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Home My WebLink AboutBuckeye Place Sub PP PP 06-001 MERIDIAN PLANNING & ZONING MEETING APPLICANT John Fackelman February 16, 2006 ITEM NO. 19 REQUEST Preliminary Plat approval of 16 building lots and 2 common lots on 4.99 acres in a proposed R-4 zone for Buckeye Place Subdivision - east of Black Cat Road and south of Cherry Lane AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY SEWER DEPT: CITY PARKS DEPT: No Comment ~l~~ ~ (;\U CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: See Comments in AZ Packet ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See Comments in AZ Packet See Comments in AZ Packet NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: See Comments in AZ Packet IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Date: .~ -()lJ Phone: g'g . ~ Emaile : Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. MERIDIAN PLANNING & ZONING MEETING APPLICANT John Fackelman AZ 06-001 February 16, 2006 REQUEST Annexation and Zoning of 4.99 acres from R2 to a R-4 zone for Buckeye Place Subdivision - east of Black Cat Road and south of Cherry Lane ITEM NO. 18 AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY SEWER DEPT: No Comment ~tDìfY\~l f\Q ()( 6\J JJ Y Î./) "'1 v C(ú CITY BUILDING DEPT: CITY WATER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: See attached Comments SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: See attached Comments See attached Comments CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: See attached Comments IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Se attache~ letter from Mark Glines; affidavit of Posting Contacted: Date: ~ Phone: I~ß 8 - 7 D& .7 Emailed: Staff Initials: My;~'e'jJ;;¡~IiC m:,g, ,ha" become p'ope", of ':: of MŠ11- 77 {1 ¿ì , _.""""""..,.....,"-"""',,.."',..,..""_..,,"'""--- CITY OF MERlDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF FEBRUARY 16,2006 STAFF REPORT P & Z Commission Hearing Hearing Date: 2/16/2006 " -'" ¡""";,,) : ',,' Iii \"" ,,' ," .' r "-1 ': otG ~~;;¡i ;~. ":1-, TO: Planning & Zoning Commission L ;',',11" . '; FROM: Josh Wilson Associate City Planner 884-5533 SUBJECT: Buckeye Place Subdivision . AZ-06-00 1 Annexation and Zoning of 4.99 acres from R2 (Ada County) to R-4 zone . PP-06-00l Preliminary Plat of 16 single-family building lots and 1 common lot on 4.99 acres in a proposed R-4 zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, John Fackelman, has applied for Armexation and Zoning (AZ) of 4.99 acres from R2 (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 16 single family residential lots and 1 common lot on 4.99 acres. The site is located east of Black Cat Road and south of Cherry Lane. This site cUITently is cUITently vacant and has not been previously platted. 2. SUMMARY RECOMMENDATION Staffreconunends approval of AZ-06~001 and PP~06-00l for Buckeye Place Subdivision as presented in the staff report for the hearing date of February 16, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 3. PROPOSED MOTIONS Recommend Approval (All Applications) I move to recommend approval to the City Council of File Numbers AZ-06-001 and PP-06-00l as presented in the staff report for the hearing date of February 16, 2006, and the prelin1inary plat dated November 30,2005 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 COlll1cil of File Numbers AZ-06-00I and PP-06-00l as presented in the staff report for the hearing date of February 16, 2006, and the preliminary plat dated November 30, 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~06-00l and PP-06-00l to (date certain). 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Bast of N. Black Cat Road and south of W. Cherry Lane HE C E IVED Buckeye Place Subdivision AZ-06-001, PP-06-00l ,-:. .';; 20m'; ~'~/(",/ OF IViERIDU-\N '-ii-. (-'I,,_EJ:"d< '°P.A:ŒE)~~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY I6, 2006 Section 10, T3N Rl W b. Owners: John Fackell11an 1291 N. Saw Creek Way Meridian, ill 83642 c. Applicant: John Fackelman 1291 N. Saw Creek Way Meridian, ill 83642 d. Representative: Kevin Harris, Briggs Engineering e. Present Zoning: R2 (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: 1. Date of Preliminary Plat (attached as Exhibit AI): November 30,2005 2. Date of Landscape Plan (attached as Exhibit A2): December 21,2005 5. PROCESS FACTS a. The subject application will in fact constitute a conditional use as determined by City Ordinance. By reason of the provisions ofUDC ll-5B-6, a public hearing is required before the City Council on this matter. b, Newspaper notifications published on: January 30 and February 13, 2006 c. Radius notices mailed to properties within 300 feet on: January 20, 2006 d. Applicant posted notice on site by: February 6, 2005 6. LAND USE a. Existing Land Use(s): Vacant agricultural land b. Description of Character of SUITounding Area: Single family residential c. Adjacent Land Use and Zoning 1. North: Existing residences in Pintail Pointe Subdivision, zoned R-4. 2. East: Existing residences in Rod's Parkside Creek Subdivision, zoned R-4. 3. South: Fuller Park, Ten Mile Creek, and existing residences in Castlebrook Subdivision, zoned R-4. 4. West: Existing residences in Coral Creek Subdivision, zoned R-4. d. History of Previous Actions: None. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: This property will sewer to a future sewer trunk to the south that is being installed as a City of Meridian project. Public Works expects Buckeye Place Subdivision AZ-06-00J, PP-06-00l PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF FEBRUARY] 6,2006 to begin construction by the beginning of March. Location of water: There is water stubbed in N. Manship Place. Issues or concel11S: There exists the possibility that sewer will not be available this spring and will have to be delayed until fall of 2006. 2. Vegetation: None. 3. Flood plain: 100 year floodplain on Lot 9, Block 1 4. Canals/Ditches/Irrigation: Ten Mile Creek is located on the south and west boundaries of the property. 5. Hazards: None. 6. Proposed Zoning: RA 7. Size of Property: 4.99 acres f. Subdivision Plat Infonnation 1. Residential Lots: 16 2. Non-residential Lots: 1 3. Total Building Lots: 16 4. Common Lots: 1 5. Other Lots: N/A 6. Total Lots: 17 7. Open Lots: 1 8. Residential Area: 4.99 acres 9. Gross Density: 3.21 units per acre (3.72 net density) g. Landscaping 1. Width of street buffer(s): None required. Street buffers are not required on any intel11al, local streets. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: .25 acres/5.00% 4. Other landscaping standards: Landscaping adjacent to micro-paths should comply with UDC 11-3B-12. Conunon open space lots should include at least one deciduous shade tree per 8,000 square feet (UDC Il-3G~3E2). h. Proposed and Required Non-Residential Setbacks: per the R-4 zone for detached single family R-4 Standard Front (Living area) 15 feet Front (Garage) 20 feet Side 5 feet Rear 15 feet Max. Building Height 35 feet Buckeye Place Subdivision AZ-06-00I, PP-06-00l PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006 Min. Lot Size 8,000 square feet Min. Street Frontage 60 feet i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access to the development will be from a proposed extension to N. Manship Place. Please see ACHD report for details. . 7. COMMENTS MEETING On January 27, 2006 Pl31ming 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. Staffhas included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 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 16 single-family lots on 4.99 acres for a gross density of 3.21 dwelling units/acre. 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 q{ 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. . Chapter VI, Goal II, Obj ective 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. Buckeye Place Subdivision AZ-06-00I, PP-06-001 PAGE 4 CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006 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. StajJ believes that the subject applications comply with the policies listed in the literature noted above. . 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. Stains supportive of the proposed pedestrian connection to the adjacent public park. . Chapter VII, Goal N, Objective C, Action 1 ~ Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds that the existing residential properties to the south, north, 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-4 zone, StajJ finds 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 ll-2A~2lists single-family developments as a Permitted 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 ANNEXATION 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 single-family development and a good infill project. Please see Exhibit D for detailed analysis offacts and findings. The annexation legal description submitted with the application (prepared on November 30, 2005 by Wayne Barber, 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 Buckeye Place Subdivision AZ-06-001, PP-06-00I PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006 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. 1. Multi-use Pathway Connection: The applicant has proposed to continue the pedestrian pathway on Lot 11, Block 1 to connect to the public multi-use pathway located along Ten Mile Creek. A requirement to construct this pathway shall be included in the Development Agreement. 2. Lot 9. Block 1: Lot 9, Block 1 is a common open space lot which is to be donated to the Meridian Parks Department. Although this lot is only 225:1: square feet, it will facilitate the efficient routing of the multi-use pathway located along Ten Mile Creek. The applicant's offer to donate this parcel to the Meridian Parks Department shall be included in the Development Agreement. 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 Attornev, Bill Nary. at 888-4433 to initiate this process within 18 months ofCitv Council apProval of the annexation request. The DA shall incOIþorate the following: . 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 traffì.c, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . 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 iuigation. . . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . Lot 9, Block 1 shall be donated to the Meridian Parks Department. . The applicant shall construct the off-site connection to the multi-use path along Ten Mile Creek prior to issuance of any Certificate of Occupancy for the subdivision. 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 single-family residential products. Please see Exhibit D for detailed analysis of facts and findings. 1. Landscaped Open Space: The applicant is proposing to set aside .25 acres (5.00% of the property) for open space in a lot, which contains a stonn water retention area and a Buckeye Place Subdivision AZ-06-001, PP-06-001 PAGE 6 CITY OF M ERlmAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUAR Y 16, 2006 pedestrian cOllliection to Fuller Park to the south and staff is supportive of the design. There is no minimum landscaped open space required by ordinance, because the property in less than five acres in size. 2. No Parking: No on-street parking shall be allowed along Lots 1 and 18, Block 1, adjacent to the landscape island. The street shall be signed as "No Parking" per the Melidian Fire Depaliment's comments. 3. Cul-de-Sac Variance: Due the shape of the parcel and the inability to connect to ally stub streets due to the pattern of existing development surrounding the property, N. Manship Place exceeds the maximum cul-de-sac length allowed by the Unified Development Code. The applicant has submitted a variallCe application that will be considered by City Council. Due to the fact that the adjoining properties have all developed without additional stub streets, staff supports the variance request. 4. Minimum House Size: The R-4 zone has a minimum house of 1,400 square feet and all homes within the proposed subdivision shall meet this requirement. 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 responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized liTigation system should be installed to all landscape areas per the approved specifications alld in accordance with UDC ll-3A-15 andMCC 9-1-28. 6. Fencing: The applicant has not submitted a detailed fencing plan (on the landscape plan dated December 21,2005) with the preliminary plat application for the subdivision. Any 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 UDC ll-3A-7. 7. Common Areas: Maintenance of all common areas shall be the responsibility of the Buckeye Place Home Owners' Association. 8. Ditches, Laterals, and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. b. Staff Recommendation: Staff recommends approval of AZ-06-001 and PP~06-00l for Buckeye Place Subdivision as presented in the staff report for the hearing date of F ebrnary 16, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval, as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: November 30,2005) Buckeye Place Subdivision AZ-06-001, PP-O6-001 PAGE 7 CITY OF MERIDIAN PLANNTNG DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF FEBRUARY 16,2006 2. Landscape Plan (dated: December 21, 2005) B. Conditions of Approval 1. Plmming Department 2. Public Works Depal1ment 3. Fire Department 4. Police Department 5. Parks Depm1ment 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Buckeye Place Subdivision AZ-06-001, PP-06-001 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAIUNG DATE OF FEBRUARY I6, 2006 A" Drawings 1. Preliminary Plat (dated: November 30,2005) ':' ,," F E " ;; " ,,' " . "" "'-1 , ;: -" ' ,;'~': :/ '-:.. >, :",",<""", '; ~, ,,: Iii ;; -., 1; tf ¡¡ :"',,- ,,' !; " """'r",- }: ',.' , . I; I 1( !! d I; , if ,,1( '~ !, :; "", lY!" i "i ,e ", ~¡i "";"--" å;:'~~' '~:;,"";-;o~l-':;;,~""'c:'o"-J,"'-~t:,~:,:,',¡I",~:,,,,,: " . 