HomeMy WebLinkAboutTanana Valley Subdivision AZ
AZ 06-015
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Farwest, LLC
April 6, 2006
ITEM NO.
18
REQUEST Annexation and Zoning of 182.60 acres to TN-R (Traditional Neighborhood
Residential)( 178.65 acres) and C-N zone (Neighborhood Businessl(3.94 acres) for
Tanana Valley Subdivision - southeast corner of Meric!ian Road and Victory Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
See attached memo from Staff
ill I tv 6
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CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
See attached Comments
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
attached letter from ITO and letter from Brent DeSpain
Contacted:
Emailed:
Date:
Phone:
f{L{-17eD
~
staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Memo
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To: Planning Commission
From: Josh Wilson
cc: Ben Thomas, Briggs Engineering
Date: March 31, 2006
Re: Tanana Valley Subdivision (AZ-06-015, PP-06-013)
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The Ada County Highway District (ACHD) has been unable to provide staff with
comments on Tanana Valley Subdivision as of the date of this memo, and staff
recommends that the Commission continue the public hearing to give ACHD time to
complete analysis of the proposal. ACHD and City staffs feel that there are
outstanding issues in regards to an existing private road, Rumpel Lane, and how the
proposed subdivision intends to connect to the previously approved Reflection
Ridge Subdivision and provide the desired collector street.
Staff recommends that the pUblic hearing for Tanana Valley Subdivision (AZ-
06~015, PP~O~013) be continued to the May 4, 2006 hearing in order to allow
ACHD staff to complete their review of the proposal and make a
recommendation to the City of Meridian.
Joint School District No.2
911 Meridian Road · Meridian/ Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
.RE~(jEIVED
MAR 2 9 2006
March 23,2006
City Of Meridian
City Clerk Office
City of Meridian
660 E. Watertower Lane
-- - SuiteW2-, '--- --
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Tanana Valley Subdivision will have a significant impact on school
enrollments at Mary McPherson Elementary. Lake Hazel Middle and Mountain View
High School.
We can predict that these homes, when completed, will house one hundred sixty (160)
elementary aged children, one hundred forty-six (146) middle school aged children, and
one hundred twenty (120) senior high aged students. Additional students will further
compound the current overcrowded situation. Residents cannot be assured of attending
the neighborhood school, as it may be necessary to bus students to other schools across
the district. .---",- -- ---.---- ----------- .---..--- ---~-. --'-"--. ,--- '---- --.-'-' '-
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
~ & ~ 1~ 'Dl4t1Ua
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651"4395
FAX # 208-463-0092
21 March 2006
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
,M:eridiiiIt, ID-83'6.+2----~' '-. --
RE: AZ 06-015, PP 06-013/Tanana Valley Subdivision
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. Nampa & Meridian Irrigation District's Ridenbaugh
Canal and Kennedy Lateral course through this proposed project. These easements must be
protected and any encroachment without a signed License Agreement and approved plan,
before any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the
site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must
comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES MUST
BE COMPLETED BY MARCH 15, 2006.
Sincerely,
/J.u/~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: File - Office/Shop
RECEIVED
'. MAR 2 S 2006
City Of Meridian
City Clerk Office
~eE:lVEn
MAR 2 B 1.006,.
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CITY vi'..,:-':';' , 'sq
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APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS, 23,000
BOISE PROJECT RIGHTS - 40,000
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Ben Thomas
Briggs Engineering, Inc.
1800 Overland Road
Boise, ID 83705
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
23 March 2006
RE: Land Use Change Application - Tanana Vallev Subdivision
Please note the District now reauires three (3) sets of plans
Dear Mr. Thomas:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
~~!; '!1~urer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning Department
Justin Martin, Farwest LLC, 4487 N. Dresden Place, Ste. 102, Boise, 10 83714
Justin Martin, 4487 N. Dresden Place, Ste. 102, Boise, 10 83714
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS" 23,000
BOISE PROJEG RIGHTS' 40,000
Gtl~. C~DEEI~~TATR~~T~Ml-]N~ CENTRAL DISTRICT HEALTH DEPARTMENT
'.11 L Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
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01.
02.
03.
04.
05.
06.
07.
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Return to:
o Boise
o Eagle
o Garden City
aMeridian
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We have No Objections to this Proposal.
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We recommend Denial of this Proposal.
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Specific knowledge as to the exact type of use must be provided before we can c~mme'ni on: thfs: Pt({pdSai: ':: . ,-: ~
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~pproval from appropriate entities are submitted, we can approve this proposal for:
..esa central sewage 0 community sewage system 0 community water well
o interim sewage -8iCentral water
o individual sewage 0 individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division 9f.Jnvironmental Quality:
.{SI central sewage Q...corilmunity sewage system 0 community water
o sewage dry lines J& central water
Run-off is not to create a mosquito breeding problem.
This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
Date: 5 / I 7 / 0 ("
Reviewed B?~5
Review Sheet
o 14. Please see attached stormwater management recommendations
015.
15726.001 EH0904
'"
TRANSPORTAllON BOARD
Charles Winder
Chairman
John X. Combo
Vice Chairman
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Board Secretary
e
e
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, 10 83707-2028
(208) 334-8300
itd.idaho.gov
March 27,2006
VIA FAX: 208-888-4218
Meridian Planning and Zoning Cormnission
c/o Meridian City Hall
33 East Idaho Avenue
Meridian, Idaho 83642
Re:
Location: 182.60 acre parcel- Southeast corner of Meridian and Victory Roads
Route: State Highway 69 (SH-69)
Name: Tanana Valley Subdivision - Farwest, LLC (Applicant)
Case: AZ 06~015, PP 06-013
Dear Planning and Zoning Commission Members:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the above
referenced application. Per the city's April 6, 2006 Public Hearing notice regarding annexation and
zoning and preliminary plat for the Tanana Valley Subdivision, a 257.08-acre residential
development consisting ofa minimum,of77llots, located east of Meridian Road (SH-69) and
south of East Victory Road near Meridian, Idaho; ITD comments the following:
General Comments
. This property is located adjacent to SH -69. This segment of SH -69 highway is a regionally
significant Principal Arterial
. Access management on this highway is implemented through the ITD Access Control
Policy.
. The applicant has requested annexation and a significant change in the type and intensity
of use for the referenced property.
. The overall circulation plan does not reflect the collector level circulation needed.
. It was unclear if the pathway shown was within the state right-of-way.
We ask the City of Meridian to consider the following as conditions of approval.
Pre-Application Meeting.
. We propose an interagency meeting prior to preliminary plat approval to discuss the issues
above. Please contact Sue Sullivan or Kevin Sablan at the contact listed below.
Access.
. Applicant should be required to provide a stub to the parcel (shown as "N.A.P.") which is
located off of S. Meridian Road.
Should the development include residential
Noise Abatement for Residential Development.
buildings, please require the following:
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1. The applicant shall provide traffic noise abatement by constructing a berm or a
berm and wall combination approximately parallel to the state highway and off the
state right of way.
2. The top ofthe berm, or berm and wall in combination, shall be a minimum often
feet higher than the elevation at the centerline of the state highway.
3. If a wall is proposed, the wall shall meet the following standards:
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a. Wall materials shall be impervious concrete or stucco, unless otherwise approved by the Idaho
Transportation Department as a sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will degrade the function and
should not be allowed.
4. Alternative noise abatement designs that meet Federal Highway Administration guidelines may be
proposed by the developer. The applicant should contact Greg Vitley, Environmental Section Manager.
Work on the State Highway. A permit will be required for any work on the highway. See contact below.
Contacts
Sue Sullivan
Kevin Sablan
Matt Ward
Greg Vitley
Senior Planner
Assistant Traffic Engineer
Permits Coordinator
Environmental Section Manager
334-8955
334w8924
334-8341
334-8952
Sincerely, ~
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Sue Sullivan
Sr. Transportation Planner
ss:th
March 30, 2006
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Meridian Planning and Zoning Commission
E. Watertower Lane
Suite 202
Meridian, ID 83642
To The Meridian Planning and Zoning Commission:
Attached is an advanced copy of a petition letter that is being circulated in opposition to the
Tanana Valley Subdivision, application AZ 06-015. We plan to present a copy of the petition
with signatures to your Commission when the Tanana Valley Subdivision is taken up for
discussion, currently slated for April 6, 2006.
If you have questions about this petition, please contact me.
S~~cerelY, Z2~/
"'72 ~ / <
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Brent DeSpain
553 E. Lake Creek 81.
Meridian, ID 83642
Home Phone: 208-288-5782
Cellular Phone: 208-921-5824
To Whom It May Concern:
We the undersigned being citizens and residents of the City of Meridian, Idaho, wish to express our concern and
opposition to the development of the Tanana Valley Subdivisipn to be built on the South East comer of the Meridian
Road and Victory Road intersection.
Our opposition is based on two main concerns 1) dwelling unit density and 2) a dramatic increase of traffic.
The City of Meridian's Comprehensive Plan introduced the concept of Neighborhood Centers. One is proposed on
Victory Road at the half mile between Meridian Road and Locust Grove Road. Though we feel that the Neighborhood
Center has merit and is needed in the City of Meridian, it is incompatible with the existing homes on the North side of
Victory Road and to the East of Tanana Valley. Such a sharp contrast of dwelling unit density will no doubt impact our
property values.
This is also a fonnal request that the Tanana Valley subdivision be appealed to the Meridian City Council and not be
allowed to use the provision stated in the City's Comprehensive Plan (Pg 95) to bypass a City Council hearing and
approval unless appealed.
Tanana Valley proposes 548 residential lots with only one true traffic entrance of S Standing Timber Way that connects
to Victory Road. The two other entrances into the Tanana Valley are inconsequential. S Mesa Avenue that connects to
Victory Road only has the potential to serve approx 15 homes due to convenience. The E Harris Street that connects to
Meridian Road will have minimal used due to the high traffic and speed on Meridian Road. This leaves the majority of
548 residences to use S Standing Timber Way. This will easily generate to 2000 car trips per day at S Standing Timber
Way and Victory Road. This is of great concern to the homeowners of Observation Point and other current users of
Victory Road. The direct alignment of S Standing Timber way with only entrance to Observation Point will make it
virtually impossible to exit Observation Point during periods of high traffic.
The alignment of the S Standing Timber Way with the entrance to Observation Point will also generate cut-through
traffic through the Observation Point and Meridian Greens subdivisions. The Observation Point and Meridian Greens
HOAs have already been fighting cut-through traffic and high speeds in their subdivisions for some tim.e. This is before
the addition of these 548 residences. Even if 1 % of this new traffic cuts through Observation Point and Meridian
Greens that would be an additional 20+ trips. With the current commute traffic on Meridian Road higher cut-through
traffic can reasonably be expected. Ibis is not an acceptable traffic addition to our subdivisions.
We would be willing to withdraw our opposition to the Tanana Valley Subdivision ifthe following remedies are put in
place.
. The Neighborhood Center is relocated and contained within a 1320 ft of
Victory Road frontage, anchored at the Meridian Road and Victory Road intersection.
. That a second major entrance be located within 1400 ft of the Meridian Road and Victory intersection that will
reasonably carry 35% of the Tanana Valley traffic that enters onto Victory Road.
. That the current S Standing Timber Way entrance to Tanana Valley be offset to the East of the Observation
Point entrance.
. That a city park be place between the two newly proposed entrances of Tanana Valley in the size range of 10
acres.
. That Tanana Valley's Average Residential lot size remains at or above the current proposed 8750 SF.
. That a stop light be added to the intersection of Meridian Road and Victory to improve safety and improve
traffic flow from Victory Road.
. That traffic control measures be provide to Observation Point and Meridian Greens subdivisions to help
minimize speed and cut through traffic. Suggested items are as follows.
o A stop sign at the intersection ofE Forest Ridge Drive and S Andros Way.
o A stop sign at the intersection of E Lake Creek Street and S Andros Way.
o A turning circle between the entrances of Observation Point and Meridian Greens.
o Speed bumps or rumble strips where appropriate.
Respectfully, citizens of the City of Meridian, Idaho.
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SINCE To insure that your comments and recommendations will be considered by
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
IDAHO
MAYOR
Tammy de Weerd
Crrr COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
Attn: Will Berg, City Clerk, by:
Transmittal Date: May 8, 2006
Hearing Date: June 1, 2006
Request: REVISED Legal Descriptions for Tanana
Valley Subdivision (f.k.a. - Lookout Ridge Subdivision>
May 25, 2006
File No.:
AZ 06-015 & PP 06-013
Crrr DEPARTMENTS
City Attorney/HR
703 Main Street
898~5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
By: Farwest, LLC
Location of Property or Project: SEC of Meridian Road and Victory Road
Fire
540 E. Franklin Road
888-] 234/ fax 895~0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
_ David Zaremba (no FP) _ Meridian School District (No FP)
_ David Moe;.~ {.....f ~~ T '. 1'1""'11 . Meridian Post Office(FP/Pp only)
_ ~endY Ne ,-flltlY~~9c:1tfrJ~.,;'k>l U~! iff' Ada County Highway District .
Michael Ro "~ (No FP) \' .,Ii';: . Ada County Development Services
- , "'o./Ii'
Keith Borupl1No FP) I Central District Health
= Tammy de Weerd, ~~or 8 2C~S _ Nampa Meridian Irrig. District
_ Charlie Rcelr~e~ C/G, .... .......ry, Settlers Irrig. District
_ JO~ BO~Ofi.:y/qi~r' ~,';".'.,:::;: ", J,:uI/l,L '~ Idaho Power CO. (FP,PP,CUP)
_Keith BII1:r,~ 1..&..:1 V,-"~l.Llt Ubi...::.x..- Owest (FP/PPonly)
Shaun Wardle, C/C Intermountain Gas (FP/PP only)
Water Department Bureau of Reclamation (FP/PP only)
K Sewer Department Idaho Transportation Dept. (No FP)
Sanitary ServiceS(No VAR, VAC, FP) Ada County Ass. Land Records
Building Department I Rich Greene Meridian Development Corp.
