exceptional quality of life."
And waste water:
"Construction on the wastewater plant over the next three years will add
4.,0 million gallons of capacity along with the capability to remove
nutrients that cause water quality issues in the environment. Completion
ofthe construction project is slated for late 2006 or early 2007."
Where will all oftbis treated waste water ,go? The city of Meridian pulls
water from wells as do many surrounding area residents, what will be the impact
on water quality of these wells with all of this additional waste? Who is going to
pay for this additional water treatment facility? Are there additional holding tanks
and waste water treatment facilities proposed to support all of the new
development not just on the south side of Meridian, but in the booming north as
well?
4. Home Site Statistics:
With the propo'sed zoning of 8 homes per acre, this will force the builder
to build up to increase size and marketability. This will take away from the view
easement of houses on the south side of the Ridenbaugh Canal, mostly the
residents living along W. Eggers Place. The natural grade the houses referenced
on W. Eggers place will no longer be beneficial once the houses are built below,
w~th the restriction of the once premium factor, the view ofthe entire valley.
Where does the retail support get built? Is there any retail support slated
for development, h~s anyone confirmed building in the area? Once additional
retail support is built or not built, how much will that strain the already
overloaded Overland and Meridian roads?
What type offload protection will the homes be required to carry living
down grade from the Ridenbaugh canal? Will the residents be required to pay the
, yearly dues to draw water from the canal? Will they have the right to draw water
from the canal? How will the usage be metered and monitored? -
5. Construction:
During construction, what type of protection will be provided for the water
pollution into the nearby running and drainage water ways?
~01l11/2006 16'24 Fll 916 322 4780
Attorney Generals Office
[@ 001
r--'-"----- -----.-- ...---- --e_----_------ -- ---------~- ...----... -.._____e- ----~---------I
i FacsimilE~ Transmittal I
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To: Meridian Planning and Zoning Fax: 208-888-6854
ATTN: Barbra
From: Luke S. Lance Date: 1/11/2006
Re: 1/19/2006 Meeting - Bear Creek West Pages: 4 (including this cover page)
0 Urgent
I< For review
IJ Please comment
0 Please reply
0 Please recycle
.....'....-........--.........'..--,........................................,-------..------,..."""-"'-"""""""""""""""""'-"""-""""",..,---.............-.."""""""""--.------ ----.................-.........---...........,..--..,.........................-...........................................".................-----..-.............................--.......-,..,-
Barbra-
We spoke about delivering this to the appropriate location earlier today. I appreciate all of
your assistance and information you provided. Thanks
Luke
E š~~!f,!f/š~
150 East Aikens Street, Suite B
Eagle, ill 83616
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@qwestnet
January 19,2006
RECEIVED
JAN 'I ;: í:orm
Planning & Zoning Commission
City of Meridian
33 East Idaho
Meridian, ill 83642
City of Meridian
City Clerk Office
Re:
Bear Creek West Subdivision
Files Nos. AZ-O5-064 and PP-05~064
Dear Commissioners:
We have reviewed the staff and agency conditions of approval for the hearing date of January 19,
2006, and have the following responses:
5.
PROCESS FACTS
a. The applications submitted were for annexation and zoning and preliminary
plat only; no conditional use permit is required or is being sought. Item (a) is
not applicable to this project.
8.
COMPREHENSIVE PLAN POLICIES AND GOALS
The net density of this project (3.52) complies with the Meridian Comprehensive
Plan designation of Medium Density Residential.
9.
ZONING ORDINANCE
a. The development is being proposed as a single-family residential
development and has no multi-fanilly component.
10.
ANALYSIS
ANNEXATION ANALYSIS - As stated above, the development proposed is
single-family residential and does not contain a multi-family component.
C:\Documents and Settings\2004\O9\40930\RecsResponse.doc
Planning & Zoning Commission
January 19, 2006
Page 2
The applicant intends to construct all detached sidewalk along Stoddard Road in
conjunction with Phase 1. However, the applicant requests that they only be
required to construct the detached sidewalk along that portion of Kodiak Drive
that is included in Phase 1. The remainder of Kodiak Drive and its associated
sidewalk will be installed with Phase 2.
PRELIMINARY PLAT ANALYSIS -The development proposed is single-family
residential (detached) and does not contain any townhouse residential products.
B. Conditions of Approval
1. Planning Department.
1.1 ANNEXATION COMMENTS
1.2
1.2.1
12.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.3
1.3.1
1.3.2
1.3.3
1.3.4
The applicant will comply, with a revision of bullet six (see explanation under
Annexation Analysis above).
