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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of MAY 18, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: May IS, 2006
SUBJECT:
Meridian Planning Department --":; \-/
208-S84-5533-?!'~-1"1<J,~"",.L84YtM"- 1--2 2006
Rushmore Subdivision CITY OF MERIDIAN
RZ-06-004- Rezone of 5.49 acres to R.15 (Medium High-De~ltJy CLERK OFFICE
Residential)(2.17 acres) and L-O (Limited Office)(3.32 acres)
PP-06-021 - Preliminary Plat of 7 building lots (six 4~plex lots and 1 church lot)
and 2 common lots on 5.3 3 acres
Rushmore Subdivision RZ-06-004/PP.06-02l/CUP-06-014
PAGE I
CUP-06-014 - Conditional Use Permit to construct six multi-family (4-plex)
dwelling units
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, SLC Investments, LLC, has applied for Rezoning (RZ) of 5.49 acres from R-4 (Medium
Low-Density Residential) to R-15 (Medium High-Density Residential)(2.17 acres) and L-O (Limited
Office)(3.32 acres); Preliminary Plat (PP) approval of 6 multi-family building lots, 1 church/office lot and
2 common lots; and, Conditional Use Permit (CUP) approval to construct six multi-family dwelling units
(4-plexes). Currently, there is a church (Meridian Friends Church) on the north part of this site; the south
part of the site is vacant. The site is part ofthe West Lawn Subdivision, which was recorded in 1906. The
subject property is within the Urban Service Planning Area and the corporate boundaries of the City of
Meridian.
2. SUMMARY RECOMMENDATION
The subject applications were submitted to the Planning Department for concurrent review. Generally, the
Planning & Zoning Commission is the fmal decision making body on a Conditional Use Permit request.
However, because the City Council is the final decision making body on the Rezone and Preliminary Plat
applications, all three of the subject applications are being combined into one staff report. The
Commission should make recommendations to the Council on all of the subject applications. Below, staff
has provided a detailed analysis and recommended conditions of approval for the requested. Annexation
and Zoning and Preliminary Plat applications. Staffis recommending approval of the proposed Rushmore
Subdivision (RZ-06-004. PP-06-021 and CUP-06-014) with the conditions listed in Exhibit B of the Staff
Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers RZ-06-004, PP-06-021 and CUP-06-014 as presented in staff report for the
hearing date of May 18,2006 with the following modifications: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers RZ-06-004, PP-06-021 and CUP-06-014 as presented in the staff report for
the hearing date of May IS, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you must state specific reason(s) for the denial of the plat.)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
Continuance
I move to continue File Numbers RZ~06-004, PP-06-021 and CUP-06-014 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance .)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1021 W. Pine Avenue; South side of Pine Avenue, east of Linder
Road, in Section 12, Township 3 North, Range 1 West.
b. Owners:
Meridian Friends Church
1021 W. Pine Street
Meridian, ID 83642
&
Burr International, Inc.
P.O. Box 6486
Boise, ill 83707
d. Representative: Michael Vance
e. Present Zoning: R-4 (Medium Low-Density Residential)
f. Present Comprehensive Plan Designation: Public/Quasi-Public
g. Description of Applicant's Request: The applicant has applied for Rezoning (RZ) of 5.49
acres from R-4 (Medium Low~Density Residential) to R-15 (Medium High-Density
Residential)(2.17 acres) and L-O (Limited Office)(3.32 acres); Preliminary Plat (PP) approval
of 6 multi-family building lots, 1 church/office lot and 2 common lots; and, Conditional Use
Permit (CUP) approval to construct six multi-family dwelling units (4-p1exes). The aVt:rage
multi-family lot size in the proposed development is 5,880 square feet. All of the proposed 4-
plexes contain two two-bedroom units and two three-bedroom units. The total square footage
of each building is 4,160 square feet. The gross density of this development is 4.5 dwelling
units per acre, while the density of the area proposed for R-15 zoning is 11.06 dwelling units
per acre (excludes church site). Approximately 7.3% of the site is being set aside for open
space (17% of the multi-family area). The applicant is proposing to construct a management
office, a bike storage area, a maintenance building, a community directory map, and a
children's play area within the common area, Lot 1, Block 2.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
c. Applicant:
SLC investments, LLC
3210 E. ChindenBoulevard, Ste 115-327
Eagle, ID 83616
1/24/06
2/14/06
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance.
By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Rushmore Subdivision RZ-06-0U4fPP-06-02IfCUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT ST AFP REPORT FOR THE HEARING DATE OF MAY 18,2006
c.
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
The subject application will in fact constitute a conditional use as detennined by City
Ordinance. By reason of the provisions ofthe Unified Development Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
Newspaper notifications published on: May 1 sl and May 15th, 2006
Radius notices mailed to properties within 300 feet on: April 21sl, 2006
Applicant posted notice on site by: May 8th, 2006
d.
e,
f.
6. LAND USE
a. Existing Land Use(s): There are existing church buildings and a parking lot on the north part
of this site. The south part of this site is currently vacant.
b. Description of Character of Surrounding Area: Across Pine Avenue and to the east are
primarily single~fami1y homes. To the south are the railroad tracks and to the west is the
proposed Rock Creek development that includes multi-family dwellings and two office lots.
This area can be classified as urban mixed use.
c. Adjacent Land Use and Zoning
1. North: Single~family homes, zoned R.4, CalUla Lilly Estates Subdivision
2. West: Future mu1ti~family dwellings and offices, zoned R-15 and L-O, Rock Creek
Subdivision
3. South: Railroad tracks and industrial uses, zoned I~L
4. East: Single-family homes, zoned R-8, Tremont Place Subdivision
d, History of Previous Actions: None.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer stub in West Broadway A venue and the north side of
Nine Mile Creek on each side of the property.
Location of water: Water stub in West Broadway Avenue and there is a main
in W. Pine Street.
Issues or concerns: Flood plain associated with Ninemile Creek.
2. Floodplain: Portions of this property are within the Ninemile Creek floodplain.
3. Canals/Ditches Irrigation: The Rutledge Lateral runs along the southern boundary
of this property. The Ninemile Creek bisects this property; this waterway should be
protected. All other open ditches or laterals, including the Rutledge, that cross the
subject site should be tiled in accordance with the UDe.
4, Hazards: Staff is recommending that the Ninemile Creek be fenced with open~vision
fencing to protect the safety of the residents in this area. Staff is not aware of any other
hazards associated with this property.
5. Proposed and Existing Zoning: This property is currently zoned R-4. The
applicant is proposing to zone 2.2 acres to R-15 (Medium High-Density Residential)
and 3.3 acres to L~O (Limited Office).
R IIshmore Subdivision RZ-06.004/PP -06-0211CUP-06-Q 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
6. Size of Property: 5.49 acres
f. Subdivision Plat Information:
1. Residential Lots: 6 multi-family (4-plex)
2. Non-residential Lots: 1 (church/office)
3. Total Building Lots: 7
4. Common Lots: 2
5. Other Lots: 0
6. Total Lots: 9
7. Gross Density: 11 dwelling units per acre (net 18.8 d.u.lacre)(Block 2)
g. Landscaping
1. Width of street buffer(s): A 20-foot wide street buffer is required along Pine
Avenue, a collector street (UDC ll-2A-6). The existing church parking lot encroaches
into the required street buffer for Pine Avenue. Please see Section 10 of the Staff
Report below for further analysis.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: The applicant states that 17.5% (0.38 acres) of
the site is being set aside for open space (0.14 acres of common open space). Please
see Section 10 of the Staff Report for more details.
Rushmore Subdi vision RZ-06-0U4/PP -06-02 1 ICUP -06-014
PAGE 4
h. Amenities: For multi-family developments between 20 and 75 units, three amenities shall be
provided, with 1 from each category (Quality of Life, Open Space, and Recreation)(UDC 11-
4-3.27D-2d). The applicant is providing amenities as follows: enclosed bike storage (Quality
of Life), property management office, maintenance storage area, development map/directory,
(Recreation), tot-lot (Recreation), walking path/sidewalks (Recreation), and open space (Open
Space).
