HomeMy WebLinkAboutTouchstone Place Subdivision
July 17,2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Horizon Development
P P 06-028
July 20,2006
ITEM NO.
9
REQUEST Public Hearing - Preliminary Plat approval of 2 residential lots (proposed to contain
48 multi-family units) and 2 common lots on 4.43 acres in a proposed R-1S zone for Touchstone
Place Subdivision - 1187 E. Fairview Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
See Al Packet
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
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CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES;
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ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 20,2006
ITEM #
9
DATE
PROJECT NUMBER
PP 06-028
PROJECT NAME
Touchstone Place Subdivision
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
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City Clerk Office
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Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
July 6, 2006
.RECEIVED
City of Meridian
660 E. Watertower Lane
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Meridian, ill 83642
CITY OF MEHiD1At\i
CITY CI.-ER~<: rH:-~!("T
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Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Touchstone Place Subdivision will have an impact on school enrollments
at Meridian Elementary. Meridian Middle and Meridian High School.
We can predict that these homes, when completed, will house twelve (12) elementary
aged children, eight (8) middle school aged children, and eight (8) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents carmot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
Schools.apacjtv is address~d in Idaho Code 67-6508. Ihe.Mmdian.Bcl1o.oLllistrictis-___
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.
Wendel B' am
Building & Construction Manager
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF WL Y 20, 2006
ST AFF REPORT
TO:
FROM:
Hearing Date: 7/20/2006
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Depal1ment
208-884-5533
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SUBJECT:
Touchstone Place Subdivision
AZ-06-028
Annexation and Zoning of 4.43 acres from RIM (Ada County) to
R-15 (Medium High-Density Residential).
Citv Of Meridian,
CitY Clerk Office
PP-06-028
Preliminary Plat approval of two residential building lots (proposed to contain
48 multifamily units) and two common lots on 4.43 acres in a proposed R~15
zone.
CUP-06-021
Conditional Use Permit approval to construct a multi-family development
consisting of 48 dwelling units (6 eight-plexes) on two lots totaling 4.43 acres
in a proposed R -15 zone,
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Horizon Development, has applied for Annexation and Zoning (AZ) to R-15
(Medium High-Density Residential) for 4.43 acres of property currently zoned RIM in Ada
County, The site is located on the south side of Fairview Avenue across from N. Jericho Road,
approximately 1,300 feet west of Locust Grove Road, Currently, there is one single-family home
with associated outbuildings on this site. All of the existing structures on the site are to be
removed. The subject property is within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP and CUP) 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, Preliminary Plat, and Conditional Use Permit
applications. Staff is recommending approval of the proposed Touchstone Place Subdivision (AZ-
06-028. PP-06-028, and CUP-06-021) with the conditions listed in Exhibit B of the Staff Reoort,
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-06-028, PP-06-028, and CUP-06-021 as pn:st:nlt:u uuring Ihe
hearing of July 20, 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-06-028, PP-Q6-028, and CUP-06-021 as presented during the
hearing of July 20, 2006 for the following reasons: (You should state specific reasons for denial
of the annexation and you must state specific reason(s) for the denial of the plat.)
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-02l
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF mLY 20, 2006
Continuance
I move to continue File Numbers AZ-06-028, PP-06-028, and CUP-06-02 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: 1187 E, Fairview Ave. across from N. Jericho Rd,
approximately 1300 feet west of Locust Grove Road /3NlE07.
b. Owner:
Clarence and Bema Morgan
P.O. Box 191096
Boise, Idaho 83719
c. Applicant:
Horizon Development
1187 E. Fairview A ve_
Meridian, Idaho 83642
d. Representative: Sabrina Whitehead, Briggs Engineering
e. Present Zoning: RIM (Ada County)
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 4.43 acres to R-15, Preliminary Plat approval oftwo
multi-family building lots with two common lots and Conditional Use approval of a 48 multi-
family dwellings contained in six eight-plexes. The gross density of the project is 10.83
dwelling units per acre. Approximately 10.8% (0.4 acres) of the site is being set aside for open
space.