Fire Department Historical Preservation Comm.
Police Department
City Attorney
City Engineer
City Planner
_ Parks Department
RECEIVED
PlalUling
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888~6678 / fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
MAY 11 2006
Your Concise Remarks:
City Of Meridian
N C~erk Office
:if
- Wastewater
3401 N. Ten Mile Road
888-2191/ fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/ fax 884-1159
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed On recycled paper
DATE
CITY OF MERIDIAN
PUBLIC HEARING
SIGN.UP SHEET
April 6, 2006
18&19
ITEM #
PROJECT NUMBER
AZ 06-015 - PP 06-013
Tanana Valley Subdivision
PROJECT NAME
R~3~
FOR AGAINST NEUTRAL
/'
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MERIDIAN PLANNING & ZONING MEETING
APPLICANT Farwest, LLC
AZ 06-015
June 1,2006
ITEM NO.
5
REQUEST Continued Public Hearing from April 6,2006: Annexation & Zoning of 182.60 acres to R-8 (Medium
Density Residential) (168.23 acres), TN-R (Traditional Neighborhood-Residential) (10.42 acres) and C-N
(Neighborhood Business) (3.94 acres) for Tanana Valley Sub - SEC of Meridian Road and Victory Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See Previous Item Packet / Attached Minutes
See attached Staff Report
~c.cm1Y'e(1d APprovn-l -io
CA~
No Comment
See attached Comments..
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See attached Affidavit of Sign Posting
Contacted:~~ _ Da~e: 0 c{P Phone:6tfI-??oC\
Emajled: ~(\.t~..J h(l ~ y.-'-t.^J,t\-€.e({C!:1;lt ff Initials: JJ(...
Materials presented at public meetings shall bec~e propZ'dv of the City of Meridian.
Meridian Planning and Zonina MeetinQ
April 6. 2006
Meeting of the Meridian Planning and Zoning Commission of April 6, 2006, was called
to order at 7:00 p.m. by Chairman Michael Rohm.
Members Present: Michael Rohm, Keith Borup, David Zaremba, and David Moe.
Member Absent: Wendy Newton-Huckabay.
Others Present: Bill Nary, Will Berg, Jessica Johnson, Craig Hood, Josh Wilson, Mike
Cole, and Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
o Wendy Newton-Huckabay X Keith Borup
X David Moe - Vice Chairman X David Zaremba
X Michael Rohm - Chairman
Rohm: Good evening, ladies and gentlemen. And I'd like to call this regularly
scheduled meeting of the Meridian Planning and Zoning Commission to order and we
will start with the role call.
Item 2:
Adoption of the Agenda:
Rohm: Okay. The first item is the adoption of the agenda and we have one project
that's for Tanana Valley Subdivision that I would like to move forward to Item 4 on the
agenda, just to be continuing that to a later date, but that -- it would be -- it would be
Items 18 and 19 will be moved ahead of Items 4, 5 and 6. So, with that being said,
would someone like to make a motion to adopt the agenda as adjusted?
Zaremba: Mr. Chairman, so moved.
Borup: Second.
Rohm: It's been moved and seconded that we adopt the agenda as adjusted. All those
in favor say aye. Opposed same sign? The agenda has been adopted.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 3:
Consent Agenda:
A. Approve Minutes of March 16, 2006 Planning and Zoning
Commission Meeting:
Meridian Planning & Zoning
April 6, 2006
Page 2 of 136
B. Findings of Fact and Conclusions of Law for Approval: CUP
06~002 Request for a Conditional Use Permit for an Equipment
Rental, Sales and Service Business on 2.49 acres in a C-G zone
for Sunbelt Equipment Rental by Franklin/Stratford Investments,
LLC - 483 East Franklin Road:
Rohm: The next item on the agenda is the Consent Agenda and there are two items,
approve the minutes of the March 16th, 2006, Planning and Zoning Commission
meeting and the second one is Finding of Facts and Conclusions of Law for approval of
CUP 06-002. Are there any changes to either item on this Consent Agenda?
Zaremba: Mr. Chairman, I move we accept the Consent Agenda as is.
Rohm: Okay. Thank you.
Mae: Second.
Rohm: Moved and seconded that we approve the Consent Agenda. All those in favor
say aye. Opposed same sign? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 18:
Public Hearing: AZ 06~015 Request for Annexation and Zoning of
182.60 acres from RUT to TN-R (Traditional Neighborhood Residential)
(178.65 acres) and C-N (Neighborhood Business) (3.94 acres) for Tanana
Valley Subdivision by Farwest, LLC - southeast corner of Meridian Road
and Victory Road:
Item 19:
Public Hearing: PP 06~013 Request for Preliminary Plat approval of 548
single family residential lots, 1 commercial lot, 1 school lot and 20
common lots on 182.60 acres in a proposed TN-R and C-N zones for
Tanana Valley Subdivision by Farwest, LLC - southeast corner of
Meridian Road and Victory Road:
Rohm: At this time I'd like to open the Public Hearing on AZ 06-015 and PP 06-013,
both of these items relating to Tanana Valley Subdivision for the sole purpose of
continuing them to the regularly scheduled meeting of June 1 st, 2006.
Zaremba: Mr. Chairman, before I make that motion, I would ask that other
Commissioners -- I found a letter relating to this subdivision in the packet with Item 22.
And if other people found it, then, you don't need to look for it, but it's a letter from Mr.
Lowe, the president of Observation Homeowners Association, and needs to be pulled
out of 22 and put with this stack for us to read later.
Rohm: Good. Thank you. Appreciate you calling that to our attention.
Meridian Planning & Zoning
April 6, 2006
Page 3 of 136
Zaremba: In that case, Mr. Chairman, I move that we continue items AZ 06-015 and PP
06-013, both relating to Tanana Valley Subdivision to our regularly scheduled meeting
of May 4th, 2006.
Rohm: June 1 st?
Zaremba: Oh June 1 st? I'm sorry. Change the motion to our regularly scheduled
meeting of June 1 st, 2006.
Moe: Second.
Rohm: It's been moved and seconded that we continue AZ 06-015 and PP 06-013 to
the regularly scheduled meeting of June 1 st, 2006. All those in favor say aye. Opposed
same sign? Motion carried.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Rohm: Before we open up the regularly scheduled projects, I'd like to just talk to you
folks a little bit about the procedures that we have at the Planning and Zoning
Commission and how the process works. What we will do is we will open up a project
and we will ask the staff for their comments. Our staff tries to present the project to us
in terms of how it fits the Comprehensive Plan and how it fits ordinance. They're
basically neutral in the project and that's the presentation that we hear first. So,
basically, you, as the audience, will get a -- kind of a feel for what the project is without
any prejudice. After the staff has made their presentation, the applicant, then, has an
opportunity to speak to the project and it's at this time that they try to sell the project to
the Commission, try and speak to its strengths and the value to the community as a
whole. Once we have taken both the staff's presentation and the applicant's, then, at
that point in time we open it up to the public for their testimony. At sometimes there will
be an individual in the audience that will be the president of a homeowners association
or something to that effect that will be speaking for a whole group of people. That
individual will be afforded I believe ten minutes to speak. All those that are speaking
just individually are given three minutes to speak to the project. And once that portion
of the hearing has been completed, then, we ask the applicant to come back up and
respond to any questions that came up during testimony. After that's been completed,
then, hopefully, we will have enough information to be able to render a decision whether
or not we are going to forward an affirmative to City Councilor recommending denial.
So, that's, basically, the process from which we work here.
Rohm: And with that being said, I will open up the first -- yeah, there is more seats up
here in the front if anybody feels so compelled.
Moe: We do not bite.
Item 4:
Continued Public Hearing from March 2, 2006: AZ 06~003 Annexation
and Zoning of 24.03 acres from RUT to R-8 (12.31 acres), R-15 (8.04
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1, 2006
SUBJECT:
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Tanana Valley Subdivision CITY OF MERIDIAN
AZ-06-015 CITY CLERK OFFICE
Annexation and Zoning of 182.60 acres to R-8 (Medium Density
Residential)(168.23 acres), TN-R (Traditional Neighborhood-
Residential)(10.42 acres) and C-N (Neighborhood Business)(3.94 acres).
STAFF REPORT
TO:
FROM:
Hearing Date: 6/112006
Planning & Zoning Commission
C. Caleb Hood
Current Planning Manager
Meridian Planning Department
208-884-5533
PP-06-0 13
Preliminary Plat approval of 548 single-family residential lots, 1 commercial
lot, 1 school lot, and 20 common lots on 182.60 acres in proposed R-8, TN-R
and C-N zones.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Farwest, LLC, has applied for Annexation and Zoning (AZ) to R.8 (Medium-
Density Residential), TN-R (Traditional Neighborhood-Residential), and C-N (Neighborhood
Business) for 182.60 acres of property currently zoned RUT in Ada County. The site is located on
the southeast comer of Victory Road and Meridian Road. Currently, there is a single-family home
and associated outbuildings on this site. The majority of this site is currently being used for
agricultural purposes. The existing home is to remain on site, on a proposed lot. The site is
composed of four tax parcels and has not been previously platted. The subject property is within
the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Tanana Vallev Subdivision (AZ-06-015 and PP-06-013)
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 AZ-06-0 15 and PP-06-0 13 as presented in staff report for the
hearing date of June 1, 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 AZ-06-015 and PP-06.013 as presented in the staff report for the
hearing date of June 1, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you must state specific reasou(s) for the denial of the plat.)
Continuance
Tanana Valley Subdivision AZ-06-0 15/PP-06-0 13
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
I move to continue File Numbers AZ-06-015 and PP~06-013 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: Southeast corner of Victory and Meridian Road (SH 69) in
Section 30 Township 3 North Range 1 West
b. Owner:
Justin Martin
4487 N. Dresden Place, Ste. 102
Garden City, ill 83714
c. Applicant:
Farwest, LLC
4487 N. Dresden Place, Ste. 102
Garden City, ill 83714
d. Representative: Ben Thomas, Briggs Engineering, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Land Use Designation: Medium Density Residential & Mixed
Use - Neighborhood
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning ofthe subject 182.60 acres to TN-R, R-8 and C-N and Preliminary
Plat approval of 548 single-family buildable lots, 1 school lot, 1 commercial lot, and 20
common lots. The average lot size in the development is 8,750 square feet. The gross density
of the project is 3.09 dwelling units per acre. About 24 acres (13.5%) of the site is being set
aside for open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date of landscape plan (attached in Exhibit A):
317/06
1/19/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City COWlcil on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: May 15th and 29th, 2006
d. Radius notices mailed to properties within 300 feet on: May 121h, 2006
e. Applicant posted notice on site by: May 22nd, 2006
6. LAND USE
a. Existing Land Use(s): There is a single-family home and some associated outbuildings on
Tanana Valley Subdivision AZ-06-015/PP-06-013
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
this site. The existing home is to remain.
b. Description of Character of Surrounding Area: This area contains a mix of uses. To the
north, across Victory Road are a commercial nursery and other commercial businesses and
single-family homes in Observation Point Subdivision. To the south and east are recently
approved subdivisions in the City. To the west, across Meridian Road, are large parcels and
single.family homes in the County. This section is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family homes within Observation Point Subdivision, zoned R-4;
Commercial nursery, convenience store and feed store, zoned C-G
2. East: Grange Hall, zoned Rl (Ada County); Single-family homes within Tuscany
Village Subdivision, zoned R-8
3. South: Approved Sicily Subdivision, zoned R-8; approved Reflection Ridge
Subdivision, zoned R-8; Storage facilities; zoned RUT (Ada County)
4. West: Single-family homes and agriculture on large parcels, zoned RUT & R6 (Ada
County)
d. History of Previous Actions:
None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There are existing mains in Tuscany Village and a private
lift station that flows to observation point.
Location of water: There are existing mains in E. Victory Road.
Issues or concerns: The need for an "Off-Peak Pumping" station.
Redundancy concerns for the new high zone. Sewer trunk routing.
2. Vegetation: There are some existing trees on this site that should either be preserved
or mitigated for. The rest of the site is primarily used for agricultural purposes.
3. Flood plain: N/A
4. Canals/Ditches Irrigation: The Ridenbaugh Canal bisects the subject property.
There are a couple of other ditches andlor drains that abut this site. Except for the
Ridenbaugh Canal, the applicant should cover all ditches and laterals that cross,
intersect, or are adjacent to the site. Please see the Analysis section and Exhibit B
below for requirements related to the irrigation ditches, laterals and canals on this site.
5. Hazards: The Ridenbaugh Canal is deep and wide and could be hazardous to
children.
6. Proposed Zoning: R-8, TN-R and C-N
7. Size of Property: 182.60 acres
8. Description of Use: Single-family, alternative school site, and future commercial
f. Subdivision Plat Information:
1. Residential Lots: 548
2. Non-residential Lots: 2 (1 school lot and 1 commercial lot)
Tanana Valley Subdivision AZ-06-0I5/PP-06-013
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
3. Total Building Lots: 550
4. Common Lots: 20
5. Other Lots: 0
6. Total Lots: 570
7. Gross Density:
g. Landscaping
1. Width of street buffer(s): Per UDC (Table ll-2AA) a 25-foot wide landscape
buffer is required adjacent to arterial streets. Victory Road and Meridian Road (SH 69)
are both classified arterial roadways. Meridian Road is designated as an entryway
corridor; a 35-foot wide landscape buffer is required. Street buffers are not required on
any of the internal, local streets.
3.09 units per acre (net density is 4.09 d.u./acre)
2. Width ofbuffer(s) between land uses: Per UDC (Table ll-2B-3) a 20-foot wide
landscape buffer is required between C-N zoned property and residentially zoned
property. A 20-foot wide landscape buffer should be provided along the western
boundary of the proposed C-N lot (Lot 2, Block 1)
3. Percentage of site as open space: 13.5%/24.05 acres
4. Other landscaping standards: Landscaping adjacent to multiuse pathways and
micropaths should comply with UDC ll-3B-12. Common open space lots should
include at least one deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Amenities: Open space and pathways.
i. Off.Street Parking: UDC ll-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad between access and garage.