1. Off-Street Parking: UDC 11~3C-6A requires multi~family dwellings with 2 or more
bedrooms to have a tWo-car covered carport or garage for each unit. The submitted
preliminary plat proposes covered parking spaces for most of the multi-family (4~plex)
dwellings. Because all of the units in this development contain two or more bedrooms, all of
the parking stalls in this development should be covered. Also, staff has concern about the
remoteness of some of the parking stalls, in relation to the units. Please see Section 10 of the
Staff Report below for more analysis.
J. Conditional Use Information:
1. Non-residential square footage: 200 square feet bike & maintenance storage
2. Proposed building height: 22 feet; R-15 zone allows 40 feet
3. Percentage of site devoted to building coverage: approximately 25 %
4. Percentage of site devoted to landscaping: approximately 20%
5. Percentage of site devoted to paving: approximately 55%
6. Percentage of site devoted to other uses: 0%
7. Number of Residential units: 24
CITY OF MERIDiAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): There are
two public streets stubbed to the subject property from the east. West Broadway Avenue is
stubbed to the southern portion of this site and Idaho Avenue is stubbed to the northern portion
of this site. The applicant is proposing to extend Broadway Avenue into the site from the east
with a cul-de-sac. A loop private driveway system is proposed around the Broadway Avenue
cul-de-sac. The applicant is not proposing to extend the Idaho Avenue stub into the site.
NOTE: ACIID is not requiring that Idaho Avenue be extended into the site at this time. When
and if the church lot, Lot 1, Block 1, comes in for a Certificate of Zoning Compliance for any
additions or re-constructions in the future, staff intends to require a permanent public
turnaround for Idaho Street. There are two existing driveways to Pine Avenue that serve the
existing church. ACHD has not evaluated these driveways for compliance with policy. Please
see Exhibit B for ACHD' s comments and conditions regarding this development.
7. AGENCY COMMENTS MEETING
On April 28, 2U06, staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and
recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Public/Quasi-Public' on the Meridian Comprehensive Plan Future
Land Use Map. Public/Quasi Public is defined as "Areas are designated to preserve and protect
existing private, municipal, state, and federal lands for area residents and visitors. This category
includes churches and public lands (excluding parks and schools) within the Area of Impact.
Upon redevelopment of such properties, a change in designation and use may be appropriate. The
redevelopment of these areas should be guided by the intensity of the existing use, the underlying
zoning of the property, the surrounding land uses, the location of the property, and transportation
issues associated with the proposed development of the property. The appropriate land use
designation and accompanying zoning for these areas will be determined by City Council on a
case by case basis." (Chapter VII, Section 1, Pg. 99, Meridian Comprehensive Plan). Within this
report, staff has evaluated the subject proposal using the existing use, the underlying zoning, the
surrounding land uses, the location of the property, and transportation.
The lands immediately to the west have previously been approved for multi-family uses. The
property to the north and east are residential. Staff believes that the existing church, zoned R-4,
and the proposed multi-family development can be compatible uses. This property is located
between Pine Avenue, a collector roadway, and the railroad, a potential future transportation
corridor. Staff believes that the location of this proposed medium-high density development is
supported by the Comprehensive Plan. While the Comprehensive Plan Future Land Use map does
not explicitly support the proposed zone change, staff finds that there are several Comprehensive
Plan policies that do support the proposed zone change.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
· Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal m, Objective A, Action 1)
Rushmore Subdi vision RZ-06-004/PP-06-021 /CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands in the
following manner:
. The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department. This service will not change.
. The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD). This service will not change.
. 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 rezone_
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 VII, Goal N, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
Pine Avenue is classified as a collector roadway in this area. The existing access points to
Pine Avenue should comply with ACHD 's standards.
. Chapter VII, Goal N, Objective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent parcels.
This is an infill parcel with the properties adjacent to the subject site valying in density and
housing type. North of the site are existing Single-family dwellings. East of the site is a
single-family subdivision. West of the site is a mixed-use development with multi~family
dwellings. Staff believes that the proposed development should be compatible with the
existing land uses.
. Chapter V, Goal 1 , Objective A, Action 11: Improve and protect creeks (Five Mile, Eight
Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout
commercial, industrial and residential areas.
The Rutledge Lateral and the Ninemile Creek course through or are adjacent to this site.
Staff believes that the Ninemile Creek should be protected and enhanced by being left open
and by the applicant constructing a pathway adjacent to the Ninemile Creek (see Exhibit B).
. Chapter VIT, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is not proposing anv landscapin!! adiacent to Pine Avenue. By ordinance, a 20-
foot wide landscape buffer is required adjacent to Pine Avenue.
. Chapter VI, Goal IT, 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.
Rushmore Subdivision RZ-06-004/PP-06-02I ICUP-06-014
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstmction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications generally comply with the policies listed in the
literature noted above.
. Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The project to the west, Rock Creek, has not provided opportunities for the subject site to
provide vehicular connectivity (no stub streets or driveways). However, two stub streets were
provided to this site from the east. The applicant is proposing to extend one of the two stub
streets into this site. This proposal will provide interconnectivity with the subdivisions to the
east.
. 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.
The adjacent project to the west, Rock Creek, has provided a pedestrian connection to this
site along the north side of the Ninemile Creek. The applicant is proposing to extend this
pathway to and through the development. Because the property to the east has already been
developed, the City should look into extending the pathway further to the east. This proposal
should enhance the community pathway system.
. Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See analysis above.
. Chapter VII, Goal X, 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.
Prior to construction of any buildings, fencing should be constructed around the perimeter of
this site.
Staff recommends that the Commission and Council rely on any verbal or written testimony that
may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-2 lists multi~family
development uses as conditional uses in the R-15 zoning district; churches are principally
permitted in the L-a zoning district.
b, Purpose Statement of Zones:
MEDIUM-HIGH DENSITY RESIDENTIAL DISTRICT (R-15): The purpose of the residential
districts is to provide for a range of housing opportunities consistent with the Meridian
Rushmure Subdivision RZ-06-004/PP -06-021 ICUP -06-014
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
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. Residential land uses are also allowed within the O~T, TN-C, and TN-R
districts as set forth in Chapter 3 Article D.
LIMITED OFFICE DISTRICT (L-O): The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed conunercial uses, and the location of
the district in proximity to streets and highways.
c. Multifamily Development (UDC 11-4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Conunon Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
Site design (unc 11-4-3.27B):
A minimum of SO square feet of private, usable open space shall be provided for each unit. This
requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping,
entryway and other access ways shall not count toward this requirement.
For the purposes of this Section, vehicular circulation areas, parking areas, and private useable
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or convenient location for those entering the development.
Common open space desi~ requirements (DOC 11-4-3.27C):
A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet
for each unit containing 500 or less square feet ofliving area; b) 250 square feet for each unit
containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square
feet for each unit containing more than 1,200 square feet of living area.
Common open space areas shall not be adjacent to collector or arterial streets unless separated
from the street by a constructed barrier at least 4 feet in height.
Site develo\Jment amenities (UDC 11-4-3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs of the residents as follows: a) Quality of Life (clubhouse,
fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open
grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and
plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts).
The number of amenities shall depend on the size of the multifamily development as follows: For
multifamily developments between 20 and 75 units, 3 amenities shall be provided, with at least 1
from each category.
Architectural Character (UDC 11-4-3.27.E):
RusIu nUTe Subdivision RZ-06-004/PP -06-021/CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety. These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
Main entrances, which are the primary point(s) of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature
in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when vicwed from tht: street.
Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanence and durability.
Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscaping (UDC 11-4-3.27.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
UDC 11-4-3.27.G:
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including but not limited
to structures, parking, common areas, and other development features.