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I," , , "1'1""'", " " rî'~;~mmli ..' i --, I - .~.." ~ }""L',-"-: T~~i~~~"~J,I'\' . ',c ;;7'¡"""L-lI"-r-'AH..TI""i¡r---: '-'"':I:~t;tiJlrJ1_1-",.,.H-;-- "I '" , , ' , .. '¡'I' "r"'>;;;: I ',' ; :,'; i ' I ;: ;-n ; ¡ :,1 ¡ II i: I 'í if' '" 'Ii' , ¡ "'11 ¡ i : ~Ij I' 1 --I ;1 t I, 'r I.' --'H ij j ,;'; ( ;1pJ.; 1, I I;, ",I \ -, ,¡t,.. "I' " ItO;¡:,I¡,:i,;',:,,'f,f,r,H1i;" ; :', L ,'.. I '¡>, " ;'¡ '-,", " -,;: ',i ,J ß I"" ,"",' ," --,il':;,: , , -- '" , ';.;~:¡i~\~~ ': ... i' ;,""",':; ",-;:,;, "-'" - Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006 2, Landscape Plan (dated: December 21,2005) m""m"""_,,__---,,,,-- -----.._-,,----....u_- ---",- --".._----.. ""----- --"----'-""-'-----""-"-----"-""---"-----n___...._-. ---,,--. "11"'T:o-:_'-'c"::~,,,..c..',, "-:'-'""':..:-";----'~="-""';""";"~c'i'~'c.,:::-==..;-,,,-,, ;";'--';,¡O;'~;:""'",,~,,"-c_~---:; I, .. ' - ¡i "" - i! 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I". , ... --, ""I i j¡ 'II/iii/Ii //1 j!j' 'I¡! ,- '" " ¡I,'1i ¡ Ii II iIIi; I'll Ii 1/ h!Î' j illig J¡,I ¡ j / Ii II/! ¡11,II'ij ,::1 II/IIi I ) ! ¡~ IJ, ¡ .,1" I II' I I - I-' ~I I " 'I IIJ !I; ¡ i ; ! ,l~ . . II !., ¡I! ; 1 ¡ ¡', I ! .", 11 ,,; j ----. ---.... --.. ~! ~~~F~~J1~ ..---'- L--,-:=~_,"==--- Exhibit A 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.2.5 Exhibit B CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006 B: Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 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 annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process within] 8 months of City Council apProval of the mmexation request. The DA shaIl incorporate the foIlowing: . 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. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for alI costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project wm have to be removed from their domestic service, per City Ordinance Section 5-7~5l7, when services are available from the City of Meridian. WeIls may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property shalI be subdivided in accordance with the City of Meridian Unified Development Code. . Lot 9, Block 1 shall be donated to the Meridian Parks Department. . The applicant shalI construct the off-site connection to the multi-use path along Ten Mile Creek prior to issuance of any Certificate of Occupancy for the subdivision. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat labeled as Sheet PRE, prepared by Briggs Engineering, dated November 30, 2005, is approved, with the conditions listed herein. AlI coll1l11ents/conditions of the accompanying Annexation/Zoning (AZ-06-00l) shall also be considered conditions of the Preliminary Plat (PP-06-00 1). No on-street parking shall be allowed along Lots 1 and 18, Block 1, adjacent to the landscape island. The street shall be signed as "No Parking" per the Meridian Fire Department's COll1l11ents. AlI homes within the subdivision shalI contain at least 1,400 square feet of living area. Maintenance of alI COll1l11on areas shall be the responsibility of the Buckeye Place Subdivision Homeowners' Association. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A-18 and shalI 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 shaIl be consistent with the preliminary plan with modifications as proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and alI other regulatory requirements at the time of final construction. 1.3.4 1.3.5 1.3.6 1.3.7 1.3.8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006 1.1.6 Per UDC ll-3A-6 all inigatiol1 ditches, laterals or canals, exclusive of natural waterways and watelways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. 1.3 1.3.1 GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC ll-3A-17. The City of Meridian requires that pressurized inigation 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 1.3.3 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the [mal plat application. The applicant shall submit a detailed fencing plan with the [mal plat application for the subdivision. If pel1llanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC ll-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 inigation 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 inigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. Staffs failure to cite specific ordinance provisions or tel1llS of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 ~6B- 7. 2. PUBLIC WORKS DEPARTMENT 2.1 2.2 Exhibit B Sanitary sewer service to this development is being proposed via extension of mains planned to be installed starting early March of2006 as a City of Meridian project. Site constraints associated - with the planned pathway of the sewer trunk may cause it to be delayed ti11late 2006. The City of Meridian does not guarantee sewerabiltiy in the time1ines spelled out in the UDc. The applicant shall install all mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard fol1lls 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 confol1llance of City of Meridian Public Works Departments Standard Specifications. 2.11 2.12 2.13 2.14 2.15 2.16 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006 2.3 Water service to tlns site is being proposed via extension of Imiins in N. Manslnp Place. The applicant shall be responsible to install all water mains necessary to serve this development, coordinate main size and routing with Public Works. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat. The description shall be consistent with the graphically depicted easements on the plat but be recorded as a separate document using the City of Meridian's standard folI11s. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.4 2.5 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the pressure inigation system in this proposed development. A letter of plan approval shall be required prior to scheduling of a pre~construction meeting. The City of Meridian requires that pressurized inigation systems be supplied by a year-round source of water (UDC ll-3A-6). The applicant sho"ld be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. All existing structures shall be removed prior to signature on the final plat by the City Engineer. Prior to signature on the final plat, the applicant shall submit from a professional engineer or professional licensed surveyor a stamped signed letter stating that no lots are encumbered by the flood plain associated with the Ten Mile Creek. Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9~4-8. Wells may be used for non- domestic pwposes such as landscape inigation. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building pennits. 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. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detelI11ined during the plan review process, prior to signature on the final plat per Resolution 02-374. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Pennitting 2.6 2.7 2.8 2.9 2.10 2.17 2.18 2.19 2.20 2.21 CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAIUNG DATE OF FEBRUARY 16,2006 that may be required by the Army Corps of Engineers. Developer shall coordinate mailbox locations with the Meridian Post Office. All grading of the site shall be performed in confonnance with MCC ll-12-3H. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 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 ftom the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 1. One and two family dwellings will require a fire~f1ow 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. 2. Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Depmiment. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above fmish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4. The phasing plan may require that any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. 5. All entrance and intemal roads and alleys shall have a turning radius 0£28' inside and 48' outside radius. 6. For all Fire Lanes, provide signage "No Parking Fire Lane". 7. Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 8. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. . 9. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fIfe apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout Exhibit B 3. 4. 5. 6. Exhibit B CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY ]6,2006 with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 4. POLICE DEPARTMENT 1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. s. PARKS DEPARTMENT 1. Pathway and Trail standards: The proposed pathway and/or trail shall be constl1lcted in accordance with the Meridian Park Department's requirements. 6. SANITARY SERVICE COMPANY 1. SSC has no comments related to this application. 7. ADACOVNTYHIGHWAYDISTRlCT A. 1. Site Specific Conditions of Approval Extend Manship Drive in to the site from the north property line, as proposed. Constl1lct the internal streets as one half of a 36-foot street section with rolled curb, gutter and an attached concrete sidewalk within 50-feet ofright~of~way, as proposed. Terminate Manship Place with a cul-de-sac turnaround without a center island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. Construct a center island with the right-of-way of Manship Place where the new roadway will connect into the existing roadway, as proposed. Construct the island to be a minimum of 100- square feet and to maintain a minimum of a 21- foot street section on either side of the island. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this will be required on the final plat. Comply with all Standard Conditions of Approval. 2. 3. 4. 5. B. 1. 2. Standard Conditions of Approval Any existing iITigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right~of~way. All utility relocation costs associated with improving street ftontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Comply with the District's Tree Planter Width Interim Policy. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387~6258 (with file numbers) for details. 12. 13. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006 7.. All design and constl1lction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required pennits), which incorporates any required design changes. Construction, use and property development shall be in confonuance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the tenus and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confl1111ation of any change from the Ada County Highway District. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. 9. 10. 11. CITY OF MERIDIAN PLANN1NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006 C. Legal Description DESCRIPTION FOR PROPOSED BUCKEYE PLACE SUBDIVISION November 30 2005 A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST 1/4 OF SECTION 10, TOWNSHIP 3 NORTH, f~ANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 10 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO; THENCE S 89°40'23" E 1322.58 FEET ALONG THE NORTH SECTION LINE TO THE NORTH 1/16 CORNER, THENCE CONTINUING S 89°40'23" E 1.11 FEET TO A POINT; THENCE S 00°01'16'" W 44.93 FEET TO THE NORTHWEST CORNER OF PINTAIL POINTE SUBDIVISION AND THE NORTHEAST CORNER OF BLACKSTONE SUBDIVISION; THENCE ALONG THE COMMON BOUNDARIES OF SAID SUBDIVISIONS S 00°01'16" W 621.09 FEET TO THE SOUTHWEST CORNER OF SAID PINTAIL POrNTE SUBDIVISION; THE REAL POINT OF BEGINNING OF THIS SUBDIVISION. THENCE ALONG THE SOUTH BOUNDARY OF PINTAIL POINTE SUBDIVISION S 89~40'23" E 332.75 FEET TO A POINT; THENCE S 00°39'41" W 8.00 FEET TO THE NORTHWEST CORNER OF ROD'S PARKS/DE CREEK SUBDIVISION; THENCE ALONG WEST BOUNDARY OF SAID ROD'S PARKSIDE CREEK SUBDIVISION S 00°14'12" W 649,70 FEET TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE N 89°27'46" W 330.23 FEET TO A POINT; THENCE N 00°01'18" E 656.50 FEET ALONG A PORTION OF SAID BLACKSTONE SUBDIVISION TO THE REAL POINT OF BEGINNING OF THIS SUBDIVISION; SAID SUBDIVSJOì, COì~rA:NS -i Ç<,fj I\CR~S r,1O¡~¡;: OR LESS \\A )"F K. BARBER, ":,(\\,,,::,,~,,_;~~'il~~.. '" ~...""'¡". .it:~ ' \~.'. . r/. #I. . -;.' )" . I:, ;;(~þ!: '.IS. 8-H~ I.:. -.-".- Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF FEBRUARY 16,2006 ." ---"----.,------- , ",-- -----,- -" --"--,, ---- --..,"-"--------""----""----------"-----.._-----,,--""--------------"--"--"""""-n".""___--,,------------,--,,---------- >" ;r --, .""" !'i ~ !!j S 1<1 ~)f J1<¡;; ',-, -...t>' '" "- -0- G -" I( R/Q(cor IIIW>' --'" --. -, c--9;c~ , " <n1 \0 "'1 ~ i fj ~ )' ;Ii ¡' r2 ø - .. . - ~: ill . ~ --"--./: :-_m,,__- ( "-~\\._~- -rI":~ -H~IJ '~J-~~-l' ~~ - L i--:,Tit'~""'1¡-r ,,' 'Cœ ~'"" II:; ..~~ ~,- /1/ ",I" --, '. - i~~:i11"----i;",' ),' / r~l:1:--Fi',"t-~'LJ~T]~:r-/ < ~1'1¡ ;" ',/" , ~ "" -' " "', "" "I ' : 1!!'_:~ !./ (~" : ' : ~;~i ,: <----.. ~--"""'r-:ð[- -< ¡ .