J. Summary of Proposed Streets and/or Access: The applicant is proposing to construct public
street accesses to both Victory Road and Meridian Road. On the submitted preliminary plat,
two public streets are shown to intersect Victory Road, and one public street is shown to
intersect Meridian Road. However, the applicant has stated that the eastern most access to
Victory Road will not be constructed. The ACHD is requiring that Standing Timber Way be
constructed as a residential collector, with no front-on housing. All ofthe other internal streets
are proposed local streets with 33-foot wide street sections (measured back of curb to back of
curb) and contain 4-foot wide detached sidewalks. There are two blocks in the center ofthe
project that propose access to the units from the alley. The applicant is proposing to provide
stub streets to the previously approved Sicily Subdivision to the south, Reflection Ridge to the
east, and one to the Grange Hall. Staff is generally supportive of the proposed street system
(see Analysis below). ACHD's conditions are included in Exhibit B of the Staff Report.
7. COMMENTS MEETING
On March 17,2006, ajoint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" and "Mixed Use - Neighborhood" on
the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated
Tanana Valley Subdivision AZ-06-0 IS/PP-06-0 13
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
to contain between three and eight dwellings per acre. The purpose of the mixed use designation
is "to provide a blend of high-density residential, small-scale commercial, entertaimnent, office
and open space uses that are geared to serve all residents within a one to two square mile area.
The centers should offer an internal circulation system that connects with adjacent neighborhoods
or regional pathway(s). They will also serve as public transit locations for future park and ride
lots, bus stops, shuttle bus stops or other alternative modes of transportation." (see Page 95 ofthe
Comprehensive Plan.)
This property is also designated for a Neighborhood Center on the Comprehensive Plan Future
Land Use Map. Some of the key concepts of a Neighborhood Center include: short blocks,
commercial area located at the 'l2 mile and not at the arterial intersection, schools located mid-
section, interconnected circulation that is convenient for automobiles, pedestrians, and transit,
variety of housing choice, housing arranged in a radiating pattern of lessening densities, residents
can access neighborhood commercial services without being forced onto arterial streets,
facilitates more efficient transportation along arterials, grid street pattern, connects and integrates
with the larger street and pathway system, providing public open spaces. Staff believes that these
concepts are already designed into the project, or have been conditioned by staff. Staff believes
that this project generally complies with the Neighborhood Center designation.
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):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City se1>'ices to the
subject property. The City of Meridian plans to provide municipal se1>'ices to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water se1>'ice will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be se1>'iced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This se1>'ice will not change.
. The subject lands are currently se1>'iced by the Meridian School District #2. This se1>'ice
will not change.
. The subject lands are currently se1>'iced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, se1>'ices 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
Se1>'ices Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Tanana Valley Subdivision AZ-06-015/PP-06-0 13
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 1, 2006
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend two stub streets provided to this property from
previously approved subdivisions. In addition, a stub street is being proposed to the eastern
parcel (Grange Hall) currently zoned in Ada County Rl, which staff anticipates will re-develop in
the near future. Staff believes that the applicant has done a nice job of connecting and extending
the existing stub street as well as providingforfitture connectivity to the east and west. NOTE:
The location of the Nyack Avenue stub street does not appear to directly align with Caesar
Avenue to the south.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six-foot tall fence along Meridian Road. No other
fencing is shown on the submitted landscape plan. Prior to house construction, fencing should be
constructed around the perimeter of this site.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constrnctfour-foot wide sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. The applicant is also proposing to construct a
micro path so the lots in the northern portion of this development have easy access to the
proposed park area. Staff is generally supportive of the proposed pedestrian connections to the
adjacent properties.
Chapter VII, Goal N, Objective C, Action 6 ~ Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
To promote better connectivity, staffis recommending that additional micro paths be provided to
tie into the multi-use pathway along the Ridenbaugh Canal.
Chapter VII, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
Tanana Valley Subdivision AZ-06-015/PP-06-013
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
In accordance with the Comprehensive Plan and ACHD 's standards, the applicant is proposing
public street access to Victory Road and Meridian Road. To ensure that the out-parcels
surrounded by this development have access to local streets, staffis recommending that access be
providedfrom the subject property.
Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing residential zoningfor most of the property. Stafffinds that the existing
single-family residential properties to the north, south, east and west, as well as the Grange Hall
to the east are compatible with the proposed development.
Staff believes that the proposed development generally complies with the Comprehensive Plan. Staff finds
that the proposed density, land uses and zoning for this property are consistent with the goals and
objectives of the Comprehensive Plan. 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. Schedule of Uses: The Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-8 and TN-R zoning districts. There are several principally
permitted, accessory and conditional uses allowed in the C-N zoning district.
b. Purpose Statement of Zone:
· R-8 Medium-Density Residential: The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian
Comprehensive Plan. Connection to the City of Meridian water and sewer
systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
· TN-R Traditional Neighborhood Residential: The purpose ofthe TN-R District is
to provide for a variety of residential land uses including attached and detached
single-family residential, duplex, townhouse, and multifamily. A TN-R District
includes open spaces and promotes pedestrian activity through well-designed and
varied streetscapes that also provide for the safe and efficient movement of
vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density of the TN-R District is fifteen (15) units per acre. The
minimum density is eight (8) units per acre. Density should decrease away from
the center and closer to conventional residential districts. The TN-R District
should be generally located: adjacent to a TN-C District, along a transit corridor,
or within a mixed use neighborhood. For the purposes of this Title, the term
residential district shall also include the Traditional Neighborhood Residential
District.
· C-N Neighborhood Commercial: The purpose of the Commercial Districts is to
provide for the retail and service needs of the community in accord with the
Meridian Comprehensive Plan. Four Districts are designated which differ in the
size and scale of commercial structures accommodated in the district, the scale
and mix of allowed commercial uses, and the location of the district in proximity
to streets and highways.
Tanana VaHey Subdivision AZ-06-015/PP-06-013
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
c. General Standards: ODC ll-2D-6 - The standards of the Traditional Neighborhood
District are to be negotiated by the Planning Commission and the City Council. The
following are the standards approved by the City Council for TN-R developments (see
Analysis Section 10 below for additional standards).
Minimum densit
Maximum densit
Minimum front setback
for alley accessed properties1 (in feet)
for street accessed properties' (in feet)
10
20 to garage
10 to Iivin area
Minimum rear setback
for alley accessed properties1 (in feet)
20 to garage if alley width 16 feet
18 feet to garage if alley width 20 feet
12
5
o
with Class II trees and 5' sidewalk
with Class II trees and 5' sidewalk
Lighting. In addition to the standards as set forth in Section ll-3A-ll, the following standards
shall apply within the TN.R district: All dwelling units shall have a minimum of two (2) lights at
the front of the unit. All dwelling units on alley accessed properties shall have a minimum of two
(2) lights along the alley. All lighting required in this section shall be on a photocell that activates
the lighting at dusk and turns it off at dawn.
Fencing: Rear yard of alley accessed properties and alley side yard properties: All fences within
the required rear shall be open vision. Fences shall be setback a minimum of five-feet (5') from
the alley (measured from property line). Side yard fences that follow the side yard property line
shall only be allowed where the side setback is five feet (5') or greater.
Tanana Valley Subdivision AZ-06-015/PP-06-013
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
10. ANALYSIS
a. Analysis of Facts Leading to StaffReconunendation:
I. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8, TN.R and C-N zoning is appropriate for
this property. Please see Exhibit D for detailed analysis of the required facts and
findings for annexation.
The annexation legal description submitted by the applicant (stamped on May 3,2006
by Wayne K. Barber, PLS) shows the property as contiguous to the existing cOIporate
boundary of the City of Meridian.
Special Considerations:
Develonment Al!feement: UDC 11-5B-3.D.2 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 nronertv is develoned in a fashion that is consistent with the
comnrehensive nlan desil!llation and does not nee:ativelv imnact nearby
nronerties.
Rumnle Lane: Originally the area containing Rumple Lane was not part of the
subject applications. It is staffs understanding that the applicant has
subsequently acquired Rumple Lane. In order to facilitate a future public street
extension to this property from Meridian Road, staff recommends that the
applicant abandon Rumple Lane as an access to the public roadway system
(Rwnple may be used as a temporary emergency access if approved by the Fire
Department.) Any interest that the subject properties have in Rwnple Lane
should be surrendered upon annexation. Further. nrior to the City Council
hearine: on this nroiect the annlicant should submit new lee:al descrintions for this
nroiect that describe the narcel for Rumnle Lane. AND submit new covies of a
nreliminarv nlat showine: the revised location of Harris Street.
Access to Arterials: Except for the public street accesses approved by ACHD, all
other vehicular access to Meridian Road and Victory Road should be prohibited
for this site.
Multi-use Pathway: On the Comprehensive Plan Future Land Use Map, a multiA
use pathway is depicted on this property. The applicant is proposing to construct
the multi-use pathway on the south side of the Ridenbaugh Canal from the east
property line to Meridian Road. Staff is generally supportive of the location of
the pathway.
Sidewalk: There are two out parcels that will create gaps in the sidewalk system
along Victory Road and Meridian Road, once this property develops. This could
become a hazard to pedestrians using the sidewalk facilities. Consistent with
ACHD's Site Specific Condition #4, the applicant should construct sidewalk
along the out parcel on Victory Road and adjacent to the out parcel on Meridian
Road.
Commercial Lot: Staff originally thought that a TN-C zone would be appropriate
for a portion of this site. However, due to the close proximity of the planned
Tanana Valley Subdivision AZ-06-015/PP-06-013
PAGE 9
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
commercial uses at Victory Greens, staff believes that it may not be appropriate
in this case. Staff believes that the proposed C-N zoning for 3.94 acres of this site
is also consistent with the Comprehensive Plan. However, no details of how this
lot will/may develop have been submitted. Staff has concerns over the lack of a
concept for this commercial area and is recommending that details be provided to
Staff and the Council prior to construction of any commercial buildings on this
site.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attornev. Bill Narv. at 888.4433 to initiate this process within 18
months of Citv Council approval ofthe annexation request. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
· That the applicant will be responsible for all costs associated with the
sewer and water service extension.
. That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
· That prior to issuance of any building pennit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
· That all future uses within the C-N area will comply with the schedule of
use for the C-N zone in effect of the time of building pennit submittal;
that prior to issuance of any building permit within the C-N zoning area,
a re-subdivision of the C-N lot be recorded, and that with the re-
subdivision application, the applicant agrees to submit elevations for
approval by the City Council; and that the construction of any
subsequent structure(s) in this area shall be generally compatible in
appearance and bulk with the Council approved pictures/elevations.
· That the applicant agrees to construct and provide for the maintenance of
a 20-foot wide landscape buffer along the west side of the C-N zoned
property, where it abuts residential zoning.
. That the applicant agrees to annex the Rwnple Lane property and include
it within the boundary of the concurrent subdivision.
· That, except for emergency access as required by the Fire Department,
the applicant agrees to relinquish any interest this property may have in
Rumple Lane.
. That one public street access will be allowed to Meridian Road, located
12 mile south of Victory Road; direct lot access to Meridian Road shall
be prohibited. Said public street access shall align with Harris Street,
across Meridian Road, and use the public street stub/right-of-way
Tanana Valley Subdivision AZ-06-015/PP-06-013
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
provided from Reflection Ridge to the south.
· That public street access will be allowed to Victory Road, as approved
by ACHD; direct lot access to Victory Road shall be prohibited.
· That the applicant should construct sidewalk adjacent to the out parcel
on Victory Road and adjacent to the out parcel on Meridian Road.
· That the applicant agrees to construct a multi-use pathway through this
site from the southeast corner of the property to Meridian Road.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code. Below are specific considerations and changes that
should be made to the submitted preliminary plat.
Ditches. Laterals. and Canals: The Ridenbaugh Canal and the Kennedy Lateral
traverse through this site. There are other irrigation/drainage laterals that bisect this
parcel. The City has historically not required the Ridenbaugh Canal to be piped (it
would take a large diameter pipe.) Per MCC 12-4-13, all irrigation ditches, laterals or
canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous to the area being subdivided should be tiled. Staff recommends that
exclusive of the Ridenbaugh Canal, all irrigation ditches, laterals and canals be tiled.
Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should
be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is 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 MCC 12-13-8 and MCC 9-1-28.
Fencinl!: Except for along Meridian Road, the applicant is not proposing to construct
fencing within the development. UDC 11-3A-7A7 requires the developer to construct
fencing adjacent to micro-paths to distinguish common from private areas. All fencing
adjacent to micropaths and internal common lots should be restricted to either a 4-foot
tall solid fence or a 6-foot tall open-vision fence. Further, staff recommends that an
open-vision fence (or a 4-foot tall closed fence) be installed along the buildable lots
that are adjacent to the Ridenbaugh Canal. A detailed fencing plan should be
submitted upon application of the final plat (MCC l2A.1O.F.3). If permanent fencing
is not provided prior to issuance of building permits, temporary construction fencing
to contain debris must be installed around the perimeter. Perimeter, common open
space, and micro-path /multi-use fencing shall be designed according to UDC ll-3A-
7.
Multi-use Pathway: The applicant is proposing to construct the multi-use pathway that
is depicted on the Future Land Use Map along the south side of the Ridenbaugh Canal.
The applicant is proposing to construct the pathway lO-feet wide along the entire
length of the property. Staff is supportive of the proposal to construct the multi-use
pathway as depicted. However, staff has concerns with fencing and landscaping
adjacent to the pathway. City Code 11-3B-12 requires a 5-foot wide landscape buffer
along the pathway. The submitted landscape plan depicts only a couple of feet of sod
Tanana Valley Subdivision AZ~06-015/PP-06-013
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
and no trees directly adjacent to the south side of the pathway. Staff recommends that
the applicant be required to construct a 5-foot wide landscape buffer (including trees)
along the south side of the multi~use pathway and fencing on the south side of the
landscaping (north side ofthe buildable lots.)
Microoaths: The applicant is proposing to construct some micropaths with this plat.