Outdoor storalZe/refuse areas (unc 11-3A-12):
Outdoor utility meters, HV AC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
Rushmore Subdivision RZ-06-004/PP -06-0211CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
Analysis Leading to Staff Recommendation
As submitted, the subject applications appear to substantially comply with the Unified
Development Code and the Comprehensive Plan. However, there are some modifications to the
site plan, the preliminary plat, and the landscape plan that staff would like to see made. In each
section below, staffhas listed the items that staff would like to see amended.
1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan
staff believes that this is a good location for a higher density development and the
proposed R-15 and L-O zoning. Please see Exhibit D for detailed analysis of the
required facts and fmdings for a Zoning Amendment.
The annexation legal description submitted with the application (stamped on 3/8/2006
by Robert W. Fodrea, PLS) shows the property within the existing corporate boundary
of the City of Meridian.
UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the authority to
require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Staff believes that a DA
is necessary to ensure that this property is developed in a fashion as to not negatively
impact nearby properties.
Prior to the rezone ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of rezone
ordinance adoption), and the developer. The applicant shall contact the City Attorney.
Bill Nary. at 888-4433 to initiate this process. Staff recommends that the Commission
and Council direct the City's Legal Department to draft a development agreement
for Rushmore Subdivision as follows:
4. That all future development shall not involve uses, activities, processes,
materials, equipment and conditions of opt:ration 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.
5. That all future development of the subject property shall be consistent with
the applicant's approved preliminary plat unless othexwise modified by other
provisions ofthe DA, or in the future by the City Council.
6. 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.
7. That the future uses and lots on this site shall conform to the District
Regulations contained in the Unified. Development Code (UDC), in effect at
the time of development.
8. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
9. 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.
Rushmore Subdivision RZ-06-004/PP-06-02l/CUP-06-0 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
10. That prior to issuance of any building pennit, the subject property be
subdivided (a recorded final plat) in accordance with the City of Meridian
Unified Development Code.
11. That prior to occupancy of the first 4-plex, the applicant agrees to submit and
gain approval for alternative landscaping compliance adjacent to Pine
Avenue. And, that when any new construction occurs on Lot 1, Block 1
(church lot), a landscape street buffer along Pine Avenue will be constructed
in accordance with the UDC.
2. PP/CUP Applications:
Landscaping: The landscape plan prepared by South Landscape Architecture, on 2-14~
06, labeled Sheet Ll.O, is approved with the following modifications/notes:
. Provide landscaping in compliance with UDC 11~3B-12, adjacent to the
pedestrian pathway on the north side of the Ninemile Creek.
. Widen to at least 5 feet (measured inside curbs) and provide at least one tree
within the landscape planter in the parking stalls between Lots 3 and 4, Block
2 (UDC 11-3B-8C2)
. 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 11-3B-ll 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 pennitted under UDC Il-3B-11. If the
stormwater detention facility cannot be incorporated into the approved open
space and still meet the standards ofUDC 11-3B-ll, then the applicant shall
relocate the facility. This may require losing a developable lot or developable
area.
. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11- 3B-14.
Submit revised landscape plans with the final plat application.
Multi-family Standards: The UDe has several specific standards that apply to multi-
family developments (See UDC Section 9 above for a complete list.) These standards
apply to Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance. Below are some of the standards that the applicant
should be required to comply with.
Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 80 square feet
of private, usable open space shall be provided for each unit. This requirement can be
satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway
and other access ways shall not count toward this requirement. It appears that there is
some type of a patio area on the rear of the proposed 4-plexes. However this does not
appear to be enough private area for each unit within each building. The applicant
should clarify. at the l>ublic hearing. how the private useab1e open space requirement
will be met for each unit.
Parking: UDe ll-3C-6A requires multi-family dwellings with 2 or more bedrooms to
have a two-car covered carport or garage for each unit. A1124 of the proposed units
Rushmore :Subdivision RZ-06.004/PP -06-021 /CUP-06-0 14
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
contain 2 or more bedrooms. The submitted preliminary plat does depict that 44 of the
48 proposed parking spaces will be covered. The applicant should be required to
comply with the off-street parking requirements of the UDC.
NOTE: Staff has concerns with how far away the parking area on the northeast side of
the multi-family portion of this development is from the units. See Site Layout below.
Amenities: The applicant is required to provide amenities for the multifamily
development. For multi-family developments between 20 and 75 units, three
amenities shall be provided, with 1 from each category (Quality of Life, Open Space,
and Recreation)(UDC 11-4-3.27D-2d). The applicant is providing amenities as
follows: enclosed bike storage (Quality of Life), property management office,
maintenance storage area, development map/directory, (Recreation), tot-lot
(Recreation), walking path/sidewalks (Recreation), and open space (Open Space).
Staff belieYe~ that the proposed amenities satisfy the UDC requirements. Staff is
supportive ofthe proposed amenities.
Elevations: With the application submittal the applicant provided one building
elevation (front) for the proposed 4-plex structures. Since the original submittal the
applicant has provided all four building elevations to staff. UDC 11-4-3 requires
multifamily structures to comply with the design standards listed in this section. It
appears that the elevations provided comply with UDC 11-4-3.27E. NOTE: Staffwill
ensure that when CZC applications are submitted for construction of the 4-plex
buildings in the future, that the elevations also comply with the UDC requirements and
are consistent with those attached in Exhibit A.
Pedestrian Paths: With the approval of the Rock Creek development to the west, a 5~
foot wide pedestrian walkway was required on the north side of the Ninemile Creek.
The applicant is proposing to extend the pedestrian pathway in Rock Creek to this
site's eastern boundary. Said pathway should be constructed in accordance with UDC
11-3A-8 (construction) and UDC 11-3B (landscaping).
ill 1996, COMPASS adopted the pathway recommendations laid out in the Ridge-to-
Rivers Pathway Plan (1996). The goals of the plan include developing a bikeway and
pathway system that encourages non-motorized transportation and enhances
recreational opportunities. The Union Pacific Railroad corridor abutting the south
property line is shown as a proposed multi-use pathway in Figure VI-3 (Off-Street
Multiple-Use Pathways) in the adopted Comprehensive Plan. There is also a multi.use
pathway shown adjacent to the Ninemile Drain in the Comprehensive Plan.
ill the past, the City has not required the construction of a pathway within the Union
Pacific Railroad corridor, but has required developers that abut the future pathway to
provide a minimum of 5-feet of landscaping. Consistent with previous Council action,
the Applicant should not be required to construct a multi-use pathway adjacent to the
southern boundary, but should be required to provide a minimum of 5-feet of
landscaping along the south property line. There is an existing 25-foot wide irrigation
easement within the rear setback. At a minimum, the Applicant should he required to
plant trees in accordance with MCC (1 tree per every 35-lineal feet) on the south side
of the buildings.
Rushmore Subdivision RZ-06-004/PP -06-021 (CUP -06-014
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006
Ninemile Creek and Rutledge Lateral: The Ninemile Creek and the Rutledge Lateral
course through or are adjacent to this site. UDC 11-3A-6 requires natural waterways to
be left open as a natural amenity, and for irrigation ditches, laterals, canals and drains
that are not being used as an amenity to be piped or otherwise covered. The Ninemi1e
Creek is a natural waterway that should be protected and enhanced by leaving it open
and constructing a pathway adjacent to it. The Rutledge Lateral should be piped.
Multi-familv Setbacks: The UDC does not have a specific setback between internal
multi-family units. However, there may be a problem with not providing a full la-foot
front setback to the 4-plex units; utilities may need a wider easement. The front
setback shown on the proposed 4-plex units, approximately 12 to 14 feet, should be
sufficient. At least a I a-foot wide front setback should be provided between all 4~
plexes and the back of the adjacent sidewalk.