- --......, --- --..,.1----. ",,;--------"".._,. -- , ' : ::': . i' ,. œ£j I , : ~ i~!i~ ! _. ~! '~-~~~~Jl' . '" \ .. . .." II ~ - I ii ! I -;< -, , i ~ g¡ 'i ¡-- . ---""-:~'I! 1-"----" ~ ,Lll ì ì' ',' _O", 0, ! I It{ ii.__"._-------..,,--- -"" "".'--"-.--,,-..---.-. ,,-...- II" I~ II ~ r i~ .""-- I I; -" I , "1----., ,1'i¡U. ! I 'i ; ~: ~ n ~ Æ; ~ i~~~ --~'".;-h-~';{-'~~i ~~~~~,~.-:q~~", I ~ ~U~i:~'" ; Hf.g = H.' f ; ;, ~:: ë .. . . 0i'I '" tD c: (') Þ'i M "'< !?oj ,- !,~,~ ~ f~~ M :0,,;: ;:9 iJ3 0 >-; < ~ 0 '2', ----- -,,-,- .-- ,,-- - "--""----.0-. '-""'-_._--""-,,,,-- -.- ""~"-"----- '-""-----.- Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY J 6,2006 D-. Required Findings from Zoning Ordinance 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, revi.ew the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to RA. 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. 5. 2. 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-4 as a Principally Pennitted Use. The accompanying plat demonstrates the land will be developed with lot sizes, housing types and other dimensional requirements that confoffil to the proposed zoning designation. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 3. 4. Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when detennining this finding. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The R.4 zoning amendment will provide lots that are similar in nature to existing subdivisions in "the near vicinity. Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. ill accordance with the findings listed above, staff finds that Annexation and Zoning of this property to R-4 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: 1. 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 FEBRUARY ]6,2006 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 Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; 3. Staff finds that public services are available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details.) The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; 4. Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not require the expenditure of capital improvement funds. There is public financial capability of supporting services for the proposed development; 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 5. 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. 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 reCOll1l11ends 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 0\ * D/s;". ><:--0 . I/. ~v C'/ ...... Preparing ~ . $ T9doy's? 0 Students Far --, Tomorrow'" t---.) Chollenges- <6- c/)':- ~o . . C -¿,c,<:- Clg/e. Me[\ Joint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark February 3, 2006 City of Meridian 660 E. Watertower Lane Suite 202 Meridian, ill 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval ofthe Buckeye Place Subdivision will have an impact on school enrollments at Chaparral Elementary. Meridian Middle and Meridian High School. We can predict that these homes, when completed, will house five (5) elementary aged children, four (4) middle school aged children, and four (4) 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 capadty is addressed in Idaho Code 67-6508. The Meridian School District is cuITently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Wendel Bigham Building & Construction Manager --"---.'--"---'-.--'---"--'" ~~-¿ 1),,- Q. . "'--"----""--------"'-- (k~uL~ ~~ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner January 7, 2006 To: John Fackelman 1291 North Saw Creek Way Meridian, Idaho 83642 Subject: Buckeye Subdivision 16-Lot Subdivision Manship Place On Februrary 7, 2006, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Andrea N. Tuning Planner III Right-of-way & Development Services, Planning Division CC: Project file, Construction Services, Utilities City of Meridian Briggs Engineering 1800 West Overland Road Boise Idaho 83705 Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us .~_._-"--,, -'" ~ Right-at-Way & Development SelVices ; -i ~ .' "i-.t ~ Planning Review Division ..f )-~ -~._- - ~ (h,~d~ ~~ This application does not require Commission action and is approved at the staff level on Tuesday February 7, 2006. Tech Review for this item was held with the applicant on February 3, 2006. Please refer to the attachment for appeal guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-tax, atunina@achd.ada.id.us File Numbers: Buckeye Place Subdivision I MAZ-O6-0011 MPP-O6-001 Site address: Manship Drive Ownerl Applicant: John Fackelman 1291 North Sawcreek Way Meridian Idaho 83642 Representative: Briggs Engineering 1800 West Overland Road Boise Idaho 83705 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone and preliminary plat approval to construct a 16-lot single-family residential subdivision on 4.99-acres. The site is currently zoned R-2 and is proposed to be rezoned to R-4. The site is located to the south of Manship Drive. Acreage: 4.99-acres Current Zoning: R-2 Proposed Zoning: R-4 Buildable Lots: 16-Lots Common Lots: 2-Lots Vicinity Map 1 8. 9. 10. 11. 2 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 160 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: Pintail Pointe Subdivision b. South: Castlebrook Subdivision c. East: Rod's Parkside Creek Subdivision d. West: Coral Creek Subdivision 6. Impacted Roadways Manship Drive: Frontage: Functional Street Classification: Traffic count: Speed limit: 50-feet local Unavailable (estimated to be less than 1,000 trips per day) 20 MPH Thorncreek Street: Frontage: Functional Street Classification: Traffic count: Speed limit: None local Unavailable (estimated to be less than 1,000 trips per day) 20 MPH 7. Roadway Improvements Adjacent To and Near the Site Manship Drive is constructed as a stub street and is improved as a 36-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way. Existing Right.of.Way Manship Drive has a total of 50-feet of right-of-way (25-feet from centerline). Existing Access to the Site The site does not have a delineated driveway that accesses the public transportations system. Site History The District has not previously reviewed a development application on this site. Capital Improvements Plan/Five Year Work Program - There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or in the Capital Improvements Plan. 4. 3 B. Findings for Consideration 1. Stub Streets District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. ' . The applicant is proposing to extend Manship Drive in to the site from the north property line. Staff is supportive of the applicant's proposal. . The applicant has proposed to not provide a stub street to the surrounding parcels due to the fact that the surrounding area is built out. Staff is supportive of the applicant's proposal. 