1, Date of preliminary plat (attached in Exhibit A):
2, Date oflandscape plan (attached in Exhibit A):
3. Date of site plan (attached in Exhibit A)
6/16/06
4/15/05
6/15/06
h. Applicant's Statement/Justification: Horizon Development has been very active to get the
surrounding neighbors input. On January 5, 2006 the first neighborhood meeting was
conducted. With the neighbors concerns voiced the developer went back to the drawing board
to redesign the layout to make it more compatible with the surrounding neighbors needs. We
believe that Touchstone Place will be an aesthetic, as well as an asset to the City of Meridian,
(please see Applicant's Submittal Lcttcr for more information.)
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 II Chapter 5, a public hearing is
required before the City Council on this matter,
b. The subject application will in fact constitute a preliminary plat as determined by City
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JULY 20, 2006
Ordinance. By reason of the provisions of the Meridian City Code Title II Chapter 5, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before
the City Council on this matter.
d. Newspaper notifications published on:
e. Radius notices mailed to properties within 300 feet on:
f, Applicant posted notice on site by:
July 3'd and July 17tl1, 2006
June 23"\ 2006
July 10'h, 2006
6. LAND USE
a. Existing Land Use(s): There is one single-family home and some associated outbuildings on
this site. All structures will be removed from the site,
b. Description of Character of Surrounding Area: This site is located in between medium
density residential uses to the east and south and commercial development to the west and
north. This location makes this an area of transition between detached single family
development and commercial uses along Fairview Avenue. The site is considered infill
development.
c. Adjacent Land Use and Zoning:
1. North: Commercial Uses, zoned CoG
2. East: 6 single-family lots within Danbury Fair Subdivision, zoned R-8 and I
commercial parcel zoned CoG.
3. South: 5 single-family lots within Danbury Fair Subdivision, zoned R-8
4. West: 8.25 acre Lithia Motors parcel zoned R-8
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
, Location of sewer: There is a sewer stub in Sandlin located to the south of this
project.
Location of water: There is a water stub in Sandlin located to the south ofthis
project, and a main in W. Fairview Avenue to the north.
Issues or concerns: Sewer service to parcel #SI107120650,
2. Vegetation: There are several existing trees on this property that need to be protected
during construction, or be mitigated for.
3. rloodplain: NlA
4. Canals/Ditches Irrigation: N/ A
5, Hazards: No hazards have been identified on this site.
6, Proposed Zoning: R-15 (Medium High-Density Residential)
7. Size of Property: 4.43 acres
f. Subdivision Plat Information:
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUp.06-021
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
1, Residential Lots: 2
2, Non-residential Lots: 0
3. Total Building Lots: 2
4. Common Lots: 2
5, Other Lots: 0
6, Total Lots: 4
7. Gross Density: 10.83 units per acre (net density is 14.41 d.u./acre)
g. Landscaping
1. Width of street buffer(s): Per UDC (Table 11-2A-4) a 25.foot wide landscape
buffer is required adjacent to arterial streets, Fairview Avenue is a classified principal
arterial roadway. Street buffers are not required on any of the internal, local streets,
2. Width ofbuffer(s) between land uses: No landscape buffers between uses are
required on this site.
3, Percentage of site as open space: 0.4 acres/lO,8%
4_ Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC ll-3G-3E2). See Section 10,
Analysis below.
h. Amenities: Clubhouse facility with exercise room, playground, open space with pathways, and
patio areas with barbeques.
I. Off-Street Parking: UDC 11-3C-6 requires each multi-family dwelling with more than one
bedroom to have 2 parking spaces in a covered carport or garage.
j. Proposed and Required Residential Standards:
R-15 - Multi Familv Standards (see UDC 11-4-3.27)
Setbacks (in feet) Proposed Required
Front Living Area (to sidewalk) 20 20
Side 10 10
Rear 10 10
Frontage 0 0
Lot Size N/A 2,400
k. Proposed and Required Non-Residential: N/A
I. Summary of Proposed Streets and/or Access: The applicant is proposing to provide
primary access to all ofthe dwellings within this development via a new public street
connection (South Jericho Road,) to Fairview Avenue. This new public street will run south
from Fairview Avenue through the proposed development and connect with the existing
Sandlin Avenue in the Danbury Fair Subdivision. The total width ofthe proposed public right
of way is 50-feet with 36-feet wide street sections (measured back of curb to back of curb).