Staff is generally supportive of the pedestrian connections between the different
subdivision blocks. However, staff is recommending that additional micropaths be
provided. UDC 11-6C- 3F prohibits blocks from being longer than 1,300 feet without a
pedestrian connection. Block 8 exceeds the maximum block length without a
pedestrian connection. The applicant is not proposing to provide any micropath
connections to the multi-use pathway along the Ridenbaugh Canal. Staff is
recommending that a micro-path be added near the bulb-out in Block 1 (near Lots 76
and 77) and between Lots 7 and 8, Block 12. To enhance pedestrian access to the
future school site on Lot 41, Block 20, a pedestrian connection from Rising Sub Street
to Pistioa Street should also be provided. This micropath should be located in general
alignment with Nyack Avenue/Caesar Avenue. In the Comprehensive Plan,
neighborhood centers are supposed to have commercial uses that are geared towards
pedestrian access. The proposed C-N zoned lot does not provide a good relationship to
the residential uses surrounding it. Therefore, staff recommends that the applicant
provide a pedestrian connection from Thunder River Avenue to the proposed
commercial Lot 2, Block 1. This micro-path shall be located approximately between
Lots 7 and 9, Block 1. All micropaths shall be constructed at least 5 feet wide, with 5
feet oflandscaping on each side ofthe path (UDC 11-3B-12).
Detached Sidewalks: The applicant is proposing to construct 4-foot wide detached
sidewalks on the internal streets. The sidewalks are detached from the curb with a 5-
foot wide (varies) landscape strip. In accordance with the recently passed ACHD
planter width standards and UDC 11-3A-17E, the width of the planter strip should be
constructed 8-feet wide and include Class II trees OR 6-feet wide with root barrier
around the trees, if the parkway is being counted towards the open space requirement.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Tanana Valley Home Owners' Association.
Landscaoilll!: The landscape plan prepared by Harvest Design, on 1-19-06, labeled
Sheets #LS-l through LS-4 is approved with the following modifications/notes:
· Construct a minimum 25-foot wide street buffer along the entire length of
Victory Road (including adjacent to the school lot), exclusive of ACHD right-
of-way. Said buffer should be constructed in accordance with UDC 11- 3B-7.
· Construct a minimum 35-foot wide street buffer along the entire length of
Meridian Road, exclusive ofITD right-of-way. The applicant shall provide a
landscape design in Lot 1, Block 1 and Lot Ill, Block 1, consistent with noise
abatement standards for residential uses along state highways in accordance
with UDC 11-3H-D. (Berming at a 2:1 slope is not approved.)
. Per UDC 11-3B-9 and UDC Table 11-2B~3, construct a minimum 20-foot
wide landscape buffer on the west side of Lot 2, Block 1.
. In accordance with the submittal, set aside at least 11 % of the site for useable
open space.
Tanana Valley Subdivision AZ-06-015/PP-06-013
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
· Per UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
· Per UDC 11~3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. Maintain at least a 5-foot wide landscape strip on both sides of all micropaths,
and the Parks Department required multi-use pathway, and construct trees at a
rate of 1 tree per ever 35 linear feet.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application(s).
Access: Access to this site is currently provided from Meridian Road via a private
lane. Except for the proposed and approved public streets, direct lot access to
Meridian Road and Victory Road should be prohibited; place a note on the final plat.
The applicant should abandon any vehicular access interest this property has in the
private lane to Meridian Road. Staff recommends that prior to signature of the final
plat by the City Engineer, the applicant be required to submit a copy of a recorded
document, a release of dominant parcel interest, for the interest that the subject parcels
have in the private lane (coordinate the drafting of this document with the City's Legal
Department. )
NOTE: Several of the neighbors in this area have expressed concern over the lack of
entrances into this development. Staff believes that the concerns from the adjacent
neighbors are due to the main entrance of Tanana aligning with the entrance to
Observation Point and funneling all of the traffic to a single intersection. Staff is
typically supportive of limiting access points to classified roadways. Staff
recommends that the Commission and Council determine if another public street, and
not just a secondary emergency access be provided to this site from Victory Road
(please see Secondary Access below).
Secondary Access: The Police and Fire Departments have concern over the lack of
secondary emergency access into the northwest portion of this development. There are
more than 50 homes that are being served on a single access. The Police and Fire
Department recommend that secondary/emergency access be provided to this site from
Victory Road, in general alignment with Swan Creek Avenue.
Stub Streets: There are four stubs streets provided to this property from the adjacent
developments. Staff recommends that all of the stub streets be extended. Staff has
concerns about the extension of the public street stub from Reflection Ridge at
Rumple Lane. The submitted preliminary plat does not show the extension of this
street into the subject property and continuing out to Meridian Road. Staff
recommends that this street be extended into the site, and that Lots 1 and 2, Block 11,
be designed so they are not double-fronted lots. Coordinate the design of the Harris
Street/Reflection Ridge Street intersection with ACHD staff. The applicant should be
required to extend the other public stub streets as proposed.
Tanana Valley Subdivision AZ-06-Q 15/PP-Q6-Q 13
PAGE I3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
There are two out parcels that are surrounded by the subj ect development. One of the
out parcels is on Victory Road, the other is on Meridian Road. Both of these out
parcels currently take direct access to the adjacent arterial roadway. To allow for
access to these parcels to be provided from a local road, staff reconunends that Pol a
Lake Court be extended as a stub street to Parcel No. Sl130233652 and that public
street access be provided to Parcel No. Sl130l20800 by extending Tahoe Street where
Lots 20, 21 and 22, Block 20 currently are. NOTE: Providing access to Parcel
Sl130l20800 may cause the applicant to lose a lot in that area.
Development Along State Highwavs: UDC ll-3H-l is intended to achieve three
purposes: 1) limit access points to state highways in order to maintain traffic flow and
provide better circulation and safety within the conununity and for the traveling
public, 2) to preserve right-of-way for future highway expansions, and 3) design new
residential development along state highways to mitigate noise impacts associated
with such roadways. Staff believes that the applicant has met the purposes mentioned
above. The applicant should obtain an access permit from ITD for the Harris Street
access. The applicant should construct a 10-foot wide multiuse pathway with a public
use easement along Meridian Road. In accordance with UDC ll-3H-4D, the applicant
should construct noise abatement along Meridian Road.
Flal! Lots/Common Drives: UDC 11-2A-3 requires street frontage for 2 properties
sharing a common drive to be 15 feet and street frontage for 3 or 4 properties sharing a
common drive to be 10 feet. Lots 10 and 11, Block 17, shall have at least l5-feet of
frontage and share a common drive and Lots 12-15, Block 1, Lots 23-26, Block 12,
Lots 7-9, Block 20 and Lots 19-21, Block 20, shall have at least 10-feet of frontage
and share a common drives. When a common drive is being used, UDC ll-6C.3D7
requires setbacks, building envelopes, and orientation of the lots and structures to be
shown on the plat; building setbacks should be measured from the edge of the
common drive easement or property lines, whichever is more restrictive. Further,
UDC ll-3C-6 requires every single-family detached dwelling to have a two-car
garage and a 20' x 20' parking pad on the lot. The asphalt for the common drive
should not count towards the required parking pad area.
Allevs: The applicant is proposing to construct two alleys in this development. The
UDC requires the following for alleys:
a. Alleys shall have a minimum of sixteen feet (16') of paving.
b. All alleys shall serve as fire lanes.
c. All alleys shall be concrete or asphalt with a concrete ribbon curb.
d. The entrance to the alley from the public street shall provide a minimum
twenty-eight foot (28') inside and forty-eight foot (48') outside turning
radius. No parking shall be allowed on either side of the street within fifty
feet (50') of the alley entrance as measured from the centerline of the alley.
e. Alleys shall be designed so that the entire length is visible from a public
street.
TN-R Lots: All TN-R zoned lots shall comply with the recently adopted standards for
the TN-R zone, including: the dimensional standards/setbacks, all dwelling units shall
have a minimum of two lights at the front of the unit and all dwelling units on alley
access properties shall have a minimum of two lights along the alley, operated by
photocell. All fencing should comply with UDC ll-3A-7C.
Tanana Valley Subdivision AZ-06-015/PP-06-013
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
b. Staff Recommendation: Staff recommends aooroval of the subiect aoplications AZ-06-
015 and PP-06-013. with the conditions listed in Exhibit B of the StaffReoort for the hearing
date of June 1. 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 3-7-06)
2. Landscape Plan (dated: 1-19-06)
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
9. Idaho Transportation Department
10. Nampa & Meridian Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Tanana Valley Subdivision AZ-06-01S/PP-06-013
PAGElS
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
A. Drawings
1. Preliminary Plat (dated: 3-7-06)
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B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06~013)
1.1.1 The preliminary plat labeled as Sheet 1 - 4, prepared by Briggs Engineering, Inc., dated March 7,
2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-06-0 15) application shall also be considered
conditions of the Preliminary Plat (PP-06~013).
1.1.2 The landscape plan prepared by Harvest Design, on 1-19-06, labeled Sheets #LS-1 through LS-4
is approved with the following modifications/notes:
· Construct a minimum 25-foot wide street buffer along the entire length of Victory Road
(including adjacent to the school lot), exclusive of ACHD right-of-way. Said buffer
should be constructed in accordance with UDC ll-3B-7.
· Construct a minimum 35-foot wide street buffer along the entire length of Meridian
Road, exclusive of ITD right-of-way. The applicant shall provide a landscape design in
Lot 1, Block 1 and Lot 111, Block 1, consistent with noise abatement standards for
residential uses along state highways in accordance with UDC 11- 3H -D. (Benning at a
2:1 slope is not approved.)
· PerUDC 11-3B-9 and UDC Table 11-2B-3, construct a minimum 20-foot wide
landscape buffer on the west side of Lot 2, Block 1.
· In accordance with the submittal, set aside at least 11 % of the site for useable open space.
· Per UDC ll-3G-3E1, at least one deciduous shade tree per every 8,000 square feet of
common open space shall be planted, and common areas should be improved with lawn,
either seed or sod.
· Per UDC 11-3B-1O, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
· Maintain at least a 5-foot wide landscape strip on both sides of the proposed micropaths,
and the Parks Department required multi-use pathway, and construct trees at a rate of 1
tree per ever 35 linear feet.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan. All standards of installation
shall apply as listed in UDC 11-3B-14.
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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Construct fencing adjacent to micro-paths to distinguish common from private areas. All fencing
adjacent to micropaths and internal common lots should be restricted to either a 4-foot tall solid
fence or a 6-foot tall open-vision fence. Construct an open-vision fence (or a 4-foot tall closed
fence) along the buildable lots that are adjacent to the Ridenbaugh Canal. A detailed fencing plan
should be submitted upon application of the [mal plat (MCC 12-4-10.F.3). If permanent fencing
is not provided prior to issuance of building permits, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
/multi-use fencing shall be designed according to UDC ll-3A-7.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1.1.4 Construct a 10-foot wide asphalt multi-use pathway along the south side of the Ridenbaugh
Canal, from the eastern boundary to Meridian Road. Construct a 5-foot wide landscape buffer
(including trees) along the south side of the multi-use pathway and fencing on the south side of
the landscaping (north side of the buildable lots.) The multi-use pathway shall be constructed in
accordance with the Meridian Park Department's requirements. The pathway must connect from
one major arterial to another, and either an easement or ownership deed must be granted before
the city will assume the maintenance of any section of pathway.
1.1.5 Provide a micro-path connecting Squaw V alley Avenue and Soda Springs Avenue through Block
8. Provide a micro-path near the bulb-out in Block 1 (near Lots 76 and 77) and between Lots 7
and 8, Block 12. To enhance pedestrian access to the future school site on Lot 41, Block 20, a
pedestrian connection from Rising Sub Street to Pistioa Street shall also be provided. This micro-
path shall be located in general alignment with Nyack Avenue/Caesar Avenue. Provide a
pedestrian connection from Thunder River Avenue to the proposed commercial Lot 2, Block 1.
This micro-path shall be located approximately between Lots 7 and 9, Block 1. All micro-paths
shall be constructed at least 5 feet wide, with 5 feet of landscaping on each side of the path.
1 J.6 Construct 4-foot wide detached sidewalks along all of the internal streets. Detached sidewalks
shall be separated from the curb by at least 5 feet of landscaping (sod or groundcover). Or if the
parkway is being counted towards the open space calculation, they should be widened to 8 feet
and includes Class II trees OR be 6-feet wide with root barrier around the trees.
1.1.7 Place a note on the face of the final plat that prohibits direct lot access to Victory Road and
Meridian Road. Access to Lot 2, Block 1 will be evaluated with the future re-plat
1.1.8 The applicant shall abandon any vehicular access interest this property has in the private lane
(Rumple Lane) to Meridian Road. Prior to signature of the final plat by the City Engineer, the
applicant shall submit a copy of a recorded document, a release of dominant parcel interest, for
the interest that the subject parcels have in the private lane (coordinate the drafting of this
document with the City's Legal Department.)
1.1,9 Provide secondary/emergency access to the northwest portion of this development from Victory
Road, in general alignment with Swan Creek Avenue.
1.1,10 Extend the stub street from Reflection Ridge, at the south property line, into the subj ect property
and out to Meridian Road. Lots 1 and 2, Block 11, shall be reconfigured so they are not double-
fronted. Coordinate the design of the Harris Street/Reflection Ridge Street intersection with
ACHD staff. The applicant shall extend the other public stub streets as proposed.
1.1.11 Extend Pola Lake Court as a stub street to Parcel No. S1130233652. Extend Tahoe Street as a
public stub street to Parcel No. SI130120800. Extend Snow Pass Street (not Mesa Avenue) to
Parcel No. SI130120700, as proposed.
1.1.12 The applicant shall obtain an access pennit from ITD for the Harris Street access. The applicant
shall construct a 10-foot wide multiuse pathway with a public use easement along Meridian Road.
The applicant shall construct noise abatement along Meridian Road, in accordance with UDC 11-
3H~4D.