Pine Avenue Stret:=t Buffer: A 20-foot wide street buffer is required along Pine
Avenue, a collector street (UDC 11-2A-6). There is existing parking for the church
near Pine Avenue that encroaches into the required buffer area. Staff realizes that
the church lot is not developing at this time, but it is part of the subject subdivision
and subject to compliance with the UDC. Therefore, staff recommends that prior to
occupancy of the first 4-plex, the applicant agrees to submit and gain approval for
alternative landscaping compliance adjacent to Pine Avenue. Further, when any new
construction occurs on Lot I, Block I (church lot) in the future, a landscape street
buffer along Pine Avenue will be constructed in accordance with the UDC. NOTE:
Staff has made this a provision of the Development Agreement and not a condition of
the plat or CUP.
Open Space: Open space is defined as an area substantially open to the sky that may
be on the same property with a structure. The areas may include, along with the
natural environment features, parks, playgrounds, trees, water areas, swimming pools,
tennis courts, community centers or other recreational facilities. The term shall not
include streets, parking areas, or structures of habitation (UDC ll-IA). UDC 11-4-
3.27C requires a minimum area of outdoor common open space shall be provided as
follows: a) 150 square feet for each unit containing 500 or less square feet of living
area; b) 250 square feet for cach unit containing murt; than 500 square feet and up to
1,200 square feet of living area; and c) 350 square feet for each unit containing more
than 1,200 square feet of living area. Common open space areas shall not be adjacent
to collector or arterial streets unless separated from the street by a constructed barrier
at least 4 feet in height.
The applicant states that 0.14 acres (6,098 square feet) of the site is being set aside for
common open space. Based on the square footage of the proposed 4-p1exes, each unit
contains 4,160 square feet, 8,400 square feet of common open space should be
provided. Maintenance of all common areas shall be the responsibility of the
Rushmore Subdivision Home Owners' Association(s). The applicant should explain
where and how the common open space requirements mentioned above will be met.
Fencin~: The applicant has not proposed any fencing for this the development. Staff
recommends that the applicant testify at the public hearin~ if perimeter fencing will be
installed and what tYpe. A detailed fencing plan should be submitted upon application
of the final plat. If permanent fencing is not provided before issuance of a building
pennit, temporary construction fencing to contain debris must be installed around the
Rushmore Subdivision RZ-06-004/PP-06-0211CUP.06-014
PAGE 13
ClTYOF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to UDC 11-3A-7. Per UDC 11-3A-6B3 requires open vision fencing along
waterways where it is in the best interest of public safety. Staff recommends that the
Council require open-vision fencing on both sides ofthe Ninemi1e Creek.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single~point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the fmal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 andMCC 9-1-28.
Site Layout: As mentioned above, the submitted plat does propose 48 parking stall on
this site. However, staff believes that there is one problem with the way the
development is currently laid out. Lot 5, Block 2, which is located in the southwest
comer of the development has no parking in front of the building. Staff is concerned
about the remoteness of the parking area in the northeast comer in relation to the units.
Staff recommends that the Commission and Council detennine if there are to many
units on this site.
Staff Recommendation: Based on the facts provided in this report, staff reconunends
approval of File Numbers RZ-06-004, PP-06-021 and CUP-06-014 with the conditions listed in
Exhibit B of the Staff Report.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
2. Landscape Plan (dated: 2~14-06)
3. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Descriptions
D. Required Findings from Unified Development Code
Rushmore Subdivision RZ-06-004/P P -06-021/CUP-06-0 14
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
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B. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-021)
1.1
1.1.1
The preliminary plat/site plan labeled Sheet No.1 0 f 1, prepared by Rennison Fodrea, Inc., dated
January 24, 2006, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ-06-004) and Conditional Use Permit (CUP-06-014) shall also be
considered conditions of the Preliminary Plat (PP-06-021).
1.1.2 The landscape plan prepared by South Landscape Architecture, on 2-14~06, labeled Sheet L1.0, is
approved with the following modifications/notes:
· Provide landscaping in compliance with UDC 11-3B-12, adjacent to the pedestrian
pathway on the norLh side of the Ninemile Creek.
· Widen to at least 5 feet (measured inside curbs) and provide at least one tree within the
landscape planter in the parking stalls between Lots 3 and 4, Block 2 (UDC 11-3B-8C2)
· 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 subj ect to
UDC ll-3B-l1 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 ll-3B-l1. If the stormwater detention facility cannot be incorporated into the
approved open space and still meet the standards of UDe 11-3B-ll, then the applicant
shall relocate the facility. This may require losing a developable lot or developable area.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-3B-14.
Submit revised landscape plans with the [mal plat application.
4.1.3 Provide a cross parking/cross access easement for all of the lots in Block 2 to use common Lot 1
as access to Broadway Avenue. A copy of a recorded cross-accesslingress-egress and parking
maintenance agreement shall be provided to the City.
4.1.4 Maintenance of all common areas shall be the responsibility of the Rushmore Subdivision
Homeowners' Association.
4.1.5 All irrigation ditches, laterals or canals, exclusive of natural waterways (Ninemile Creek),
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per MCC 12-4-13, unless otherwise approved by the Irrigation District(s). Plans will need to be
approved by the appropriate irrigation/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.
4.1.6 Other than the public street access approved by ACHD, direct lot access to W. Pine Avenue is
prohibited. A note shall be placed on the final plat restricting access to W. Pine Avenue.
4.1. 7 Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
Exhibit B - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY] 8,2006
year-round source of water. The applicant shall be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is used, the
developer will be responsible for the payment of assessments for the 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.
4.1.8 Provide a minimum 5-foot wide landscape buffer along the southern boundary of the
development. Said landscape buffer may be included within the existing irrigation easement for
the Rutledge Lateral if a license agreement for landscaping is obtained from the Nampa Meridian
Irrigation District (NMID). If the Applicant is unable to obtain a license agreement from NMID,
provide a minimum 5-foot wide landscape buffer outside of the NMID easement.
4.1.9 All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K.
4.1.10 No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building structure or land be established or change in use on this site without first obtaining a
Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department
(MCC 11-19-1).
4.1.11 Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter
fencing, irrigation, and landscaping shall be installed. Prior to signature of the [mal plates) by the
City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-021)
4.1.1 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(s).
4.1.2 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 permit. All fencing
should be installed in accordance with City Code.
4.1.3 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.
4.1.4 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
4.1.5 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
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
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.
4.1.6 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4.1.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
4.1.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP-06-014)
4.1.1 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
4.1.2 The front elevation, including colors and construction materials of all of the 4-plex buildings in
this development shall conform to Sheet OF, prepared by Ram-Tech Design, dated 2-21-06. All
elevations of the 4-plex buildings shall conform to the elevations in Exhibit A of the Staff Report.
All roof and wall-mounted mechanical, electrical, communications, and service equipment shall
be screened from public streets and properties by the use of parapets, walls, fences, enclosures, or
by other suitable means.
4.1.3 Provide at least 0.38 acres of open space, 0.19 acres of common open space, at least 80 square
feet of private useable open space for each unit (such as a patio or deck), bike storage, a
maintenance building, a management office, a tot-lot area, a community directory, and a
pedestrian pathway on the north side of the Ninemile Creek.
4.1.4 Provide at least 48 covered parking stalls for this development.
4.1.5 Provide front setbacks as shown on the proposed plat (at least 10 feet to the sidewalk); and side
setbacks (10-feet between buildings).
4.1.6 Provide open-vision (chain link) fence along both sides of the Ninemile Creek.
4.1.7 All comments and conditions of the accompanying Rezone (RZ-06-004) application and
Preliminary Plat (PP.06-021) application, shall also be considered conditions of the Conditional
Use Permit (CUP-06-014).
2. Public Works Department
5.1 Sanitary sewer service to this development is being proposed via extension of mains in West
Broadway Avenue. 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.
5.2 The applicant shall be required, as depicted on the preliminary plat, to install mains between the
Exhibit B ~ Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
two manholes located adjacent to this site and just north of Ninemile Creek. This will allow for
the sewer lift station in Tremont Place to be decommissioned.