The right of way will also contain five-foot wide sidewalks that are adjacent to the back of the
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 4
Comment [ABC!]: They can't
propose less than required,ln
multifamily, we have different serbacks
than the straight R-15, ,
CITY OF MERIDIAN PLANNfNG DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20. 2006
curb. Staffis generally supportive ofthe proposed street system_ For a detailed report on all of
ACHD's conditions, please see the ACHD report and Exhibit B.
7. COMMENTS MEETING
On June 30, 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 "Commercial" on the Comprehensive Plan Future Land Use Map.
Chapter VII, Section C (pg, 95) of the Comprehensive Plan contains a definition of the
commercial designation. This definition includes multi-family residential as an acceptable use in
commercial areas. Beyond this definition staff finds that there is a strong argument for saying that
the policies set forth in the comprehensive plan support multi-family residential use on this site.
These policies are described at length below.
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 I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in thefollowing manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense,
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation,
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department. the Meridian Water Department. the Meridian Wastewater
Department, the Meridian Planning Department. Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Touchstone Place Subdi vision AZ.06-284/PP-06..Q28/CUP-06-021
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
The submitted preliminary plat proposes to extend the one stub street currently provided to this
property from the south. StajJbelieves that the applicant has done an adequate job of connecting
and extending the existing stub street,
Chapter VI, GoallI, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5. Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system,
The applicant is proposing to constmct sidewalks adjacent to all of the proposed streets, which
connect to adjacent properties, Fairview Avenue and Sandlin Avenue, The applicant is also
proposing to constnlct a 4-foot wide pathway system within the development to help link the
buildings together and provide pedestrian access to the proposed sidewalks. Staffis supportive of
the proposed pedestrian connections.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII Goal IV Objective D Action 7. Develop incentives for high-density development
along major transportation corridors to support public transportation system.
The applicant has a chosen this site on Fairview Avenue to constnlct the proposed multifamily
development. Staff finds that this location is favorable for such a development because of the
accessfilture residents will have to goods and services offered along Fairview Avenue. This type
of density will also help to support any fUture public transportation that may mn along this
heavily traveled thoroughfare.
Chapter VII Goal V Objective A Action 14. Locate high-density development, where possible,
near open space corridors or other permanent major open space and park facilities, Old Town,
and near major access thoroughfares.
See above
Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a medium high-density residential zone, Staff finds that this project
acts as a good buffer between the commercial uses on Fairview Avenue and the existing single-
family residential properties to the south and east of the proposed development.
Chapter VII Goal IV Objective A Action 6. Require screening and buffering of commercial and
industrial properties and residential use with transitional zoning.
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-02l
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
See above
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (Iow-,
medium-, and high.density single family, multi. family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application is requesting an R-15 zone. Staff finds that this location is favorable jor
this zoning designation because of its proximity to services along Fairview Avenue, Staff also
recognizes the importance of providing diverse housing types through out the community, The
proposed development should help meet some of that demand,
Staff believes that the proposed density (10.83 d.u. 's/acre) and zoning (R-15) for this property is
appropriate. 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; Unified Development Code (UDC) 11-2-1 lists multi-family dwellings as
conditional uses in the R-15 zoning district.
b. Purpose Statement of Zone;
R-15 Medium High-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,
c, Multifamily Development (UDC 11-4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Chamcter, Landscaping, and Maintenance.
Site design (ODC 11-4-3,27B):
Setbacks; Buildings shall provide a minimum setback often feet (10') unless a greater setback is
otherwise required by this Title, Building setbacks shall take into account windows, entrances,
porches and patios, and how they impact adjacent properties
A minimum of 80 square feet of private, usable open space shall be provided for each unit. This
requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping,
entryway and other access ways shall not count toward this requirement.
For the purposes of this Section, vehicular circulation areas, parking areas, and private useable
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following; a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or convenient location for those entering the development.
Common onen snace design reauirements (UDC ll-4-3.27C);
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-02l
PAGE 7
CITY OFMERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet
for each unit containing 500 or less square feet ofliving area; b) 250 square feet for each unit
containing more than 500 square feet and up to 1,200 square feet ofliving area; and c) 350 square
feet for each unit containing more than 1,200 square feet of living area.