1.1.13 Lots 10 and 11, Block 17, shall have at least I5-feet of frontage and share a common drive, and
Lots 12~15, Block 1, Lots 23-26, Block 12, Lots 7-9, Block 20 and Lots 19-21, Block 20, shall
have at least 10- feet of frontage and share common drives. The common drive easements shall be
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
depicted and explained on the face of the final plat; building setbacks shall be measured from the
edge of the common driveway easement or property lines, whichever is more restrictive. In
accordance with UDC 11-6C.3D7, depict the required setbacks, building envelopes, and
orientation of the lots and structures on the lots mentioned above, on the face of the final plat. In
accordance with UDC ll-3C.6, provide each single-family detached dwelling with a two-car
garage and a 20' x 20' parking pad between the garage face and the common driveway (the
asphalt for the common driveway shall not count towards the required parking pad area.) Comply
with all common driveway provisions listed in UDC ll-6C-3D.
1.1.14 Access to the lots in Block 21 and 22 shall be from the alley, and not the adj acent public street.
All alleys shall have a minimum of sixteen feet of paving. All alleys shall serve as fire lanes. All
alleys shall be concrete or asphalt with a concrete ribbon curb. The entrance to the alley from the
public street shall provide a minimum twenty-eight foot (28') inside and forty-eight foot (48')
outside turning radius. No parking shall be allowed on either side of the street within fifty feet
(50') of the alley entrance as measured from the centerline of the alley. Alleys shall be designed
so that the entire length is visible from a public street.
1.1.15 All TN-R zoned lots shall comply with the recently adopted standards for the TN-R zone,
including but not limited to: all dimensional standards/setbacks; all dwelling units shall have a
minimum of two lights at the front of the unit and all dwelling units on alley access properties
shall have a minimum of two lights along the alley, operated by photocell; and, all fencing shall
comply with UDC ll-3A-7C.
1.1.16 Maintenance of all common areas shall be the responsibility of the Tanana Valley Home Owners'
Association.
1.1.17 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of the Ridenbaugh Canal,
that intersect, cross or lie within the area being subdivided shall be covered. 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 fmal plat signature.
1.1.18 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-013)
1.2.1 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).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11. 3A-17.
1.2.3 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 pennitted 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 JANUARY 19,2006
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.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 This property is master planned to sewer to the Black Cat Trunk main, since they are proposing to
temporarily sewer this development out of shed the applicant shall be responsible to install a
temporary off-peak pumping station in a location coordinated with the Public Works Department.
The station design and capacity shall be coordinated with the Public Works Department; the
design shall include communication capabilities that are consistent with the City of Meridian's
SCADA system. If new information arises from ongoing modeling exercises or other subsequent
sources, then this condition may be rescinded by the City Engineer.
2.2 The applicant is showing approximately 137 lots flowing to mains in Tuscany Village. The
applicant shall be responsible to install a second off-peak pumping station in this location, or
enlarge the wet well at the primary location to handle the effluent from Observation Point. The
number of building permits allowed in this development will be directly proportional to the
number of ERU' s that are storable in the off peak pumping station.
2.3 An ongoing study ofthe Master Sewer Plan is being accomplished at this time. There may be a
need to route a main line trunk through this project. Prior to construction plan submittal the
applicant's engineer shall meet with Public Works to coordinate this routing in the construction
plans.
2.4 The applicant shall install sewer mains to and through this project; 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.
2.5 Water service to this site is being proposed via extension of mains in Victory Road. The
applicant shall be responsible to install water mains to and through this development which
includes a 12-inch main in the frontage along Meridian Road; coordinate main size and routing
with Public Works.
2.6 The applicant shall be required to install a flushing station along the Ridenbaugh Canal, design
and location to be coordinated with the Public Works Department.
2.7 Due to existing topography, this development will have two separate water pressure zones. The
applicant shall be required to install pressure reducing vaults to ensure the separation between the
two zones is not compromised.
2.8 A portion of this development is serviceable by the existing pressure zone; however the
remainder of the property cannot be served by municipal water until two sources for the new zone
are established. The first source would be from a well lot which the developer would donate to
the City of Meridian or a connection to the high zone being established in the development to the
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
south. The second source would be a booster station which would be installed at the applicant's
expense. The applicant shall coordinate with Len Grady at the Public Works Department
regarding this condition and he may waive the requirement for one of the two sources if
subsequent development warrants it.
2.9 Any potential water or sewer line reimbursement agreements must comply with all requirements
of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes
footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval.
The detailed agreement with the reimbursable amount shall be approved by Council prior to plat
signature.
2.10 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.11 The City of Meridian requires that pressurized inigation systems be supplied by a year-round
source of water (ODC 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 [mal plat by the City Engineer.
2.12 If "stair step" grading oflots is constructed then the side lot lines shall be laid out as to allow for
the sloped portion of the lot to be owned by the lower lot.
2.13 Any retaining walls greater than three-feet in height shall be engineered.
2.14 All existing structures not meeting setbacks or dimensional standards in the ODC shall be
removed prior to signature on the final plat by the City Engineer.
2.15 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.
2.16 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.17 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.
2.18 All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall
be tiled per ODC 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. If lateral users association approval can't be obtained, alternate plans
shall be reviewed and approved by the Meridian City Engineer prior to final plat signature.
2.19 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 permits.
2.20 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized inigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.21 All development improvements, including but not limited to sewer, fencing, micro-paths,
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.22 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.
2.23 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.
2.24 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.25 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.26 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.27 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.
2.28 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.
2.29 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1.1 One and two family dwellings will require a fire.flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle,
The Fire hydrant shall not face a street which does not have addresses on it.
Fire hydrant markers shall be provided per Public Works specifications.
Fire Hydrants shall be placed on comers when spacing permits.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
Fire hydrants shall be place 18" above finish grade.
Fire hydrants shall be provided to meet the requirements of the !FC Section 509.5.
Show all proposed or existing hydrants for all new construction or additions to existing buildings
within 1,000 feet ofthe project.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
3.1.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.1.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.1.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.1.7 Provide a 20~foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section Dl03.6 Signs. No parking will be allowed in cul-de-sac
lots.
3,1.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.1.9 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.1.10 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.1.11 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than 1;2 the diagonal measurement of the full development. The applicant
shall provide a stub street/emergency access to north, in general alignment with Swan Creek
Avenue.
3.1.12 Building setbacks shall be per the International Building Code for one and two story construction.
3.1.13 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.1.14 Commercial and office occupancies will require a fire-flow consistent with the futemational Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.1.15 The proposed subdivision with an estimated 2.9 residents per household would have a total
estimated population of 1,589 residents at build out.
3.1.16 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.1.17 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.1.18 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
3.1.19 There shall be a ftre hydrant within 100' of all Fire Department connections.
4 Police Department
4.1 To increase emergency access to the site, the applicant shall provide a street to Victory Road
from the property access by Sierra Meadows Drive. Prior to the next public hearing, the applicant
shall submit a revised plat/site plan to reflect this requirement.
4.2 Lots 9 and 19, Block 20 and Lot 10, Block 17, create a residence that will be isolated from their
surrounding neighbors. Such areas have an increased crime potential. The applicant shall work
with the Police Chief and/or Planning Staff so the plat/site plan such that the houses/dwelling
units in the general area are oriented toward one another and encourage interaction between more
neighbors. The plat/site plan shall be revised in accord with those discussions.
4.3 Any interior fencing next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
4.4 Adequate lighting should be provided along all pathways.
4,5 A school site bordering Victory Road creates a safety concern.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
5.3 Pathway and Trail standards: The applicant should be required to construct a 10-foot wide multi-
use pathway through this site to/from Meridian Road. The required pathway and/or trail shall be
constructed in accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
6. Sanitary Service Company
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. Ada County Highway District
Site Specific Conditions of Approval
1. The City of Meridian, the applicant and ITD should work together to detennine if additional
right-of-way or improvements are necessary on Meridian Road (SH 69).
2. Dedicate a total of 48-feet (or 38-feet with the sidewalk in an easement) of right-of-way from the
centerline of Victory Road abutting the parcel by means of a warranty deed. The right.of-way
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
purchase and sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Conunission or prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of-way dedication after receipt of all requested material. The owner will be
paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD
rightwof-way.
3. Construct a 5-foot detached concrete sidewalk abutting the site on Victory Road located a
minimum of 4l-feet from the centerline ofthe roadway. If any portion of the sidewalk is located
outside the public right-of-way, the applicant shall provide the District with an easement.
4. The District recommends that the applicant construct a 5-foot concrete sidewalk across the two
out-parcels along Victory Road on either side ofthe proposed school site. This sidewalk should
either be constructed within the existing right-of-way or within an easement provided by the
property owners.
5. Construct an eastbound right turn lane and a westbound left turn lane on Victory Road into the
site at the intersection with Standing Timber Way. Dedicate the additional right.of-way
necessary for the turn lanes without compensation. The widening of Victory Road for the
auxiliary turn lanes may necessitate the widening of the bridge west of the proposed entrance
road. If the bridge widening is necessary to construct the pavement tapers required for the turn
lanes the applicant shall be required to design and construct the bridge widening at that time.
6. Construct the entrance road, Standing Timber Way (intersecting Victory) as a residential collector
with vertical curb, gutter, and 5.foot concrete sidewalk, from its intersection with Victory to its
crossing of the Ridenbaugh Canal. The street should be constructed as a boulevard style with a
27-foot wide islands and 2l-foot street sections on each side ofthe island. The center islands
shall be owned and maintained by the homeowner's association. If any portion ofthe sidewalk is
located outside ofthe public right-of-way, the applicant will be required to provide an easement.
The applicant shall re-design the center island (to be no wider than l2-feet) at the intersection of
Standing Timber & Victory to allow for simultaneous left and right turns (eastbound and
westbound) on Standing Timber Way.
7. Harris Street, entrance street intersecting Meridian Road, will be required to be constructed as a
standard residential collector with a 36-foot street section (vertical curb, gutter, and 5-foot
concrete sidewalks) from its intersection with Meridian Road to its intersection with the stub
street being extended from Reflection Ridge
8. Provide a road trust deposit with the District for one-half of the cost for the design and
construction ofthe signal for the intersection of Harris Street and Meridian Road (SH 69). When
the property on the west side of Meridian Road develops, the road trust deposit funds can be
utilized to construct the signal at that time OR at the time when ITD approves a signal in that
location. Design Harris Street to accommodate a future signal at the intersection with Meridian
Road.
9. District staff recommends that the private lane, Rumpel Lane, be closed and/or incorporated into
the new public street, Harris Street, and that all access be taken to the new public street. The City
of Meridian and ITD should coordinate on the future closure of this roadway to ensure that only
one street intersects Meridian Road at the half-mile.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
10. Construct the intemallocal streets as 33-foot street sections with rolled curb, gutter, 4-foot
detached concrete sidewalks within 50-feet of right-of-way. Receive written approval from the
Meridian Fire Department for the reduced street section OR construct the streets as standard 36-
foot street sections.
11. Construct two 20-foot wide alleys in Block 21 & 22, as proposed. The alleys shall comply with
the following policies:
. Minimum right-of-way width is to be l6-feet.
. Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 22-feet for perpendicular parking.
. An access to an alley shall be located a minimum of 25-feet from the nearest public street.
. A minimum of back- of-curb radius of IS-feet is required at all alley intersections.
12. Extend a stub street from the east and from the south from within Tuscany Village Subdivision.
13. Extend a stub street from the east and from the south from within Reflection Ridge Subdivision,
as identified on the revised site plan.
14. Construct a new stub street to the south and one to the east to the undeveloped parcel. Install a
sign at the terminus ofthe roadways stating, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE." If the stub streets are greater than l50~feet in length, provide a temporary turnaround
at the terminus ofthe roadways.
15. Submit the bridge plans for the crossing ofthe Ridenbaugh Canal (Standing Timber Way) for
review and approval prior to the pre-construction meeting and plat approval.
16. Other than the access specifically approved with this application, direct lot access to Victory
Road is prohibited and shall be noted on the final plat.
17. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe 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.
Exhibit B ~ Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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 pennit
(or other required pennits), 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 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.
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 subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Idaho Transportation Department (see Letter dated March 27, 2006)
9.1 Provide a stub to the parcel (shown as "N.AP.") which is located off of S. Meridian Road.
9.2 Provide noise abatement for Residential Development.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT 5T AFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
9.3 A permit will be required for any pedestrian walkways within ITD right-of~way.
NOTE: City Staffhas discussed ITD's comments regarding this proiect and they are agreeable to
proceed with the proiect. with the provisions mentioned herein.