5 .3 Water service to this site is being proposed via extension of mains in West Broadway Avenue.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
5.4 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).
5.5 A portion of this property lies within a FEMA recognized flood plain with a zone designation of
A. Prior to signature on the final plat by the City Engineer the applicant shall provide a Base
Flood Elevation report from a professional surveyor or other licensed professional qualified to
prepare said document.
5.6 Upon submittal of the final plat to the City Engineer for signature the applicant shall submit an
entirely separatt:, st:cond plat for use by the Building Department that contains the floodplain
overlay.
5.7 All lots encumbered by the floodplain shall submit flood plain elevation certification prior to
occupancy.
5.8 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 a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
5.9 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.
5.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
5.11 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8 . Wells may be used for non-
domestic purposes such as landscape irrigation.
5.12 All irrigation ditches, laterals or canals, exclusive of natural watelWays, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
Iflateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to fInal plat signature.
5.13 The applicant has not indicated how the storm drainage from the proposed parking lots. A
drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be
submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
5.14 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.
5.15 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 fmal plat.
5.16 Sewer, water, pressurized irrigation, and any llfe safety development improvement shull receive
final approval prior to occupancy. Other required development improvements such as fencing,
micro-paths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
5.17 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.
5.18 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.
5.19 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
5.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
5.21 Developer shall coordinate mailbox locations with the Meridian Post Office.
5.22 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.
5.23 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.
5.24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. 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
4.1 One and two family dwellings will require a frre-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'
apart. International Fire Code Appendix C
4.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5.
1. Fire sprinklers required for four-plexes.
4.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
4.5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
4.6 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.
4.7 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.
4.8 Maintain a separation of 5' from the building to the dumpster enclosure.
4.9 The first digit of the Apartment/Office Suite shall correspond to the floor level.
4.1 0 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
4.11 Provide exterior egress lighting as required by the International Building & Fire Codes.
4.12 The Fire Department requires 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.
4.13 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. F or buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 ill).
4.14 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinklered.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
4.15 Side yard fences shall not be allowed.
4. Police Department
4.1 Prior to release of buildin!! pennits. the applicant shall submit a parkin!! plan for all off-street
parkin!! in the multi-familv development to the Planning Department. All parkin!! spaces shall be
assilmed to a specific dwelling: unit or for llUest use. The parkin!! space identification shall use a
different numberinl! svstem than the dwellinl! units.
4.2 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.4 To increase emergency access to the site, the Police Department recommends that the applicant
provide a stub street to the property to the north or west.
5. Parks Department
4.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Specific Conditions of Approval
7.1 a Locate the cul-de-sac of West Broadway Avenue abutting the eastern property line, as proposed,
with the 48-foot turn radii. Construct curb, gutter and a 5-foot attached cone-rete sidewalk along
the entire cul-de-sac.
7.1b Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.4b 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.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b 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.
7.7b 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.
7.8b 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.
7.9b Construction, use and property development shall be in conformance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to AClID 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.
7.12b No change in the terms and conditions ofthis 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 confmnation of any change from the Ada County Highway District.
7.13b 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.
4. Central District Health Department
4.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
4.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Enviromnental Quality: central sewage and central water.
4.3 Run-off is not to create a mosquito breeding problem.
Exhibit B ~ Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
4.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a stonn water management system that is preventing groundwater and surface water
degradation.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
C. Legal Description
~q.' QUio
I'Ol\,,,,'lllll
116 N 1-.1"in St..'Cl:
('aK~""". [,f.tll"l\'Ii)I[
O(!l,-c: 1l)1$-352-41jQl
I'J~; 2fl8-3~2.14W
Rennison P "'drea
Fll~,.i,!t'rrs · SlIrl\'yilr,. · P/illlll"T~
!!llI'J"_,~lmf~
IiI:> S E...~l,. R(~)\l
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E:.II~h', Id;thl' 8:'1(.1(,
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r.l~: :It)l.9~S-2441
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Ih\TE :;1/8/06
Pro~t Nn.: 15:3.~
Rushmore Subdivision and West Pine Street
Block 1, Zoned L-O
3.155 acres formerly the west 1/2 of Lot 2.. West Lawn Subdivision
also including 0.165 acres of West Pine Street
located in a portion of fhe NE 1/4 of the SW 1/4 of Section 12:
T. 3 N., R. 1 W., S.M.. City of Meridian, Ada County, Idaho
A pin-cel of land being a portion uf West Pille Street and Ule west VI of LoI1,. Weslla\\'11 Subdi",isiol\
Uk_ 2. f>g.. 94, rtat nx:ords of said Ada CO\lf1!Y, Iocatai it:1 "p~lfti"n 01 the NE'I. oftheSW '/4 of5oction 12, '1. ,.'1
N., R 'W./ 8.M., City of Meridian,. AdclCounty, Idaho, b.'>ingnwre pa.rtlcul~l"ly de;(ribed as follows:
ConunencingiSt the tenlP.!" V400rner ot s.oid Section '2, cl (ound brass cap monurrumt. CP,F.
111Strw:lllont No. 9363144. comer recordJ af ""id Ada COWlty; Thel"" II blMrlng of N 89" 30' 16" W. il di.st.m~Y
of 654.39 Wet on tfwo north boundary of the SW 1(4 of !;Aid x'Chon 12 w a point ht>jng the TRUE 1'OINl' Ql:
KFGLNNlNG;
Ull'fJ(e iI hearing of N 89" 3(f "l6~ W, il dtstAllce of un')'} fa'l un said north boundary in a poin\";
Thl'{ll;e a tKodring or 500" 29' 44" W, II dilllano' of30.(ll fuP.l to d Wi 5/8 inch reb.1fon lh('soulh right-of-way
ooundary of West Pine SInlet saul rebal" marking the northw~t conlt'r of liClW west 'Ii of 1012. Wl'St LaW!)
Subdivision; Thence a bearirll of 5 00" 32' 18'" W. a dist:lnce 0(56113 feet on thcwestbound.lIY of said \.\~t
'Ir of Lot 2, Wl'St Lawn Subdjvi!;ion 10 1I$1l'/:S/8 inch rebar; TheI"ll:t.' it l:nlrlngafS84Q 21' 03" F~ cl dist-dncc of
7Al.l1 fool 10 <l set. 5/8 indt rebaron \heeastbounditry of ~id ""os! lh ofl",!'. WC$1 Lawn Subdivision;
Th,:,I\aI.. ~rlng of N 00- 32' 42" E,. ;I distance of 582.ll9 fa>1 on 5.00 CdSI' bound;ny of !he west 'h of Lot 1,.
\\'ilSt L.\wn Subdivision to a set 5/8 inch n!bar on!ltlW GOuth nght-of,w;lY boundary sdld rebar marking the
Illlrthe.u.! comer of thl> west 1h of Lot t Wesll..;JwlI SoWI VisIon; TIlL'rh.:t! a bedring 01 N 00" 1!/ 44" I:'. a
distal1C~ of 3O.OJ 1'-ret 10 the POINT OF BEGINNI NG.
Sdid des<:nbed parcel of Lind contains 3.320 dC~, rt\ore-or-les.s, ~ with and subject 10 flgnlSof.lf-
WiI,' and e-MeIl\el\1s of l\.'Coro. and/or use-
Prepilred by Rennl.-.on Fodrea, Inc.
lie' I',...,...., I nt\ '.1'" ..,....ll.-.,
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006
w ,/~ CORNER _ PO$Nr .". _c.rwNIH~
SECnON II &: 12 \ BASiSOF Sl:AA7NG - ,~ -
CP&F INST NO tn'r- - _._ ~~ ~J()'I&"W 2652.ll~J' --t....---S" 1/4 CORNER
!lflO!:lH5 1) 1158.28' T;, 'l/119W18"W71~' -- - r- : ;;[CTlON Ii'
~i---l..- ~;"'W: pm" S~ ' . 65U9' lS Cf>&f INST NO.