2. Internal Streets District policy 7204.4.2 states, "Developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. . The applicant is proposing to construct the internal streets as one halt of a 36-foot street section with rolled curb, gutter and an attached concrete sidewalk within 50-feet of right-ot- way. This street section meets District policy and should be approved with this application. 3. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area. . The applicant is proposing to terminate Manship Place with a cul-de-sac turnaround without a center island. The applicant should construct the turnaround to provide a minimum turning radius of 45-feet. Islands District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a minimum area ot 1 OO-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. . The applicant is proposing to construct a center island with the right-at-way of Manship Place where the new roadway will connect into the existing roadway. The applicant should construct the island to be a minimum ot 100-square feet and should maintain a minimum of a 21-foot street section on either side ot the island. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 8. 9. 10. 11. 4 C. Site Specific Conditions of Approval 1. Extend Manship Drive in to the site from the north property line, as proposed. 2. Construct the internal streets as one half of a 36-foot street section with rolled curb, gutter and an attached concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Terminate Manship Place with a cul-de-sac turnaround without a center island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. 4. Construct a center island with the right-of-way of Manship Place where the new roadway will connect into the existing roadway, as proposed. Construct the island to be a minimum of 1 OO-square feet and to maintain a minimum of a 21-foot street section on either side of the island. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this will be required on the final plat. 5. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right- of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be requiïed to call OIGLlNE (1-800-342-1585) at least two full business days prim to breaking 2. " ground within ACHD right-of-way. The applicant shall contact ACHD Traffic-Operations 387.6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the" time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attach ments 1. 2. 3. 5 Vicinity Map Site Plan Appeal Guidelines I r 1 _L_L-l___L_....J"'.__.."~/J/' \ -. 1,,---- r I [ I "\ "--"'_/1 / ¿ ! """'ì'// "'"";( > /¡~ . ~- 1- - --- ~ f----¡ /;f = J t-- I B~ ~ - ~ - ~- - ~ CIIIJIIJ rnm -1 . ~ 'fA~ ~lw~ .."....---.."/.,,."""...".""...... - ~ '--L -~ I - t= r L ~ - I R=11~ u 6 \_--- u "----..,,-- ---._-----,,-------- ~ 11 ~~ ~ì Ii ~ -~;--'-"r Ii n , , ----- I II' ---' - (--(-- II ,- , ¡-'---,!"_-",/" !i ; ./ "--""--, . ---..-..~;¡-, '. . JI :¡H~ ~~ul .>- ;]!r C'" ~:a ~'" ~~ ~¡!¡ " '\ -<~ ~ 0 ¡ z I ¡ .," , .3; ~E!~'~-- ~ --- -..-----..-,,' ;f ~, ~~ ---< , ~¡ ", ¡. i! ~Î I( fl11lOO[ "If. .. --¡, :L ~ ~r Oh I !:l';:j '" iI '" '" ~ ~~~~m ~ ~ 0 Z ~ 1 ". H~ ' n! [. ; "- Ii -""-"'M' -,. ""~ j~ ~}:J ~~ ~ ~ PROPOSED BUCKEYE PLACE " ìJ - SUBDIVISION F"~ ~ m PR£C>MIN^"Y PCAT J 0.0,"" "1>0100 "" ..,cO- ,', ,,' ----- .--- ---------.. ----------- ---------- ---- ----- ----------- -,,----,,- "-----¡-'- ,., .. .. JJloWN-~t"c~;.. i 0:'(;" , I .. \~ ,.-"" !~¡;~ "" h ~¡ !" ¡; ::ì ~~ ,~ --- -~ ,~ '", ~ ~ " ¡,¡ AI ~i ~ ~,; ~í I '-. h N" CO!f \Ii;" WM ~I~ M , -t"';";; ~ ~, t¡~'""" ,,~ Ii :~"'¡¡¡ ~~ --, -",,: . ,,-i;ij. -.. ;" ' ,- - ' -- --"-..-...------.,,-----' / 'i !. Ii H 'î ~2 :,-----,C-- -.. ".."' --- _/ ~:" ,¡~ NI "' ,~ ¡m , i u H u :. ;""';~~~ 'I "-<0.' ,- if "'~",,'> t i ¡~ IS ,1; ,: i~ ,~ , , ¡ i i I ¡ iF : ii V ë;¡'" ! --. -, II .. ~ I : ~ : : ¡;: ~-%- ---- ! ,~~- ';'i=', ", .. :1: i § i ¡;¡ i------ ,\.-....' .._------.---,--- -"----".,,---. 'i !. ..- ..--- n ~~ ~. ;¡ - ..- ,..._----------""-- ,-------,-------....--/ !; "", :" I ' , ' -iiI t I : ii' " I : :" I' I ";"""'CI*"~.;:I:"d:;i;il;l: , ~!~!!:!¡!::"¡;ii! i'.'.~~ 1~~lli:i:l:j~~iiii~~il!~I~~¡j!~!ii~~~i ~ ~!I~ ¡ ! liii~::~!ia!~;'.. ~ ~:~~~i!~ 'B "I @ i"'~ "HUI .: ~ Hii¡ . ij ~ ~->-, eJj¡;." ""';:; -~ ." 0> _ii' § ~"", ~ z ¡:¡ Õ ¡¡¡ ¡;; êJ ~I rol~~ ""~m~g~ ~'" ~. 5(' '" ~ - '" ~ "R;"'ii g",,¡; :¡¡~f £ "~f'J¡¡¡ ~~Qp ~¿o- :< 'p, ",,~ I ,¡,Iii! ¡¡¡~~ "1q I ~8ap~ ~ E . ~ ~ *, -""'-'!!.'"' !~ ! '- ~ . I ! --.. ¡;t;6~.i;¡ ~M~~ ,- i.. Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. ' b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the' decision that is the subject of the appeal. The notice of appeal shall refer to the decision. being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the noUce of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROW OS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 7 II Development Process Checklist II [2'JSubmit a development application to a City or to the County [2'JThe City or the County will transmit the development application to ACHD [2'JThe ACHD Planning Review Division will receive the development application to review [8]The Planning Review Division will do 2.!J.!! of the following: DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time. DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also appl: to this development application. . [8]Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating thf proposal for its conformance to District Policy. DWrita a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. [8]The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: . The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Ravie", Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) . The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin~ but not limited to, driveway approaches, street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) 0 DrIveway or Property Approach(s) . Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. 0 Working in the ACHD Right-of-Way . Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) 0 Sediment & Erosion Submittal . At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division. 0 Idaho Power Company . Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre~Con being scheduled. 0 Final Approval from Development SelVices . ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con, 8 f -------- ~-'--T¡:¡E PRocE§S----- "-'--l ~ ¡ ~ L.____. The appicanl wlhubmit a de...iopmen eppiJceiion IQ 8 City or IQ the County" "-"-1 ~ ) L The Ciiy or ilia County w'¡llranømíllt\e dewklprnent ap¡)JceliOlllo ACH!)" ) I l ACHe. Planning Reo.iew Divis"",.W!II piece !he appjíœÞon on Itif¡ 1181<1 W&elc's ogQrlda lor stall reviow. --- -r- Sid Wil RlWlW!hodoll8lopmenleppUœtion and COOIp;le on assesarnenl oIlhe- dllVelcpmenrs polØnÞeI imp;Idl oolha llanapD/tahcn ayslem iIIId evaluel& !he de'ililomenl's pJC¡lOS8I ford's wnfc.manr:e 10 DI8IricI ~hcy" (4 to S wor!