10. Nampa & Meridian Irrigation District
10.1 Applicant shall apply for a land use change application prior to final platting.
10.2 All laterals and waste ways must be protected.
10.3 The District's Ridenbaugh Canal and Kennedy Lateral course through this proposed project.
These easements must be protected and any encroachment without a signed License Agreement
and approved plan, before any construction is started, is unacceptable.
lOA All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
10.5 The Developer must comply with Idaho Code 31-3805.
10.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
C. Legal Description
DESCftlPTION FOR ANNEXATION TO CITY OF MERIDIAN
PROPOSED TANANA VALLEY SUBDMS10N
ZONE R..a
May 3, 2006
A PARCEL OF LAND BEING PORTIONS OF THE NORTl-lWEST 1J4 AND THE NORTHWEST
114 OF THE NORTHEAST 1/4 OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST.
BOISE MERIDIAN, ADA.COUNTY, IDAHO, MORE PARTICUlAAl Y OESCRIBED AS
FOLLOWS:
COMMeNCING AT THE NORTHWeST CORNER OF SECTION 30, T. 3N., R. 1 E., B.M.,I>DA
COUNTY, IDAHO, THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE AlONG THE NORTH UNE OF THE NW 1f4 OF SAlD SECTION 30
N 89.42'45" E 1594.25 FEET TOA POINT;
THENCE lEAVING SAID NORTH UNE S 00"17'15. E 707.60 FEET TO A POINT ON A CURVE;
THl:NCE AlONG A CURVE TO THE RIGHT 126.91 FE5:T, SAID CURVE HAVING A RADIUS
OF 682.60 ,FEET, A CENTRAL ANGLE OF 10"39'140, TANGENTS OF 63.64 FEET, AND A
CHORD WHICH BEARS N 52"23'51" E 126.72 FEET TO A POINT OF TANGENCY; ,
THENCE N 57043'28" E 50.00 FEET TO A POINT OF CURVATURE;
THENCE AlONG A CURVE TO THE LEFT 321.47 FEET, SAID CURVE HAVING A RADIUS OF
317.50 FEET, A CENTRAl. ANGLE OF 58"00'43., TANGENTS OF 176.04 FEET. AND A
CHORD WHICH BEARS NZS"43'Or E 307,91 FEET TO A POINT OF TANGENCY;
THENCE N 00017'16" W 336.00 FEET TO A POINT ON THE NORTH LINE OF SAID NW 114;
THENCe N 89"42'45" E 1M.CO FEET TO A POINT;
THENCE S 00"17'15" E 733.00 FEET TO A POINT;
THENCE N 89"42'45" E 619.12 FEET TO A POINT;
THENCE N 00.17'15" W 447.99 FEET TO A POINT;
THENCE N 74"28'5, E 118.76 FEET TO A POtNT;
THENCE N 61014'00" E 30.91 FEET TO A POINT;
THENCE N 48052'34" E 97.71 FEET TO A POINT;
THENCE N 10"32'29" E 178.38 FEET TO A POINT ON THE SAID NORTH liNE OF THE NW
1J4 OF THE NE 1J4:
THENCE ALONG SAID NORTH UNE N 89042'32" E 600.65 FEET TO A POINT;
THENCE S 01"48'40" E 490.17 FEET TO A POINT;
THENCE N 89042'32" E 214.00 FEeT TO A POINT;
THENCE S 00"03'33" W 30,00 FEET TO A POINT;
50823-Ann~x -2- R -8.doc
Exhibit C ~ Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
THENCE N 89042'32" E 20.00 FEET TO A POINT ON THE EAST LINE OF THE NW 1/4 OF THE
NE 1/4 OF SAID SECTION 30;
THENCE ALONG SAlD EAST LINE S 00003'33" W 802,36 FEET TO THE SOUTHEAST
CORNER OF SAID NW 1/4 OF THE NE 1/4; ,
THENCE ALONG THE SOUTH LINE OF SAID NW 114 OF THE NE 1/4589043'27" W 131.5.72
FEET TO THE SOUTHWEST CORNER OF SAID NW 1/4 OF THE NE 1/4;
THENCE ALONG THE EAST LINE OF THE NW 1/4 OF SAID SECTION 30
500007'33" E 1322.00 FEET TO THE SOUTHEAST CORNER OF SAID NW 1/4:
THENCE ALONG THE SOUTH LINE OF SAID NW 1/4 S 89"44'21" W 2476.68 FEET TO THE
SOUTHWEST CORNER OF SAlD NW 1/4 f'N 1/4 CORNER); ,
THENCE ALONG THE WEST UNEOF SAID NW 1/4 N 00"26'130 E716.13 FEET TO A POINT;
THENCE 5 89033'47" E 110.00 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY OF S.
MERIDIAN ROAD:
ntENCE LEAVING SAID EASTERLY RIGHT OF WAY S 39"22'47" E 131.06 FEET TO A
POINT:
THENCE 5 33.'2'54" E 142.72 FEET TO A POINT;
THENCE S 55051'53" E 15&.94 FEET TO A POINT;
THENCE N 15008'28" E 425.09 FEET TO A POINT~
THENCE N 84"59'21. W 405.27 FEET TO A POINT ON THE SAID EASTERLY RIGHT OF WAY;
THENCE N 89"33'47" W 110.00 FEET TO A POINT ON THE WEST LINE OF SAID NW 114;
THENCE ALONG SAID WEST UNE N 00"26'13" E 1129.65 FEET TO THE REAL POINT OF
BEGINNING OF THIS DESCRIPTION. SAID PARCEL CONTAINS 158.23 ACRES, MORE OR
lESS.
WAYNE K. BARBER
ftE~ ~p~o"t~.d~
tr'I~.~
\JIM 'i ~J ?Go\)
tl.1'\l91-IC
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50823- Annex -2 -R -8 .doc
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
DESCRIPTION FOR ANNEXATION TO CITY OF MERIDIAN
PROPOSED L.OOKOUT RIDGE SUBDIVISION
ZONE C..N
February e, 2006
A PARCaOF lAND BEING A PORTION OF THE NORTHWEST 1/4 OF SECTION 30,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, MJA COUNTY, IDAHO, MORE
PARnCUlARL Y DESCRIBED AS FOLLOWS:
.COMMENCING AT THE NORTHWEST CORNER OF SECTION 30, T. aN.. R. 1 E" a.M., ADA
COUNTY. IDAHO; THENCE AlONO THE NORTH UNE OF THE MN 1/4 OF SAID SECTION 30
N 89042'46" E 1694.25 FEET TO THE REAL POINT OF BEGINNING OF THIS OESCRIPTtON:
THENCE CONTINUING N 89042'46" E 292,50 FEET TO A POlNT:
THENCE S 00017'15" E 335.00 FEET TO A POINT OF CURVATURE:
THENCE ALONG A CURVE TO THE RIGHT 321.47 FEET, SAID CURVE HAVING A RADIUS
OF 317,60 FEET, A CENlRAl ANGLE OF 58000'43", TANGENTS Of 176,04 FEE,T, AND A
CHORD WHICH BEMS S 2!1043'Or W 307,91 FEET TO A POfNT OF TANGENCY;
THENCE S 57043'28" W 50,00 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 126,9' FEET, SAID CURVE HAVING A RADIUS OF
682.50 FEET, A CENTRAL ANGLE OF 100ag'14", TANGENTS OF 63.64 FEET, AND A CHORD
WHICH BEARS S 62023'510 W 126.72 FEET TO A POINT;
THENCE N 00017'15" W 707,60 FEET TO THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION.
SAID PARCEL CONTAINS 3.94 ACRES. MORE OR LESS.
WAYNE K. BARBER
R.EVJEW APPROIlAI.
Ol'~- /' ~} 1--.
MA'i '} 1006
MEHIDJAH PUBl.lC
WORKS DEPT.
,;. ~>::. .'--'(~.'''i.'. - wi ....t >~.
Exhibit C - Page 3
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
DESCRIPTION FOR ANNEXATION TO CITY OF MERIDIAN
PROPOSED TANANA VALL.EY SUBDIVJSION
ZONE TN-R
May 3, 2006
A PARCEL OF LAND BEING PORTIONS OF THE NORTHEAST 1/4 OF THE
NORTHWEST 1/4 AND THE NORTHWEST 1/4 OF THE NORTHEAST t/4 Of
SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAK, ADA
COUNTY,IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 30, T. 3N., R. 1 E.,
B.M., ADA COUNTY. IDAHO; TIfENCE ALONG THE NORTIl LINE QFTHE
NW 1/4 OF SAID SECTION 30N 89"42'45" E2051.75 FEET TO THE REAL POINT
OF BEGINNING OF tHlS DESCRIPTION;
THENCE CONTJNUU'\G ALONG TIfE ~ORTH LINE OF TIm NW 1/4 OF SAID
SECTION 30N89"42'4S" E 398.97 FEET TO THE NORTHEAST CORNER OF TIfE
NW 1t4 OF SAID SEerlON 30;
TIlENCE ALONG THE NORTH !..mE OF THE NW 1/4 OF THE NE 114 OF SAID
SECTION 30 N 89"'42'32" E 220.13 FEET
THENCE CONTINUING S 0<JO!7'28" E 285.02 FEET TO A POJNT;
THENCE S 00"17'15" E 447.99 FEET TO A POINT:
THENCE S 89"42'45" W 619.12 FEET TO A POiNT;
THENCE N 00"17'15" W 733.00 FEET TO THE REAL POINT OF BEGINNTNG OF
nus DESCRIPTION. SAID PARCEL CONTAINS 10.42 ACRES, MORE OR LESS.
WAYNE K. BARBER
PLS 8444
RE~WAPPRO~L9
e~. L,
MAY l '-,
MERIDIAN i'UBl..1C
\lliI)R~S DEf>T
50823- Af'.."NEX -1-1'N..R.d~c
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 19,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to R-S, TN-R and C-N. Staff finds
that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section S, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that future development of this property will comply with the established
regulations and purpose statement of the R-S, TN-R and C-N zones, if the applicant
enters into a development agreement with the city and develops the property in
accordance with the Staff Report.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should rely on any oral or
written testimony that may be provided when determining this fmding.
4. 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.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The proposed zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion ofthe City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning ofthis propertv to R-S. TN-R and C-N would be in the best interest of the Citv. if
the applicant enters into a Development Alrreement (DA) with the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout as it generally
complies with the provisions of the Comprehensive Plan. Please see Comprehensive
Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff fmds that public services are available to accommodate the proposed development.
(See Exhibit B ofthe Staff Report for more details from public service providers.)
3. 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 finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD and ITD consider road safety issues in their analysis. The Commission
and Council should 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.
6. The development preserves significant natural, scenic or historic features.
The Ridenbaugh Canal bisects this property. Staff finds that the Ridenbaugh is a
waterway that should be preserved through the development of this site. Staff is unaware
of any other natural, scenic or historic features on this site. Therefore, if the Ridenbaugh
Canal is preserved, 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. 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 2
~\)
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
11 May 2006
Phones: Area Code 208
OFFICE; Nampa 466-7861
SHOP: Nampa 466-0663
Planning & Zoning Corrunission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian;JD 83642,
RECEIVED
RE:
AZ 0(j..()15 & PP 06-013rranana Valley Subdivision (tka Lookout Ridge)
MAY 7 '1 )nn'"
, _, L_!.',,~
Dear Anna:
City of Meridian
City Clerk Office
AZ 06-015: Nampa & Meridian Irrigation District has no corrunent on the above referenced application for
REVISED Legal Description.
pp 06~OI3: Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466.7861 for further information.
All laterals and waste ways must be protected. The District's Ridenbaugh Canal, and Kennedy Lateral
course through this proposed project. These easements must be protected and any encroachment
without a signed License Agreement and approved plan. before any construction is started, is
unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with
Idaho Code 31-3805. It is recorrunended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Sini:erely,
~rjJ~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C; File - Office/Shop
"
--~ .\
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS' 23,000
BOISE PROJECT RIGHTS, 40,000
~~~
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&~140~xL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
16 May 2006
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Ben Thomas
Briggs Engineering, Inc.
1800 Overland Road
Boise, 10 83705
RE:
. ... . . - -.-
LandUse Chcirige-Applicatioi1-:::"Tanana VallevSubdivlslon ''--
Please note the District now reauires three (3) sets of plans
Dear Mr. Thomas:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
1Y-~ 17r}~
Donna N. Moore. Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Justin Martin, Farwest LLC, 4487 N. Dresden Place, Ste. 102, Boise, 10 83714
Justin Martin, 4487 N. Dresden Place, Ste. 102, Boise, 10 83714
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJEG RIGHTS - 40,000
AFFIDAVIT OF POSTING
RECEIVED
APR 2 6 2006
CtTY OF MERIDIAN
CITY CLERK OFFICE
STATE OF IDAHO )
) 9
COUNTY OF ADA )
I,
Mike Arnold,
(name)
Premier Signs, Inc, 2100 E Fairview Avenue, Suite 7
(address)
855-0380
(phone)
Meridian
( city)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
I personally posted the subject propertY with the hearing notice sign 10 days prior to the public
hearing for the Annexation and Zoning of 177.52 acres to TN.R and TN-C with Preliminary
Plat for 548 Single Family Residential Unitsr 1 Commercial lot and 1 school lot for Tanana
Valley Suhdivision.
Dated this 26th day of
21&2006 i
/J ~ /' L--/
Signature)
,11\\,\\1111111/",,,,
~\,\\ P E ..111"
\\" r.. :1111.
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! ~ .....0 \" A~"--_ }ary Public for Id~~ S[J)J. "
j f <': .L ~ R$iding at fY\.-c.ll l(l.:.V'" '\AJ
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\d':--_./Ol.JB,-\(j...~l Commission Expires: ?('-/ 0-- ~h
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SUBSCRIBED AND SWORN
Master\affid-posting
Page 1 of2
S ...!p
Machelle Hill
.---ftEGEl\lED
MA'" ~) 1 2006
I I ( ,)
G-lTY OF MERIDIAN
CITY CLERK OFf=ICE
From: Tara Green
Sent: Wednesday, May 31, 2006 3:43 PM
To: Machelle Hill
Subject: FW:
Attachments: Tanana Response to Staff Report 5-31-06.doc
From: Justin Martin [mailto:Justin@farwestllc.com]
Sent: Wednesday, May 31,20063:26 PM
To: C. Caleb Hood; Sharon Smith; Tara Green
Cc: bent@briggs-engineering,com
Subject:
May 31,2006
C. Caleb Hood
Meridian Planning Department
660 E. Watertower Ln. Ste. 202
Meridian, ID 83642
Re:
Tanana Valley Subdivision (File No. AZ-06-015/PP-06-013)
Mr. C. Caleb Hood:
I have responded to all Exhibit B - Conditions of Approval as comments in the Staff Report (word
document) attached, I hope this will make it easy to review.
Besides my comments to the Site Specific Requirements I have the following concerns:
Section 10. Analysis on page 9, the paragraph titled Sidewalk - The Staff feels we need to construct the
10' path across the out parcel on Meridian Rd... I agree to construct a pathway across the out parcel
provided the owner will allow the construction. If the construction and easement is not allowed by the
owner, I will not be able to construct the pathway in the ITD ROW because of the topography of the
ITD ROW.
I would also request the ability to add lots back into the layout of Tanana prior to the Council Hearing if
lots are lost because the requested changes to the plat.
I believe this letter and attachment addresses all of your concerns, Please feel free to call me if you have
additional comments or questions. I will be at the hearing to comment and answer questions..