., - _~__' ~_ ID 93&3144
~ ..
ll:! OOOZll'44-W tlJ t~
~. 3000' N00'2'3'44"i::_ t:;!'-
loll West Pm.. -- ;SQ.OO' f..j I 8
e 0.18 JLCIlB8 :I: I en ti
~ I k .
~ I ~ ~ ~ 5 1/4 CORNER
~ . /SECTlOH 12
~ - ~ CPAf tNSt. N,O
q 2: 98117246
M
t! QUStlMORJI SUB. It
-t:l aweK .
I H :un ACRI!S '" I
FOaMlUll.Y Wr$T 1;2 LOT 2
IE II WIl&T LAWN SUBDIVJ5JON I ~
800K 2.. f>AGIlH ~
II: :
~ I
I
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l~~=j
IUISBMOU SUB. !
BLOCk Z
fOllAlJUlLY WSST It' Lar J
WI>9T LAWN guBDlVISSON
BOOK ~ 'AOll94
EXffiBIT FOR RE: NlNG
RUSHMORE SUB. BLOCK 1
AND A PORTION OF
WEST PINE STREET
BE SUBJW. PINB n.
A IlE.SUBDIVISlON OF 'OlE WB&l' 1/20P LOT 1
WEST LAWN soaDlvlSlON SITUATED IN A poanON OF
THI! NE 1/".OF TaE SW 1/4 01' lJEC. 13, T; 3 N.. R. 1 W.
a.M.., eln' 01' MERIOlAN. AD~ COUNTY, ~AHO
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b1"(ll:tn~l;:.p,j; .. S~H ..........y(.~f-4 ... P1~nn~J'5
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Exhibit C - Page 2
IftIl!!:. .... .... .
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... _NIlkolf.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
~QeQlLkg
ro 801( 1118
100 N Miliu 5tJ~1
Ca.....lld,., Td.JhCl li36 t I
om,.,,: 206-382,1\,\)1
t'dX: 21''l.~2-JnO
[{ennison r drea
[/lgi""l'r~ . ::;!lIn.Y1Jr'; · [Jlmuteno
fill:i!:..Q1Y!.l:
12X SE'll',k R,-"lll
SI.H.l,:~ B
J:'..(k Idaho:. !l.l,i]~,
Oak""; 2tll\.",;,'i-~ 1.11.1
r.,\: 2mX;Y:>-l..HJ
DATE 3/8/06
ProjCd .'~,-,: 153~
Rushmore Subdivision
BJock2, Zoned R-IS
2173 acres formerly the west Ih of Lot 2. West Lawn Subdivision
located in a portion of the NE 1f.. of the sw 1,4 of Sedion 12
T.3 N., R.t W., B.M., City of Meridian, Ada County,ldaho
A par:t:el of land b...mg /I port inn of U1>' "'teSl 'hnC LULl, WI.'SIl.awn Subdi\isioo,. flk'1. Pg. 9.1. pl>11
tf.'(:ords ot ~id Ada County, located in iI polliun (>f Ihe NF, 'A oIlhe SW III of Seclion t 2, T. 3 N" R. 1 W _, B I-.L
Cily of Meridian, Ada COWlty, Jdllho, mng !lIOn' p.lrticuJ.tdy described as (onows:
Commencing at the center VI Cotner (If 53id ~tion 12, a found brd$S cap nIOnUIl1<c'l1!" C P. F.
Inslrummt 9363144. co.mer records of 54ld Ad.lC..:lunty; nlCn(\>a bearing olN 89" 30' 16" W. it dis!...ul(f.' (t(
654-.39 feel on UlCnorth boundary of lJle~W I/t of s.tid 5el.1ton 12ID IS point;.1l1enct;i a OOarinf~ (,is Uf 29' ..\4"
W, it d)sli1t1Ce at 30.00 feet tall set 5(8lnch n.'ba( 00 the soulh rJghl-of.w.ry bout'ld..ry of West Pil\.:~ 5tnxt said
reb.ar marldng thtl.lOtiheasl comer of \tle WL'St ~;, of Lot 2. West Lawn Subdivision,; 'n..eru:e" bearing S <Xl"
32.41" W, a distanro of 582..99 feet on the ea~t boundary of said we...t 'h 01 Lnt 2. West Lawn 5lilxlivlskm bJ <I
set 5(8 Inch rebar being the lRUIl POINT 01: BEGINNING.
Thenl-e leaving said east boundol.lY of the wesl,'h Lot 2. West Lawn Subdivision a hearing of N IW'
21' 03" W, a di..l.mce of 2A1. 11 (eel to a ~ 5/8 im:h rebar ("'lbl' west hound<lf')' of said west IJl Qf 1 at 2. W.~!
l.awn Subdivision; 1'heru.-e ol beanng of 5 00" 32' 18" \'II. a diStance 01403.00 feet on s.tid wl1St Ixtu.nd.uy to a
set 5/8 ino.-h rebar l1lclrking the southwest comeT of Silid west '!l of 1012. West l..awn Subdivis!(ll'\; Tl1en<:e II
l1earing of 588" 3t' 52" E, 4 distance of 240.14 {(!O'l on thcsoulh boundary of said west 'II of l..ot2 t() il5p.1
found S/8 inch \'clldr madang lhe southeasl COlTlflf of s.ud west III of Lot 2. West Llwn SubdivisIon; Thence
" bearing of N 00" 32' 4Z' F...;l dt;tanl'e of 'l85)U fN>1 011 S<lid east boundary ol the w~t '!. (If L.m 2, We;t I.awn
Subdivision \(l the 'OINT OF BEGINNING.
Said del'iCribed p.1n:el of land (U1Wins 2.\ n oI(Tes mon--or-Jt!ss. together with and 5upj6.:i I{' rlghl.,..-'ll-
WlIr and easement:> of re<<:lM ilJld/ or U~_
Prepared by Rennison Poor&!., Tnc.
;
l
..- .
,e P.....,..., t5M\1.173 a..=.<h-.
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18,2006
\\ : /4 (:Ofi"I.,[,'
SdTliiN Ii t, !1 \
r::>&f ifj,;r N:J. .~.
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Exhibit C - Page 4
EXHIBIT FOR RE: NING
RUSHMORE SUBDIVISION
BLOCK 2
I
I
I ~!
; lQ,
B ~I
I ~
..~DGll LATJlaAt.
SB8'J/527 2"1):/.'
1
" ii:.i:srs OF BEAR-J'N'-
r.8"9'3C',6-W;1652:89' C ~ C '/4 (,01;t,::R
" ';-;8' -r - - ---...: .-::; ,.....-;;--....-J.- --- .---- St<;i;ON 1::
.. ___I' PINE $T. ':;00 19 J~.n~.-~-1 6~ I \9" 2 CP~"F 1~1.s 1. I,,;,
- ...- - .--- ---_. .._ u; 9J6.JiH
~ h l~r
BLOCK t N VJl ~
llUSlfA(Okll sua. ~ I ~ 8
~RMEJU. y W1leT 1)'~ LOT 1 ~ I ~ , ~-;
Wl!5T LAWN 5UPDlVISrON .., Q
BOOK:' PA<iE 94 ... ll:o ii~
~+ .. t S 1/4 CORNE"!
2 ~ ...../SECnm-l 11
"l - - Cf'<<F INSr. NO
~8.1 172+6 -
~--'~N~ Z
H8 - E CIUulK e
.'2t'03"'H- ~ ~
2.'.11'
OINT' OF i3/i.'OINNINr:/ i
p..
~'"
...1:/
0:
- ;S;i
~ "'~
Il.USKMORE SUB. -" ~ ~ 2
aLQClCl " ~~
2.1'7) ACRES ~ \!
POIUI1lJU,TW13S1' 112 LOT 2;
'WIlll'r'LAWH SUBDIVISION' ~_ _
aoC>a: 1, PAO.. II<l .....