Common open space areas shall not be adjacent to collector or arterial streets unless separated
from the street by a constructed barrier at least 4 feet in height.
Site development amenities (DDC 11-4-3.270):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs of the residents as follows: a) Quality of Life (clubhouse,
fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open
grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and
plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts).
The number of amenities shall depend on the size of the multifamily development as follows: For
multifamily developments with 75 units or more, 4 amenities shall be provided, with at least 1
from each category, For multifamily developments with more than 100 units, the decision-making
body shall require additional amenities commensurate to the size ofthe proposed development.
Architectural Character (UOC 11-4-3,27.E):
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety_ These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
Main entrances, which are the primary point(s) of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature
in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when viewed from the street.
Sloped roofs shall have a significant pitch, Flat roofs should include distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanence and durability.
Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscaping (UDC 11-4.3.27.F):
Touchstone Place Subdivision AZ-06-284IPP-06-028/CUP-06~021
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20. 2006
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
ODC 11-4-3.27.0:
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management ofthe development, including but not limited
to structures, parking, common areas, and other development features.
Outdoor storage/refuse areas (UDC 11-3A-12):
Outdoor utility meters, HV AC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
a. Analysis of Facts Leading to StatfRecommendation:
I. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-15 zone 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 with the application (stamped on April 14,
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 9 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 develooed in a fashion that does not negativelv impact
nearby properties,
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shaH contact
the City Attornev. Bill Nary. at 888-4433 to initiate this process. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
Touchstone Place Subdivision AZ.06-284/PP-06-028/CUP-06-021
PAGE 9
Comment [hi]: This iSn'ltechnically
CODsislellt wi the comp plan designation
so this sentence should be modified,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF mLY 20, 2006
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 the following shall be the only allowed uses on this property:
multifamily development and allowed accessory uses of the R-15 zone.
· That a maximum of 48 units will be constructed on this site.
· That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
· That a street buffer, constructed in accordance with City Code, be
installed along Fairview Avenue prior to occupancy of any new dwelling
units.
· That cross access to/from the proposed South Jericho Way be provided
to the parcel to the west, for future development along F airview Avenue.
2. PP/CUP Applications:
Special Considerations:
Landscaoinr;>:: The landscape plan prepared by Design Studio, on 6-15-06, labeled
Sheet Ll, is approved with the following modifications/notes:
. Per UDC 11-3 B-1 0, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan tor the existing trees on site.
. 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 UOC 11-3B-14.
Submit copies of a revised landscape plan, retlecting the changes/notes mentioned
above, with the final plat application(s).
Multi-familv Standards: The UDC has several specific stfmdards that apply to multi-
family developments (See UDC Section 9 above for a complete list.) These standards
apply to Setbacks, Site Design, Common Open Space, Site Amenities, Architectural
Character, Landscaping, and Maintenance. The applicant should be required to
comply with all standards listed in UDC 11-4-3,27.
Multi-familv Setbacks: UDC 11-4-3.27 states that multifamily developments with
multiple properties shall be considered as one property for the purpose of
implementing certain standards such as setbacks. Due to the nature of multi-family
Touchstone Place Subdivision AZ-06-284/PP-06..Q28/CUP-06-021
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
developments it can be difficult to detennine the proper setback requirements. UDC
11-4-3.27 states that multi.family buildings shall provide a minimum setback often
feet unless a greater setback is otherwise required. With that stated staff believes that
this standard should be applied to all structures adjacent to perimeter property lines
including garages. The current proposal shows variations in the setback to the
perimeter propertv lines; a setback of five feet along the northern oropertv line is
shown, This setback should be expanded to ten feet to meet the minimum UDC
requirement as described above.
Refuse Areas: The Sanitary Services Company (SSC) has commented that some of the
proposed dumpster locations may not be adequately designed. Further, the submitted
plans call-out chain link fencing with vinyl slats as screening for the refuse containers.
Staff believes that a solid wood or block fence would be more appropriate to screen
the refuse containers from the street. UDC 11-3 A -12 requires the visual and acoustic
impacts of these functions are fullv contained and out of view from adiacent prooerties
and public streets.