(jng dBj'I) (Monday through Friday) I:¡:¡;;;;I;P¡;;;;¡-;I¡;~;rth stairl~¡;-~;;;-';;;;;;;;;-ñi¡'p'~-;'¡;-~ Ie ti.; public and ahgancle:s.-¡ 1 ! -.. - . . "off ,,;;,.,;;,;;, ~d Ápp~", I L <'mm"'" L,;.;¡!i;;,;;; ;;d-À¡";~,, ---J' : ""-....-.-..""".., .._-"""...."...~"'-"'....,"'" L.. - .... . -".,,-cT" - J f............{ S~ff ~U &ri>od~'::.~~~~~~~~:~~~¿~J : IltheuaVelop;';';;:;I~~~ì;'~~¡;;;.'~;¡~----ll Irlr,;.ap¡l~amtraq:-la.modjjœ¡;O/1~. ! Thememo'S!all~atlotnorpe';;;~l! .; appircanl tJo.es nol appeal orraquasle moolliœlion 01 ' i - or welller 01 po'c\I or 8Jpeals .m...'; Infonnelion i. aelivenod to !heCornmissjoll. i ¡ I. _:~'.T~;~~;;~;u~:S~~~:;t:~~J l__~.:~I::~~~~::S~Ql1Mf be -- ) (7 days p~no~. Ccmm~"., meahng) -_J ¡ ,- I I -_! ," I -------1 : ! The eppolent mUiI&ubm4e Jotlerappeahng a ala8 The appjicol'lt must submlla ,"nerlc alaff requesling a II The Commi..1011 ~lIhea.lha fBcIu&1heyere I : 'I la.....1 approval belOre Ihð appoal period hn 8l<llAId" modlttœbOn cr WBM!r or policy. P/88fifII&d by sl8ff and !h"e applicon L I : (Th&lIfJPelanll>elo 10wcrkmg da~ lrom !he dele The raquB9tmuSl be -\18/1 Wflhln 2 werking daV$, IThe Ccnvnimori...œ Inon !akeocllDnon the afJP4ICðhon.l ! L",.- cflhutaff 11M!! deasiOllwaa mode) (U6Uallylhür ia Ihe Tuosday!oðowingTech Re",ew I (Wedn..~y) I . ff the appijcanl IIcœpts the cWncrs requlI"Ðmeflll; I [I t;"'eppliœnl doesMtaccepllhe Com~~";;;;;;~-¡ La CommissIOn 18\1&1 approval ..,11 be ÐSf11 out ¡ act,,",,!ha apphcanl con request re""".tdomttIvn- ! [rhuoday) (The Wliltan røquEl5L ml1&t be mciwed by Iha I' : D;Slnct b)' the loliOwlng Tuesdey at 3'00 pmì i I ------,----------- j i S1Jbmrl aD l"CIl<Íll<ey II ! The reQl.lo.7¡-;d;;;';;;¡-'j' -1'T¡'~--;eq~;~;.~w.:o~d.1 . I 1m rovemanl lens ! A COltlmissron ra ol\ Ia The a 1'13011, I ............................. ........... ....................................................... .............................., ............] to ~o CØ1lll~ 1'....,., $Elm oul. P I .Ch8dul"~Pcn the ""., I , Reviaw CMsion. I L available ager~~ -_oj ¡ r,..---_L____¡ ¡ L:".:'~~~~lìs-~~n::J ¡ Th~(;~or~"i;,;;;'1 : ¡me.... d I;nel i ~.-:-:~~r_:J : . I A Commjs.oo I..... .................. .... .... ...... ........ ..... i Ir~~",!.'~.._:~~'.:Ul. '"rj (~ .... ::; (¡) ..... ~ & ~ 'l~ 'Dé4tUct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 31 January 2006 Phones: Areo Code 208 OFFICE: Nompo 466-7861 SHOP: Nompo 466-0663 Planning Department City of Meridian 6úG E. "(~Va¡ertüwer Lam: Suite 202 Meridian, ID 83642 RE: AZ 06-001 & PP 06-001/Buckeye Place Subdivision 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 infonnation. All laterals and waste ways must be protected. 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 irrigation water be made available to all developments within the Nampa & Meridian lITigation District. ALL WORK WITHIN Nampa & Meridian Irrigation DistricT FACILITIES MUST BE COMPLETED BY MARCH 15,2006. If you have any further questions, please feel tree to give me a call. Sincerely, ød/¡J~ ._- Bill He~"- Asst. Water Superintendent Nampa & Meridian lITigation District BH/dbg C: Crew Foreman File - OtTtce/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS - 40,000 ~ & ~. 1~~J;L 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651~4395 FAX # 208~463~0092 2 February 2006 Phones: Areo Code 208 OFFICE: Nampa 466-7861 SHOP: Nompa 466-0663 Kevin Harris Briggs Engineering, Inc. 1800 W. Overland Road Boise, ID 83705 RE: Land Use Change Application - Buckeye Place Subdivision Please note the District now reQuires three ~ Dear Mr. Harris: 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, Dictated by Ms. Moore and mailed without signature in her absence to avoid delay Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Meridian City Planning Department John Fackelman, 1291 N. Saw Creek Way, Meridian, 10 83642 enc. APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJEG RIGHTS. 40,000 (ir'rE ~~~TTR~~~ CENTRAL DISTRICT HEALTH DEPARTMENT ~HEALTH Environmental Health Division. DEPARTMENT rp DG,'-ODI f l "tc -€.,-) I) ¿, of. ì u ~~;' 0 '^ Return to: 0 Boise 0 Eagle 0 Garden City ...&-Meridian 0 Kuna DACZ 0 Star Rezone # Conditional Use # Preliminary / Final/Short Plat B 1Jd..r..1?-¡ f!..; Az O'-ÖO( 0 1. We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~ After written approval from appropriate entities are submitted. WfJ can approve this proposal for ..e(central sewage 0 community sewage system 0 community water well 0 interim sewage 1a"éentral water 0 individual sewage 0 individual water ~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ðéentral sewage 0 community sewage system 0 community water 0 sewage dry lines B'Central water .a10. 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. ( ;t b D I.:- / Reviewed By'. 1 5726.001 EHO904 Review Sheet i 10V. 7, I..VVV J"/VIIYI I~ 0, ) ') f ') r, I 1 To City of Meridian Planning Corrunission RF:~~ FEe 09 2006 'lJ pBtt"QF ~b:E1llD -"'W~YJJVG & ZO~ 2 RegardiIig Buckeye Place Subdivision 3 My name is Mark Glines and 1 live at 1267 N. Saw Creek Way. The rear of my property abuts the 4 propos~ Buckeye Place Subdivision. 5 1 ask the: cornmission to not approve this plat as presented. This tract has been a perennial wetland that 6 both contains rainwater run off and provides resting and feeding habitat for water fowl. ThroughOUt tho 7 year, ducks and geese we this tact Some are part o1'a local flock that appear [0 return to Fuller Park 8 Pond for the night. OÙ1ers appear to be migrating flocks that stay for a day and move: on. As much of the 9 ]ocal part of the fl}wa}' is being conswned by development, maintaining a portion of this tract as 10 waterfowl habitat would be beneficial to the loew and wgr.uing flocks. The proposed catch basin is 11 very small. Enlarging it to î.nc]udc two or three more lots al the south end of the tract would provide for 12 this need. The applicant could reapply to develop some or aU of the additional lots after a few years with 13 a requirement that be demonstrate tbat the cateb. basin is of adequate size and that the loss of habitat 14 would not be dotrimeo.ta1 to the local and migrating flocks of water fowl. I S As J have lived at this location through six winters. it has been my observation that this tract has more 16 use by water fowl than many oftne othertraots in tlús part. of Meridian. Before Blackstone, Coral Creek 17 and Castlebrook Subdivisions were built. it was rare to see the waterfowl in those tracts. My sltggestion ] 8 is that Ibis is due to tbis tract's propensity to hold water and the resulting scleçùon of gr~ses dull grow 19 in it. The water fowl appear to have a great appetite for the grasses that grow on this tract. 