,----1 ~
-I~
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I
'l<:Al.i, ,. ... rot)'
~l1fIUIr letllNC . ~-.
""""'.~l:U Nt:0' lOMi<1 . . ,~
BXHIBIT OR BLOCK 2, RUS ORE SUBDM810N
l A RIl.JVBDIVlSION OF THE! WIlST l~ OF LOT 1.
WEST LAWN SUBDIVISION SITUATl10 IN A PORTION OF
THe HE I/-f 01' TIm SW 1/401' SEe. 12, T.;' N" It. I W. ~..... ,.
~... --. "* I
._ a.M., CI-ry-~R1DIAN. ADA COUNTY, IDAHC?_. ____~~.."\~.::" .
Rennison Fodt'ea, Inc.
f=lni:_n-,"Qr. .. sut"'Vc.Yt)t~ .... PlllnnC.l."1i
~~:;"~..Hl,rIr.:!;
omr~ ~!I...1"'411
;1II..i\Ill.t.!aJootr
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
D. Required Findings from Unified Development Code
1. Rezone 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:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that there are several uses that are allowed and conditionally allowed within
the requested zoning districts of R-15 and L-O. Specifically, multi-family uses are
conditionally allowed in the R-15 zone and churches are principally pennitted in the L-O
zone. Staff fmds that the development of this property should be required to comply with
the established regulations and purpose statements of the requested zone. See Section 10,
Analysis above for information on the regulations that need to be complied with.
e. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed rezone, and subsequent development of this property shall
not be detrimental to the public health, safety and/or welfare. Staff recommends that the
Commission and Council rely on any oral or written testimony that may be provided
when determining this finding.
D. 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.
D. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
This finding is not applicable to the rezone request.
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:
A. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in general conformance with the comprehensive plan
(please see Section 8 of the Staff Report for detailed analysis of specific comprehensive
plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
accommodate the proposed development;
Staff finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recolIuuends the Commission and Council rely upon comments from the public
service providers (i.e., police, fIre, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
D. 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 Conunission'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.
E. The development preserves significant natural, scenic or historic features.
Staff finds that the Ninemile Creek should be preserved. Staff is unaware of any other
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 major importance, if the Ninemile Creek is preserved and protected.
The Commission and Council should 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 maj or importance of which staff is unaware.
3. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the site is large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16, 2006
Staff finds that the proposed uses are is in general conformance with the comprehensive
plan and the UDC (please see Sections 8, 9 and 10 of the Staff Report for detailed
analysis of specific items that apply to this development).
c. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
Staff finds that the general design, construction, operation and maintenance of the multi-
family uses will be compatible with other uses in the general neighborhood and with the
existing and intended character of the vicinity as to not adversely change the character of
the area. Staff finds that a higher density residential use on this site should be compatible
with the neighborhood (provided the applicant complies with all UDC provisions.) The
Conunission and Council should reference any public testimony that may be presented to
dctermine whether or not the proposal will adversely affect the other properties in the
area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff fmds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all Preliminary Plat, Development Agreement
and CUP conditions and constructs all improvements and operates the use in accordance
with the UDC standards.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit
B.
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff fmds that the applicant should be required to pay to extend the sanitary sewer and
water mains into the site. No additional capital facility costs are expected from the City.
The applicant and/or future property owners will be required to pay highway impact fees.
Staff finds that the proposed uses should not create excessive additional costs for
facilities or services and should not be detrimental to the economic welfare of the
community.
G. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area. Staff does not
believe that the amount of traffic or noise generated will be detrimental to the general
welfare of the public. The Commission and Council should reference any public
Exhibit 0 - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
testimony that may be presented to determine whether or not the proposal may cause
health, safety or environmental problems of which staff is unaware.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to he of major importance.
Staff fmds that the proposed development will not result in the destruction, loss or
damage of any natural feature( s) of maj or importance, if the Ninemile Creek is protected.
The Commission and Council should 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 staff is unaware.
Exhibit D - Page 4
.\ /:;;~;;C..:1
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-;"'F'<"'I/lUTHE'.SUREvN-,..e< ~ To insure that your comments and recomm~tfffon~illQe...sc;>nSidered by
MAYOR 1903 the Meridian Planning and Zoning Com issiQI)>> pl~!$e, s\Jt3'mmVr r
comments and recommendation e Meridian City Hall I:
Tammy de Weerd ""t J
.' . , M 11 20~6 APr 2 [I '~~<" '<l;",
CITY COUNCIL MEMBERS Attn. WI" Berg, City Clerk, by. ay ,--,J
Keith Bird Transmittal Date: April 19, 2006 FiI ~J.:.V RZ_P6'{)04,PPJ~6.q2,1tCpP 08-414
Joseph w. Borton Hearing Date: May 18, 2006 WASTID~;l,,",,-0' ;,_...-,_::-,..'-;-LC~;
~~:~~~;~~\Jntree Request: Rezone of 5.49 acres from R-4 to R-15 (2.17 acres) al~(rt-&f3;lmcres);
Preliminary Plat approval of 7 building lots and 2 common lots on 5.49 acres
in proposed R-16 and L-o zones and a Conditional Use Permit for 24 mUltifamily
dwelling units in a proposed R-15 zone for Rushmore Subdivision
By: SLC Investments, LLC
Location of Property or Project: 1021 West Pine Avenue
/
CrTY DEPARTMF.NTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234 1 fax 895-0390
Parks & Recreation
11 W. Bower Street
888-35791 fax 898-5501
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, C/C
_Shaun Wardle, CIC
--,Water Department
~ Sewer Department
Sanitary Services(No VAR, VAC. FP)
- Building Department I Rich Greene
= Fire Department
_ Police Department
City Attorney
- City Engineer
= City Planner
_ Parks Department
Planning
660 E_ Watertower Lane
Suite 202
884-5533 1 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
888-2191 / fax 884-0744
Your Concise Remarks:
- 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)
Qwest (FP/PP 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.
RECEIVEI)
APR 2 4 2006
City Of Meridian
City Clerk Office
N~ii~
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, iDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887.4813 MAYOR'S OFFICE - FAX 884-8119
P~inted 0<1 ~ecyded paper
(
..#'~~il',,-
AC~
John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
{}o~u:L:(t, ~
May 1, 2006
RECEIVED
MAY 1 2 2006
CJTY OF MERIDIAN
CITY CLERK OFFICE
To:
SLC Investments, LLC
3210 East Chinden Boulevard, Suite 115-327
Eagle, 10 83616
MPP-06-021/ MCUP-06-014/ MRZ-06-004
Rushmore
1021 West Pine Street
Subject:
On May 2, 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 208-387-6174.
Sincerely, /
?7iY~
Ryan McDaniel
Planner I
Right-of-way & Development Services
cc: Project file, Utilities
City of Meridian
Michael M. Vance
4585 East Victory Road
Meridian, 10 83642
Ada County Highway District · 3775 Adams Street · Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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ACHD
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Right-of- Way & Development Department
Planning Review Division
Ot,~ut'tO ~
Project/File:
.---..---"-.-""----....--".."-.--.....----.-.---..-.--~-___..n..___.___."_.__..__...___...._.__
Rushmore Subdivisionl MRZ 06-0041 MPP 06-0041 CUP 06-014
Lead Agency:
City of Meridian
Site address:
1021 West Pine Street
Staff Level
Approval:
May 4, 2006
Owner:
Meridian Friends Church
1021 West Pine Street
Meridian, 10 83642
Applicant:
SLC Investments, LLC.
3210 East Chinden Boulevard, Suite 115-327
Eagle, 10 83616
Representative:
Michael M. Vance
4585 East Victory Road
Meridian, 10 83642
Staff Contact:
Ryan McDaniel
Phone: 387-6174
E-mail: rmcdaniel@achd.ada.id.us
Tech Review:
April 28, 2006
Application Information:
Acreage: 5.49 acres
Current Zoning: R-4
Proposed Zoning: R-15 & L-Q
Multi-Family: 24-unit
Common Lots: 2
A. Findings of Fact
Existing Conditions
1. Site Information: The site
has several buildings existing
with large open spaces.