SITE SPECIFIC REOUIRE~NTS - ~IMINARY PLAT
The applicant will comply.
Noted.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
GENERAL REO~S - PRELIMINARY PLAT
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
C:\Doouments and Settings\2004\O9\40930\RecsResponse.doc
Planning & Zoning Commission
January 19, 2006
Page 3
1.3.5
1.3.6
1.3.7
1.3.8
2.
2.1
2.2
2.3
2.4
2.5
2.6
2.7
The applicant will comply.
The reference to Ten Mile Stub Drain is in error and should read "Ridenbaugh
Canal." The applicant will comply.
Noted.
Noted.
Public Works Department.
Noted.
The applicant will comply.
Noted.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply, provided the area can be utilized as open space required
for the subdivision.
2.8 The applicant will comply.
2.9 The applicant will comply.
2.10 The applicant will comply.
2.11 The applicant will comply.
2.12 The applicant will comply.
2.13 The applicant will comply.
2.14 The applicant will comply.
2.15 The applicant will comply.
2.16 The applicant will comply.
2.17 The applicant will comply.
C:\Documents and Settings\2004\O9\40930\RecsResponse.doc
Planning & Zoning Commission
January 19, 2006
Page 4
2.18
2.19
2.20
2.21
2.22
2.23
2.24
3.
3.1
3.2
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply.
Fire Department.
The applicant will comply.
The 39-foot measurement and parking restriction from face of curb to face of
curb as referenced by the Fire Department does not appear to be COrrect. The
ACHD local street section is 36 feet from back of curb to back of curb, or 32 feet
from face of curb to face of curb. Therefore, this condition needs to be modified.
3.3 The applicant will comply.
3.4 The applicant will comply.
3.5 The applicant will comply.
3.6 The applicant will comply.
3.7 The applicant will comply.
3.8 The applicant will comply.
3.9 The applicant will comply.
3.10 The applicant will comply.
3.11 The applicant will comply.
3.12 The applicant will comply.
3.13 The applicant will comply.
3.14 The applicant will comply.
C:\Documents and Settings\2004\O9\40930\RecsResponse.doc
,
,<
Planning & Zoning Commission
January 19, 2006
Page 5
4.
Police Department.
4.1
The Meridian Comprehensive Plan and ACHD Policy Manual promote
continuous collectors to move traffic between arterials and contain traffic within
the section. Cut~through traffic is not an issue on collectors that have no front~
on housing. Traffic-calming is not necessary when a collector can handle 8,000
vehicle trips per day. We respectfully request that this condition be deleted.
4.2
The applicant will comply; provided this condition applies only to fencing
adjacent to common areas.
5. Parks Department.
5.1 The applicant will comply.
5.2 Understood.
5.3 The applicant will comply.
5.4 The applicant will comply.
6. Sanitary Service Company.
6.1 The applicant will comply.
7. Ada County Highway District.
We believe this letter addresses all staff concerns. We appreciate staff s thoughtful review of our
development. Please feel free to call me if you have additional comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay, Partner
Proj ect Manager
BM:ss
cc: R. Craig Groves
Greg Johnson
C:\Documc:nts and Settings\2004\O9\40930\RecsResponse.doc
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CITY OF 1~;,.:.- '-- ,'.
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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
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Charles M. Rountree
Shaun Wardle
Christine Donnell
Attn: Planning Department, by: January 12, 2006
Transmittal Date: December 15,2005 File No.: AZ 05~0641 PP 05-064
C I B "Raring Date: January 19, 2006
- ~4test: Annexation and Zoning of 116.81 acres from RUT to R-8 zone
and Preliminary Plat approval of 321 building lots and 34 common
,lot on 116.81 acres in proposed R-8 zone for Bear Creek West
Subdivision
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
By: Tuscany Development, Inc.
Location of Property or Project: south of West Overland Road and west
of South Stoddard Road
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, CIC
- Christine Donnell, CIC
_Keith Bird, CIC
- Shaun Wardle, CIC
- -- ~ater Department
:=2'sewer Department
- Sanitary Services(No VAR, VAC. 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:
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N. W. 8th Street
888-5242/ fax 884-1159
- 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)
- Owest (FP/PP only)
Intermountain Gas (FPIPPonly)
- Bureau of Reclamation (FP/PP only)
_Idaho Transportation Dept. (No FP)
- Ada County Ass. Land Records
- Meridian Development Corp.
Historical Preservation Comm.
RECEIVED
DEC 2 0 2005
~ C~TY OF MERIDIAN
ŒITY CLERK OFFICF
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-42] 8 CITY ATTORNEY /HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119