20 1 am also concerned that if the catch basin is allowed to be this small, runoff will regularly overflow it 21 into Ten Milt Creek. This regular overtlow would be a violation of the Clean Water Act of 1977. Since" 22 the Treasure Valley has recently reached the Metropolitan Statistical Area threshold as Boise City- 23 Nampa., the Clean Walt:r Act is to b(: fully impl~mented. J have been informed that noise City-:Nampa PACE I FEE 09 '06 16:14 PAGE. 01 "0, I' LVVv .;,""""" IVU, JJ I J r, L J operate under a Phase I pennit program. J understand that a Phase II penn it is expected to be issued this 2 summer for Meridian. As it appean that test holes have not boen dug to meQSure water absorption 3 capabilities, approval oftlùs plat without any testing is a concern. 1 ask the planning commiss.ion 10 4 requite further smdy of this plat and caICh basin so as to comply with the Phase rr pennit. 5 The Rod's Parkside Creek Subdivisions' stOIm water floWs to a catch basin of the Dry ExJcnded 6 Relentio" Pond t)pe between Saw Creek Place and Ten Mile Creek on property maintained by Fuller , Park. t InfortwJate1y, since the water table is so high in this 1oca1ion, it has sbmding water In it for xnuch 8 of the year. It has wetland vegetation that sprung up the flISt season after the area was landscaped. It is a 9 very large volume catch basin, yet any enduring rainStorm causes runoff to back up and overflow this ] 0 catch basin. It is not Wlcommon for Saw Creek Place to flood onto the sidewalks amI even higher. ] 1 This overflow 11ows directly into Ten Mile Creek without any settling time at the catch basin. 'fh.is 12 overflow into Ten Mile Creek would not be allowed under today's regulations. 13 Buckeye Place wiJl need to be connected to the new sewer roam on the other side ofTen Mile Creek. I 14 am told by Public Works that rhis Connect is planned to by done by connecting to the new sewer Jiue 15 extension from the lift station at Saw Cleek Place to tIle new T tm Mile Creek trunk. As this new sewer ] 6 Une is Dot scheduled until late summer of 2006, a rush to plat approval at this time is not needed, 17 ] 8 Respectfully submitted, 19 #/UQ~ Föbn.tilly 8, 2006 20 Mark F. Glines 21 1267 N Saw Creek Way 22 Meridjan, ill 83642 23 (208) 855-0550 cell (208) 866.4719 PAGE 2 FEE 09 '06 16:15 PAGE. 02 AFFIDAVIT OF POSTING nECEIVEn FEn ~t 2006 .. . CITy OF MERIDIAN i:; ll."/ ('I r::.R 1/ (., r-r.'("""I. F. '. ."~'Lr_",."...".)!;,/-,,- STATE OF IDAHO ) ) § ) COUNTY OF ADA I, Mike Arnold. Premier Si~ms. Inc. 2100 E. Fairview Avenue. Suite 7 (name) (address) 855-0380 (phone) Meridian (city) Idaho (state) being first duly sworn upon oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Annexation and Zonina of 4.99 acres frQm...R-2 to R-4 zone an~ Preliminary Plat approval of 16 builfjina lo~ 2 common I.2..ts on Y9 acres in a proposed~ zone for Buckeye Place Subd~ Dated this 6th. day of February ; 2006 C!~d (~ature) SUBSCRIBED AND SWORN to before me the day and year first above written. RUTH ZAHORIK NOTARY PUBLIC STATE OF IDAHO f - - My Commission Expires: Master\affid -posting 1 ¡---..-- I --- ! - - - -" CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE February 16, 2006 PROJECT NUMBER ITEM # 18, 19 AZ 06-001, PP 06-001 PROJECT NAME Buckeye Place Subdivision FOR AGAINST NEUTRAL ¿ .-- ,,------ t,,/"""" , -.------ L -.-- ** TX CONFIRMATION REPORT ** AS OF FEB 07 '06 11:02 PAGE. 01 CITY OF MERIDIAN 01 DATE TIME TO/FROM 02/07 11:02 P-AND-Z MODE MIN/SEC PGS EC--S 00'34" 002 CMDI:I STATUS 121 OK -------------------------------------------------------------------------------------------- AFFIDAVIT OF POSTING RE C E IVEn FEB -'t 2006 /.k' CITY OF MERIDIAN '\ CITY CLERK OFFICF STATE OF IDAHO COUNTY OF ADA ) ) § ) " Mike Arnold. Premier SiQns. Inc. 2100 E. Fairview Avenue. Suite 7 (name) (address) 855-0380 (phone) Meridian (city) Idaho (state) , being first duly sworn upon oath. depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Annexation and Zonina of 4.99 acres from R-2 to R-4 zone and Preliminary Plat a roYal of 16 buildin lots and 2 common lots on 4.99 acres in a ro osed R-4 zone for Buckeve Place Subdivision. Dated this 6th. day of February ; 2006 ~d ( nature) . SUBSCRIBED AND SWORN to before me the day and year first above written. RUTH ZAHORIK NOTARY PUBLIC STATE OF IDAHO ~ My Commission Expires: Master \affi d.p OSting " . ""rt¡I~!,.,jiF¿, """"è;¡ 'II" TR~"SUR" ~,T 0 insure our comments and recommendations will be considered by , A~.2 OtriDeridian Planning and Zoning Commission please submit your MAYOR Tammy de Weerd CI :y OF MERI~nts and recommendtions to the City of Meridian CITY COUNCIL MEMBERSW A TE W1\l'tilRirii)ilùßíHment , by: February 9, 2006 Keith Bird Transmittal Date: January 18, 2006 File No.: AZ 06-001; pp 06~OO1 Joseph w. Borton H 0 F b 16 2006 Charles M Rountree earing ate: e ruary , ShaWl Wardle Request: Public Hearing - Annexation and Zoning of 4.99 acres from R2 to a R4 zone and Preliminary Plat approval of 16 building lots and 2 common lots on 4.99 acres in a proposed R-4 zone for Buckeye Place Subdivision CITY DEPARTMENTS City Attorney/HR 703 Main Street 898~5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 / fax 895-0390 Parks & Recreation 11 W. Bower Street 888-35791 fax 898-5501 PI arming 660 E. Watertower Lane Suite 202 884-5533/ fax 888-6844, Police 1401 E. Watertower Lane 888-66781 fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-55001 fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887.2211/ fax 887-1297 - Wastewater 3401 N, Ten Mile Road 888-2Î911 fax 884-0744 - Water 2235 N.w. 8th Street 888-52421 fax 884-1159 By: John Fackelman Location of Property or Project: Cherry Lane east of Black Cat Road and south of - 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/G Christine Donnell, C/C -Keith Bird, C/G = Shaun Wardle, C/C _~ter Department -LSewer Department Sanitary Services(No VAR, VAC, Fp) - Building Department = Fire Department - Police Department City Attorney - City Engineer = City Planner - Parks Department Your Concise Remarks: Meridian School District (No FP) = Meridian Post OfficeCFP/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 (FPIPP only) _Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) == Idaho Transportation Dept. (No FP) - Ada County Ass. Land Records - Meridian Development Corp. Historical Preservation Comm. ~-- ( VY~ RE~~,r2~ CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 811?~gt~g§¡--A433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAY°'ff,' F - . ŒK Printed On recycled paper .,;1 y ,er - c