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Rushmore Subdivision
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2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Clarinda Fair Subdivision R-4
South Rail Road I-L
East Tremont Place Subdivision R-8
West Meridian West Lawn Subdivision R-15
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site:
West Pine Street is currently improved with 2-traffic lanes, 2-bike lanes, 44-
feet of pavement, with curb gutter and sidewalk abutting the site. There is
62-feet at right-at-way existing for West Pine Street (31-feet from centerline).
West Broadway Avenue is currently improved with 2-traffic lanes, 36-teet of
pavement, with curb gutter and sidewalk abutting the site. There is 50-feet of
right-of-way existing for West Broadway Avenue (25-feet from centerline).
West Idaho Avenue is currently improved with 2-traffic lanes, 36-feet of
pavement, with curb gutter and sidewalk abutting the site. There is 50-feet of
right-of-way existing for West Idaho Avenue (25-feet from centerline).
4.
Existing Access:
There are three defined access points to West Pine Street, West Broadway
Avenue and West Idaho Avenue from this property.
5.
Site History:
ACHD has not previously reviewed this site for a development application.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 161 additional vehicle trips per
day (0 existing) based on the Institute of Transportation Engineers Trip
Generation Multi-Family Detached Dwelling land use designation.
7.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
8.
Traffic Study:
A traffic impact study was not required with this application.
2
Rushmore Subdivision
("
9. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
West Pine 240-Feet Minor Arterial 5,715 East of Linder Better than 50 MPH
Street Road on 12/14/04 "en
7,850 West of
Meridian Road on
12/14/04
West Idaho 50-Feet Local Residential N/A Acceptable 15 MPH
Avenue planning
threshold for
this Road is
2000 ADT
West 50-Feet Local Residential N/A Acceptable 15 MPH
Broadway planning
Avenue threshold for
this Road is
2000 ADT
*Acceptable level of service for a two~lane minor arterial roadway is "0" (14,000 ADT).
10. 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 the Capital Improvements Plan.
B. Findinas for Consideration
1. West Pine Street
Street Section and Right-of-Way Policy:
District policy 72-F3 requires minor arterial roadways to be constructed as a 50-foot street section
with curb, gutter, planters and 5-foot attached or 7-foot detached sidewalk with parking prohibited
on both sides of the roadway.
Applicant Proposal:
The applicant does not propose additional improvements to West Pine Street.
Staff Comment/Recommendation:
West Pine Street is currently improved with curb, gutter and sidewalk.
The applicant will not be required to engage in pavement widening or construct improvements along
West Pine.
2. West Idaho Avenue
Applicant Proposal:
The applicant does not propose to extend West Idaho Avenue into the site with this application.
Staff Comment/Recommendation:
In the future, the applicant will be required to comply with the policy in effect at that time for the
extension of West Idaho Avenue.
3. West Broadway Avenue
3 Rushmore Subdivision
(
Street Sections and Right-of-Way Policy:
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 at 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-teet tram back-at-curb to back-of-curb. 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.
District Turnaround Policy:
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 DO-square foot area.
Applicant Proposal:
The applicant proposes an immediate cul-de-sac of West Broadway Avenue abutting the eastern
property line. The turn radii is proposed to measure 48-feet, which meets district policy. The
applicant does not propose to construct curb, gutter or sidewalk along the cul-de-sac diameter.
Staff Comment/Recommendation:
The applicant will be required to construct improvements along the cul-de-sac diameter: curb, gutter
and a 5-foot attached concrete sidewalk.
4. Driveways
District Driveway Policy:
Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be
required to pave the driveway its full width and at least 3D-feet into the site beyond the edge of
pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
Applicant Proposal:
The applicant proposes to construct three driveway access points on the cul-de-sac.
Staff CommentJRecommendation:
Staff is supportive of the applicant's proposal, which is approved with this application.
c. Site Specific Conditions of Agproval
1.
Locate the cul.de-sac of West Broadway Avenue abutting the eastern property line, as proposed,
with the 48-foot turn radii. Construct curb, gutter and a 5-foot attached concrete sidewalk along the
entire cul-de-sac.
2.
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Comply with all Standard Conditions of Approval.
D. Standard Conditions of Al2,Proval
4
Rushmore Subdivi!dnn
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.
8. 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.
9. 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.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. 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 DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-at-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
5
Rushmore Subdivi!;inn
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. 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.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
6
Rushmore Subdivision
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II
Development Process Checklist
II
[8JSubmit a development application to a City or to the County
cg]The City or the County will transmit the development application to ACHD
cg]The ACHD Planning Review Division will receive the development application to review
cg]The Planning Review Division will do one 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
apply to this development application.
I8IWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
Ow rite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
I8IThe 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
Review 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,
including, but not limited to, driveway approaches. street improvements and utility cuts.
OPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approach(s)
· Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o 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)
o 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.
o Idaho Power Company
· Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
9
Rushmore Subdivision
(
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 notice 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
ROWDS 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.
10
RushmnrA Sllhrllvi~inn
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
April 24, 2006
RECEIVE.D
MAY '/ 2 2006
CITY OF MERIDIAN
CITY CLERK Or-l=/CE
City of Meridian
660 E. Watertower Lane
Suite 202
Meridian, II) 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 the Rushmore Subdivision will have a significant impact on school
enrolhnents at Meridian Elementary. Meridian Middle and Meridian High School.
We can predict that these homes, when completed, will house six (6) elementary aged
children, six (6) middle school aged children, and five (5) 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 he necessary to bus
students to other schools across the district.
School capacity is addresscd 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,
~P--
Building & Construction Manager
AFFIDAVIT OF PROPERTY POSTING
STATE OF IDAHO)
)
COUNTY OF ADA)
I, Garth Christensen, 3210 E. Chinden Boulevard Suite 115-327, Eagle, Idaho 83616, being fIrst
duly sworn upon oath, depose and say:
1. That I posted property located at 1021 W. Pine Street, Meridian, ID 83642 on May 7th,
2006. As required by Meridian City ordinance.
Dated this
~ ~y{1tJ
~- -~-
(Signature)
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SUBSCRlBED AND SWORN to before the day and year fIrst above written.
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MEMO
TO: Plarming Department, City of Meridian
FROM: SLC Investments, LLC
DATE: May 9, 2006
RE: MPP-06-021 / MCUP-06-014 / MRZ-06-004
Rushmore Subdivision
1 021 West Pine Street
Attached find Affidavit of Property Posting for the above proposed project.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE
May 18, 2006
ITEM #
9, 10, 11
PROJECT NUMBER
RZ 06-004, PP 06-021, CUP 06-014
PROJECT NAME
Rushmore Subdivision
NAME (PLEJlSE PRINT) FOR/' AGAINST NEUTRAL
[/)1A-A'~k / J ~ V/
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MEMO
TO: Planning Department, City of Meridian
FROM: SLC Investments, LLC
DATE: May 9, 2006
RE: MPP-06-021 / MCUP-06-014 / MRZ~06-004
Rushmore Subdivision
1021 West Pine Street
Attached find Affidavit of Property Posting for the above proposed project.
AFFIDAVIT OF PROPERTY POSTING
STATE OF IDAHO)
)
COUNTY OF ADA)
I, Garth Christensen, 3210 E. Chinden Boulevard Suite 115-327, Eagle, Idaho 83616, being first
duly sworn upon oath, depose and say:
L That I posted property located at 1021 W. Pine Street, Meridian, ID 83642 on May ih,
2006. As required by Meridian City ordinance.
Dated this
. ~ &y&/
~ .~
, 2(f)~ .
-
(Signature)
SUBSCRIBED AND SWORN to before the day and year first above written.
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