Sincerely,
5/31/2006
Page 2 of2
Justin Martin
cc: Briggs Engineering Inc.
cc: City Clerks Office
Justin Martin
Farwest, LLC
4487 N. Dresden PI., Suite 102
Boise, ID 83714
Tel: (208) 388-0189
Fax: (208) 376-2041
email: justin@farwestllc.com
5/31/2006
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8, TN-R and C-N zoning is appropriate for
this property. Please see Exhibit D for detailed analysis of the required facts and
findings for annexation.
The annexation legal description submitted by the applicant (stamped on May 3, 2006
by Wayne K. Barber, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Special Considerations:
Development Agreement: UDC 11-5B-3.D.2 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 that is consistent with the
comprehensive plan designation and does not negativelv impact nearby
properties.
Rumple Lane: Originally the area containing Rumple Lane was not part of the
subject applications. It is staffs understanding that the applicant has
subsequently acquired Rumple Lane. In order to facilitate a future public street
extension to this property from Meridian Road, staff recommends that the
applicant abandon Rumple Lane as an access to the public roadway system
(Rumple may be used as a temporary emergency access if approved by the fire
Department.) Any interest that the subject properties have in Rumple Lane
should be surrendered upon annexation. Further. prior to the City Council
hearing on this proiect the applicant should submit new legal descriptions for this
proiect that describe the parcel for Rumple Lane. AND submit new copies of a
preliminary plat showing the revised location of Harris Street.
Access to Arterials: Except tor the public street accesses approved by ACHD, all
other vehicular access to Meridian Road and Victory Road should be prohibited
for this site.
Multi-use Pathwav: On the Comprehensive Plan Future Land Use Map, a multi-
use pathway is depicted on this property. The applicant is proposing to construct
the multi-use pathway on the south side of the Ridenbaugh Canal trom the east
property line to Meridian Road. Staff is generally supportive of the location of
the pathway.
Sidewalk: There are two out parcels that will create gaps in the sidewalk system
along Victory Road and Meridian Road, once this property develops. This could
become a hazard to pedestrians using the sidewalk facilities. Consistent with
ACHD's Site Specitic Condition #4, the applicant should construct sidewalk
along the out parcel on Victory Road and adjacent to the out parcel on Meridian
Road.
Commercial Lot: Staff originally thought that a TN-C zone would be appropriate for a portion of this site,
However, due to the close proximity ofthe planned
Comment [JM1]: ACHD required tbe
sidewalks only on Victory Rd, Applicant
agrees to construct the pathway across the
out parcel on Meridian Rd if an casemont
can be obtained from the out parcel. Due
to the topography of the ROW On
Meridian Rd at this location. We do not
think we can construct the path around
the out parcel.
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-013)
1.1.1 The preliminary plat labeled as Sheet I - 4, prepared by Briggs Engineering, Inc., dated March 7,
2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-06-015) application shall also be considered
conditions of the Preliminary Plat (PP-06-013).
1.1.2 The landscape plan prepared by Harvest Design, on 1-19-06, labeled Sheets #LS.I through LS-4
is approved with the following modifications/notes:
· Construct a minimum 25-foot wide street buffer along the entire length of Victory Road
(including adjacent to the school lot), exclusive of ACHD right-of-way. Said buffer
should be constructed in accordance with UDC 11-3B-7.
· Construct a minimum 35-foot wide street buffer along the entire length of Meridian
Road, exclusive of ITD right-of-way. The applicant shall provide a landscape design in
Lot I, Block I and Lot III, Block I, consistent with noise abatement standards for
residential uses along state highways in accordance with UDC 11-3H-D. (Benning at a
2: I slope is not approved.) OK
. Per UDC 11-3B-9 and UDC Table 11-2B-3, construct a minimum 20-foot wide
landscape buffer on the west side of Lot 2, Block I.
· In accordance with the submittal, set aside at least II % of the site for useable open space.
OK
. Per UDC 11-3G-3EI, at least one deciduous shade tree per every 8,000 square feet of
common open space shall be planted, and common areas should be improved with lawn,
either seed or sod. OK
. Per UDC 11-3B-IO, the applicant shall work with the City Arborist, Elroy Huff: on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site. OK
· Maintain at least a 5-foot wide landscape strip on both sides of the proposed micropaths,
and the Parks Department required multi-use pathway, and construct trees at a rate of I
tree per ever 35 linear feet. OK
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan. All standards of installation
shall apply as listed in UDC 11-3B-14. OK
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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s). Ok with Developer requested
changes.
1.1.3 Construct fencing adjacent to micro-paths to distinguish common from private areas. All fencing
adjacent to micropaths and internal common lots should be restricted to either a 4-foot tall solid
fence or a 6-foot tall open-vision fence. Construct an open-vision fence (or a 4-foot tall closed
fence) along the buildable lots that are adjacent to the Ridenbaugh Canal. A detailed fencing plan
should be submitted upon application of the final plat (MCC 12-4-IO.F.3). lfpennanent fencing
is not provided prior to issuance of building pennits, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
/multi-use fencing shall be designed according to UDC 11-3A-7. OK
Comment [lM2]: Dovoloper agrees to
install 5' sidewalk in a 25' landscapo
easemont north of the School lot, The
School will install the landscaping whoa
the school develops, This will allow the
schoolto he in control of all sprinklers
and landscape care around and On their
own lot.
[- "]
Comment [lM3]: We are requestIng
to show the landscape easement on the
plat and have the landscaping IOstalled
when the commercial sIte constructs
lOstead of phase construcl1on,
1.1.4 Construct a 10-foot wide asphalt multi~use pathway along the south side of the Ridenbaugh
Canal, from the eastern boundary to Meridian Road. Construct a 5-foot wide landscape buffer
(including trees) along the south side of the multi-use pathway and fencing on the south side of
the landscaping (north side of the buildable lots.) The multi-use pathway shall be constructed in
accordance with the Meridian Park Department's requirements. The pathway must connect from
one major arterial to another, and either an easement or ownership deed must be granted before
the city will assume the maintenance of any section of pathway. OK.
1.1.5 Provide a micro-path cOlUlecting Squaw V alley Avenue and Soda Springs Avenue through Block
8. Provide a micro-path near the bulb-out in Block 1 (near Lots 76 and 77) and between Lots 7
and 8, Block 12. To enhance pedestrian access to the future school site on Lot 41, Block 20, a
pedestrian cOlUlection from Rising Sub Street to Pistioa Street shall also be provided. This micro-
path shall be located in general alignment with Nyack Avenue/Caesar Avenue. Provide a
pedestrian cOlUlection from Thunder River Avenue to the proposed commercial Lot 2, Block I.
This micro-path shall be located approximately between Lots 7 and 9, Block I. All micro-paths
shall be constrocted at least 5 feet wide, with 5 feet oflandscaping on each side of the path. OK.
1.1.6 Construct 4-foot wide detached sidewalks along all of the internal streets. Detached sidewalks
shall be separated from the curb by at least 5 feet of landscaping (sod or groundcover). Or if the
parkway is being counted towards the open space calculation, they should be widened to 8 feet
and includes Class II trees OR be 6-feet wide with root barrier around the trees. OK.
1.1.7 Place a note on the face of the final plat that prohibits direct lot access to Victory Road and
Meridian Road. Access to Lot 2, Block 1 will be evaluated with the future re-plat.
1.1.8 The applicant shall abandon any vehicular access interest this property has in the private lane
(Rumple Lane) to Meridian Road. Prior to signature of the final plat by the City Engineer, the
applicant shall submit a copy of a recorded document, a release of dominant parcel interest, tor
the interest that the subject parcels have in the private lane (coordinate the drafting of this
document with the City's Legal Department.) OK.
1.1.9 Provide secondary/emergency access to the northwest portion of this development from Victory
Road, in general alignment with Swan Creek Avenue. OK.
1.1.10 Extend the stub street from Reflection Ridge, at the south property line, into the subject property
and out to Meridian Road. Lots I and 2, Block 11, shall be reconflgured so they are not double-
fronted. Coordinate the design of the Harris Street/Reflection Ridge Street intersection with
ACHD staff. The applicant shall extend the other public stub streets as proposed. OK.
1.1.11 Extend Pola Lake Court as a stub street to Parcel No. S1I30233652. Extend Tahoe Street as a
public stub street to Parcel No. S1130120800. Extend Snow Pass Street (not Mesa Avenue) to
Parcel No. S 1130 120700, as proposed.
1.1.12 The applicant shall obtain an access permit from ITD for the Harris Street access. The applicant
shall constroct a 10-foot wide multiuse pathway with a public use easement along Meridian Road.
The applicant shall construct noise abatement along Meridian Road, in accordance with UOC 11-
3H-4D. OK.
1.1.13 Lots 10 and 11, Block 17, shall have at least 15-feet offrontage and share a common drive, and
Lots 12-15, Block I, Lots 23-26, Block 12, Lots 7-9, Block 20 and Lots 19-21, Block 20, shall
have at least 10-feet of frontage and share common drives. The common drive easements shall be
"-......'........----J
Comment [lM4]: Lol2 block I
should have 2 public access. One 10 align
Wilh Aspen Creek and the second 10 align
wilh Tarsee Ml. Both ofthes. access will
be to S. Slanding Timber Way.
--." -------.--
Comment [lMS]: Will reeonfigure
1015 allhe end of Taho. Stre.l.
depicted and explained on the face of the final plat; building setbacks shall be measured from the
edge of the common driveway easement or property lines, whichever is more restrictive. In
accordance with UDC 11-6C-3D7, depict the required setbacks, building envelopes, and
orientation of the lots and structures on the lots mentioned above, on the face of the final plat. In
accordance with UDC 11-3C-6, provide each single-family detached dwelling with a two-car
garage and a 20' x 20' parking pad between the garage face and the common driveway (the
asphalt for the common driveway shall not count towards the required parking pad area.) Comply
with all common driveway provisions listed in UDC ]] -6C-3D. OK
1.1.14 Access to the lots in Block 21 and 22 shall be from the alley, and not the adjacent public street.
All alleys shall have a minimum of sixteen feet of paving. All alleys shall serve as fire lanes. All
alleys shall be concrete or asphalt with a concrete ribbon curb. The entrance to the alley from the
public street shall provide a minimum twenty-eight foot (28') inside and forty-eight foot (48')
outside turning radius. No parking shall be allowed on either side of the street within fifty feet
(50') of the alley entrance as measured from the centerline of the alley. Alleys shall be designed
so that the entire length is visible from a public street. OK
1.1.15 All TN-R zoned lots shall comply with the recently adopted standards for the TN-R zone,
including but not limited to: all dimensional standards/setbacks; all dwelling units shall have a
minimum of two lights at the front of the unit and all dwelling units on alley access properties
shall have a minimum of two lights along the alley, operated by photocell; and, all fencing shall
comply with UDC 11-3A-7C. OK
1.1.16 Maintenance of all common areas shall be the responsibility ofthe Tanana Valley Home Owners'
Association. OK
1.1.17 Per UDC 1I.3A-6 all irrigation ditches, laterals or canals, exclusive of the Ridenbaugh Canal,
that intersect, cross or lie within the area being subdivided shall be covered. 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. OK
1.1.18 Underground, pressurized irrigation must be provided to all lots within this development. OK
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-013)
1.2.1 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 app]ication(s). OK
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17. OK
1.2.3 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 ODC 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 11-38.
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 storm water detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction. OK
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Depirrtment. OK
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not rclieve the applicant of responsibility for compliance. OK
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
OK
2. Public Works Department
2.1 This property is master planned to sewer to the Black Cat Trunk main, since they are proposing to
temporarily sewer this development out of shed the applicant shall be responsible to install a
temporary off-peak pumping station in a location coordinated with the Public Works Department.
The station design and capacity shall be coordinated with the Public Works Department; the
design shall include communication capabilities that are consistent with the City of Meridian's
SCADA system. If new information arises from ongoing modeling exercises or other subsequent
sources, then this condition may be rescinded by the City Engineer. Understood
2.2 The applicant is showing approximately 137 lots tlowing to mains in Tuscany Village. The
applicant shall be responsible to install a second off-peak pumping station in this location, or
enlarge the wet well at the primary location to handle the eftluent from Observation Point. The
number of building pennits allowed in this development will be directly proportional to the
number of ERU' s that are storable in the off peak pumping station. OK
2.3 An ongoing study of the Master Sewer Plan is being accomplished at this time. There may be a
need to route a main line trunk through this project. Prior to construction plan submittal the
applicant's engineer shall meet with Public Works to coordinate this routing in the construction
plans. OK
2.4 The applicant shall install sewer mains to and through this project; 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. OK
Water service to this site is being proposed via extension of mains in Victory Road. The
applicant shall be responsible to install water mains to and through this development which
includes a 12-inch main in the frontage along Meridian Road; coordinate main size and routing
with Public Works.
2.5
2.6
The applicant shall be required to install a tlushing station along the Ridenbaugh Canal, design
and location to be coordinated with the Public Works Department.
Due to existing topography, this development will have two separate water pressure zones. The
applicant shall be required to install pressure reducing vaults to ensure the separation between the
two zones is not compromised. OK
A portion of this development is serviceable by the existing pressure zone; however the
remainder of the property cannot be served by municipal water until two sources for the new zone
are established. The first source would be from a well lot which the developer would donate to
2,7
2.8
Comment [lM6]: We would like to
pipe the 12' main through the project
because of the construction difficulty
related to Meridian Rd. Also. most of the
property west,ofl\1~~dia~!d is built OUl.
Comment [lM7]: Applicant will work
with public works to locate the flusbing
station inside a ped.path to the
Ridenbaugh. The City will be responsible
to worlc out the details of flushing with
NMID.
2.9
the City of Meridian or a connection to the high zone being established in the development to the
south. The second source would be a booster station which would be installed at the applicant's
expense. The applicant shall coordinate with Len Grady at the Public Works Department
regarding this condition and he may waive the requirement for one of the two sources if
subsequent development warrants it.
Any potential water or sewer line reimbursement agreements must comply with all requirements
of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes
footage, size, and depth ofreimbursable pipe) being tinalized prior to construction plan approval.
The detailed agreement with the reimbursable amount shall be approved by Council prior to plat
signature. OK
The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting. OK
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. OK
If "stair step" grading oflots is constructed then the side lot lines shall be laid out as to allow for
the sloped portion ofthe lot to be owned by the lower lot.
Any retaining walls greater than three-feet in height shall be engineered. OK
All existing structures not meeting setbacks or dimensional standards in the UDC shall be
removed prior to signature on the final plat by the City Engineer. OK
Meridian Public Works specifications do not allow any large landscaping within a five toot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements. OK
Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk. OK
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. OK
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, 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. OK
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 permits. OK
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat. OK
2.10
2,11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
Comment [lM8]: Applicant agrees
thatthe City will need a Well lot 150' X
150' if Reflection Ridge does not develop
first and donate die welllo!. Applicant
also agrees to pay for die booster station
ifrequired because tbe a City well is not
constructed for the bigh lots prior to
construction of diose lots.
2.21 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy. OK
2.22 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. OK
2.23 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. OK
2.24 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency. OK
2.25 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.26 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access. OK
2.27 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. OK
2.28 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. OK
2.29 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations. OK
3, Fire Department
3.1.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C. OK
3.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing. OK
3.1.3 Final Approval of the fire hydrant 10l,;ations shall be by the Meridian Fire Department.
Fire Hydrants shall have the 4 'I:z" outlet face the main street or parking lot aisle.
The Fire hydrant shall not face a street which does not have addresses on it.
Fire hydrant markers shall be provided per Public Works specifications.
Fire Hydrants shall be placed on comers when spacing permits.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
F ire hydrants shall be place 18" above finish grade.
Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
Show all proposed or existing hydrants for all new construction or additions to existing buildings
within 1,000 feet of the project. OK
3.1.4 The phasing plan may require that any roadway greater than ISO feet in length that is not
provided with an outlet shall be required to have an approved turn around. OK
3.1.5 All entrance and internal roads and alleys shall have a turning mdius of28' inside and 48' outside
radius. OK
3.1.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide. OK
3.1. 7 Provide a 20.foot wide fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs. No parking will be allowed in cul-de-sac
lots. OK
3.1.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. OK
3.1.9 fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
OK
3.1.10 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. OK
3.I.ll To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than Y, the diagonal measurement of the full development. The applicant
shall provide a stub street/emergency access to north, in general alignment with Swan Creek
Avenue. OK
3.1.12 Building setbacks shall be per the International Building Code for one and two story construction.
OK
3.1.13 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 GVW. OK
3.1.14 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D. OK
3.1.15 The proposed subdivision with an estimated 2.9 residents per household would have a total
estimated population of 1,589 residents at build out.
3.1.16 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer. OK
3.1.17 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code. OK
3.1.18 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building. OK.
3.1.19 There shall be a fire hydrant within 100' of all Fire Department connections. OK.
4 Police Department
4.1
To increase emergency access to the site, the applicant shall provide a street to Victory Road
from the property access by Sierra Meadows Drive. Prior to the next public hearing, the applicant
shall submit a revised plat/site plan to reflect this requirement.
4.2
Lots 9 and 19, Block 20 and Lot 10, Block 17, create a residence that will be isolated from their
surrounding neighbors. Such areas have an increased crime potential. The applicant shall work
with the Police Chief and/or Planning Staff so the plat/site plan such that the houses/dwelling
units in the general area are oriented toward one another and encourage interaction between more
neighbors. The plat/site plan shall be revised in accord with those discussions.
4.3
Any interior fencing next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used. OK.
4.4 Adequate lighting should be provided along all pathways. OK.
4.5 A school site bordering Victory Road creates a safety concern.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed. OK.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed. OK.
5.3 Pathway and Trail standards: The applicant should be required to construct a IO-foot wide multi-
use pathway through this site to/from Meridian Road. The required pathway and/or trail shall be
constructed in accordance with the Meridian Park Department's requirements. OK.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway. OK.
6, Sanitary Service Company
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street. OK.
7. Ada County Highway District
Developer Agrees with all ACBD comments
Site Specific Conditions of Approval
1. The City of Meridian, the applicant and ITD should work together to determine if additional
right-of-way or improvements are necessary on Meridian Road (SH 69).
-- ,u,_, ,.. 'm_~
Comment [lM9]: Applicant has
added a SO' emergency access to Victo!)'
Rd,
----.... -------_...,...,---~
Comment [lMl0]: Lot 19 will be
adjusted to not have this problem. Need
examples that work to model. We do not
believe that these lots are any worse than
Cul-de-sac lots for visibility.
2. Dedicate a total of 48-feet (or 38-feet with the sidewalk in an easement) of right-of-way from the
centerline of Victory Road abutting the parcel by means of a warranty deed. The right-of-way
purchase and sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to issuance of a
building pennit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of-way dedication after receipt of all requested material. The owner will be
paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD
right -of-way.
3. Construct a 5.foot detached concrete sidewalk abutting the site on Victory Road located a
minimum of 41.feet from the centerline of the roadway. If any portion of the sidewalk is located
outside the public right-of-way, the applicant shall provide the District with an easement.
4. The District recommends that the applicant construct a 5-foot concrete sidewalk across the two
out-parcels along Victory Road on either side of the proposed school site. This sidewalk should
either be constructed within the existing right-of-way or within an easement provided by the
property owners.
5. Construct an eastbound right turn lane and a westbound left turn lane on Victory Road into the
site at the intersection with Standing Timber Way. Dedicate the additional right-of-way
necessary for the turn lanes without compensation. The widening of Victory Road for the
auxiliary turn lanes may necessitate the widening of the bridge west of the proposed entrance
road. Ifthe bridge widening is necessary to construct the pavement tapers required for the turn
lanes the applicant shall be required to design and construct the bridge widening at that time.
6. Construct the entrance road, Standing Timber Way (intersecting Victory) as a residential collector
with vertical curb, gutter, and 5-foot concrete sidewalk, from its intersection with Victory to its
crossing of the Ridenbaugh Canal. The street should be constructed as a boulevard style with a
27-foot wide islands and 1 I-foot street sections on each side of the island. The center islands
shall be owned and maintained by the homeowner's association. If any portion of the sidewalk is
located outside of the public right-of-way, the applicant will be required to provide an easement.
The applicant shall re-design the center island (to be no wider than 12.feet) at the intersection of
Standing Timber & Victory to allow for simultaneous left and right turns (eastbound and
westbound) on Standing Timber Way.
7. Harris Street, entrance street intersecting Meridian Road, will be required to be constructed as a
standard residential collector with a 36-foot street section (vertical curb, gutter, and 5-foot
concrete sidewalks) from its intersection with Meridian Road to its intersection with the stub
street being extended from Reflection Ridge
8. Provide a road trust deposit with the District for one-half ofthe cost for the design and
construction of the signal for the intersection of Harris Street and Meridian Road (SH 69). When
the property on the west side of Meridian Road develops, the road trust deposit funds can be
utilized to construct the signal at that time OR at the time when ITD approves a signal in that
location. Design Harris Street to accommodate a future signal at the intersection with Meridian
Road.
9. District staff recommends that the private lane, Rumpel Lane, be closed and/or incorporated into
the new public street, Harris Street, and that all access be taken to the new public street. The City
of Meridian and ITD should coordinate on the future closure of this roadway to ensure that only
one street intersects Meridian Road at the half-mile.
10. Construct the intemallocal streets as 33-foot street sections with rolled curb, gutter, 4-foot
detached concrete sidewalks within 50-feet of right-of-way. Receive written approval from the
Meridian Fire Department for the reduced street section OR construct the streets as standard 36-
foot street sections.
II. Construct two 20-foot wide alleys in Block 21 & 22, as proposed. The alleys shall comply with
the following policies:
· Minimum right-of-way width is to be 16~feet.
· Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side ofthe alley is 22-feet for perpendicular parking.
· An access to an alley shall be located a minimum of2S-feet from the nearest public street.
· A minimum of back- of-curb radius of IS-feet is required at all alley intersections.
12. Extend a stub street from the east and from the south from within Tuscany Village Subdivision.
13. Extend a stub street from the east and from the south from within Reflection Ridge Subdivision,
as identified on the revised site plan.
14. Construct a new stub street to the south and one to the east to the undeveloped parcel. Install a
sign at the terminus of the roadways stating, "TillS ROAD WILL BE EXTENDED IN THE
FUTURE." If the stub streets are greater than ISO-feet in length, provide a temporary turnaround
at the terminus of the roadways.
IS. Submit the bridge plans for the crossing of the Ridenbaugh Canal (Standing Timber Way) for
review and approval prior to the pre-construction meeting and plat approval.
16. Other than the access specifically approved with this application, direct lot access to Victory
Road is prohibited and shall be noted on the final plat.
17. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I. 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 ofIdaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(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 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.
12. No change in the tenus and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confinuation 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.
8. Central District Health Department
8.1 After written approval from appropriate entities arc submitted, we can approve this proposal for
central sewage and central water. OK
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water. OK
8.3 Run-off is not to create a mosquito breeding problem. OK
9. Idaho Transportation Department (see Letter dated March 27,2006)
9.1 Provide a stub to the parcel (shown as "N.A.P.") which is located offofS. Meridian Road. OK
9.2 Provide noise abatement for Residential Development. OK
9.3 A penuit will be required for any pedestrian walkways within ITD right-of-way. OK
NOTE: City Staff has discussed ITD's comments regarding this oroiect and they are agreeable to
proceed with the proiect. with the vrovisions mentioned herein.
10. Nampa & Meridian Irrigation District
10.1 Applicant shall apply for a land use change application prior to final platting. OK
10.2 All laterals and waste ways must be protected. OK
10,3 The District's Ridenbaugh Canal and Kennedy Lateral course through this proposed project.
These easements must be protected and any encroachment without a signed License Agreement
and approved plan, before any constJUction is started, is unacceptable. OK
10.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans. OK
10.5 The Developer must comply with Idaho Code 31-3805. OK
10.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
.........................,J..,...,..,..-
RECEIVED
JUN 0 1 2.006
To Whom It May Concern: City of Meridian
City Clerk Office
We the undersigned being citizens and residents of the City of Meridian, Idaho, wish to express our concem and opposition to the
development of the Tanana Valley Subdivision to be built on the South East comer of the Meridian Road and Victory Road
intersection.
Our opposition is based on two main concems 1) dwelling unit density and 2) a dramatic increase of traffic.
The City of Meridian's Comprehensive Plan introduced the concept of Neighborhood Centers. One is proposed 011 Victory Road at
the half mile between Meridian Road and Locust Grove Road. Though we feel that the Neighborhood Center has merit and is needed
in the City of Meridian, it is incompatible with the existing homes on the North side of Victory Road and to the East of Tanana Valley.
Such a sharp contrast of dwelling Ullit density will no doubt impact our property values.
This is also a formal request that the Tanana Valley sub,division be appealed to the Meridian City Council and not be allow.ed to use
the provision stated in the City's Comprehensive Plan (Pg 95) to bypass a City Council hearing and approvallUlless appealed.
Tanana Valley proposes 548 residential lots with only one true traffic entrance of S Standing Timber Way that connects to Victory
Road. The two other entrances into the Tanana Valley are inconsequential. S Mesa A venue that connects to Victory Road only has
the potential to serve approx 15 homes due to convenience. The E Harris Street that connects to Meridian Road will have minimal
used due to the high traffic and speed on Meridian Road. This leaves the majority of 548 residences to use S Standing Timber Way.
This will easily generate to 2000 car trips per day at S Standing Timber Way and Victory Road. This is of great concern to the
homeowners of Observation Point and other current users of Victory Road. The direct alignment of S Standing Timber way with only
entrance to Observation Point will make it virtually impossible to exit Observatioo Point during periods of high traffic.
The alignment of the S Standing Timber Way with the entrance to Observation Point will also generate cut-through traffic through the
Observation Point and Meridian Greens subdivisions. The Observation Point and Meridian Greens HOAs have already been fighting
cut-through traffic aod high speeds in their subdivisions for some time. This is before the addition of these 548 residences. Even if
I % of this new traffic cuts through Observation Point and Meridian Greens that would be an additional 20+ trips. With the current
commute traffic on Meridian Road higher cut-through traffic can reasonably be expected. This is not an acceptable traffic addition to
our subdivisions.
We would be willing to withdraw our opposition to the Tanana Valley Subdivision if the following remedies are put in place.
. The Neighborhood Center is relocated and contained within a 1320 ft of
Victory Road frontage, anchored at the Meridian Road and Victory Road intersection.
. That a second major entrance be located within 1400 ft of the Meridian Road and Victory intersection that will reasonably
carry 35% of the Tanana Valley traffic that enters onto Victory Road.
. That the current S Standing Timber Way entrance to Tanana Valley be offset to the East of the Observation Point entrance.
. That a city park be place between the two newly proposed entrances of Tanana Valley in the size range of 10 acres.
. That Tanana Valley's Average Residential lot size remains at or above the current proposed 8750 SF.
. That a stop light be added to the intersection of Meridian Road and Victory to improve safety and improve traffic flow from
Victory Road.
. That traffic control measures be provide to Observation Point and Meridian Greens subdivisions to help minimize speed and
cut through traffic. Suggested items are as follows.
o A stop sign at the intersection ofE Forest Ridge Drive and S Andros Way.
o A stop sign at the intersection ofE Lake Creek Street and S Andros Way.
o A turning circle between the entrances of Observation Point and Meridian Greens.
o Speed bumps or rumble strips where appropriate.
Respectfully, citizens of the City of Meridian, Idaho.
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
June 1, 2006
ITEM #
5,6
PROJECT NUMBER
AZ 06-015, PP 06-013
PROJECT NAME
Tanana Valley Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
(2:Lc If It t2-D C-fI f)- N'z- Y )(
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RECEI YEn
JUN 0 1 ZDD.6.
R2~f~ ridian