Open Space: Open space is defined as an area substantially open to the sky that may
be on the same property with a structure. The areas may include, along with the
natural environment features, parks, playgrounds, trees, water areas, swimming pools,
tennis courts, community centers or other recreational facilities. The teon shall not
include streets, parking areas, or structures of habitation (UDC 11-IA). UOC 11-4-
3.27C requires a minimum area of outdoor common open space shall be provided as
follows; a) 150 square feet for each unit containing 500 or less square feet ofliving
area; b) 250 square feet for each unit containing more than 500 square feet and up to
1,200 square feet of living area; and c) 350 square feet for each unit containing more
than 1,200 square feet of living area. Common open space areas shall not be adjacent
to collector or arterial streets unless separated from the street by a constructed barrier
at least 4 feet in height.
The applicant states that 10.8% (0.48 acres) of the site is being set aside for common
open space, Vehicular circulation areas, parking areas, and private useable open space
shall not be considered common open space. Maintenance of all common areas shaH
be the responsibility of the Touchstone Place Home Owners' Association(s).
Private Useable Open Space; UDC 11-4-3.27B requires a minimum of 80 square feet
of private, usable open space shall be provided for each unit. This requirement can be
satisfied through porches, patios, decks, and/or enclosed yards, Landscaping, entryway
and other access ways shall not count toward this requirement. The proposed
development appears to meet the minimum requirement as described.
Parking: ODC 11-3C-6A requires multi-family dwellings with 2 or more bedrooms to
have a two-car covered C3tpOrt or garage for each unit. All of the proposed 48 units
have two car garages,
Private Streets: There are some units within the development that are set back from
the public street some distance. These units may be difficult for emergency services,
delivery services and the general public to frod. Therefore, staff recommends that the
applicant submit a private street application for the "driveways" off of South Jericho
Way and Sandlin Avenue. These private streets should carry street names approved by
the Ada County Street Naming Committee and comply with the private street
Touchstone Place Subdivision AZ-06.284/PP-06-028/CUP-06.02 J
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
standards listed in UDC 11-3F. Staff is generally supportive of private streets for
multi-family developments. The aoplicant should design and construct the orivate
streets in compliance with the standards listed for Private Streets in UDC ll-3F.
Amenities: The applicant is required to provide amenities for the multifamily
development. For multi-family developments between twenty and seventy-five units
three amenities shall be provided with one from each category (UDC ll-4-3,27D-2b).
The applicant is providing amenities as follows: Development map/directory,
community club house and fitness facility (Quality of Life), playground with parent
area (Recreation) picnic tables and patio (Quality of Life), and open space with
walking paths (Open Space). Staff believes that the proposed amenities are sufficient
for a multi family development of this size,
Elevations: The applicant has submitted building elevations for the proposed 8-plex
structures (see Exhibit A). UDC 11-4.3 requires multifamily structures to comply with
the design standards listed in this section. Staff believes that the elevations submitted
with the CUP significantly meet the requirements of the design standards listed in
UDC 11-3A-19. Staff will ensure that when CZC applications are submitted for
construction of the 8-plex buildings in the future, that the elevations comply with the
UDC requirements.
Existing Residences/Buildings: The site currently contains one existing residence.
The applicant proposes to relocate or remove all structures prior to construction,
Fencing: The applicant has not proposed to construct fencing along any portion of the
property lines. Staff believes that six-foot hi~ solid fencing should be constructed
along any portion of the property line that is not currently fenced, This fencing will
help act as a buffer between the proposed development and any future commercial
development to the north, A detailed fencin,g plan should be submitted upon
application of the final plat, If pennanent fencing is not provided before issuance of a
buildin,g pennit. temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter, and common open soace, fencing shall be designed
according to UDC 11-3A-7,
Common Areas: Maintenance of all common areas shall be the responsibility of the
Touchstone Place Home Owners Association,
Ditches. Laterals, and Canals: Per ODC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, including waterways being used as amenities,
that intersect, cross or lie within the area being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the 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 ODC 11-3A-
15 and MCC 9-1-28,
Touchstone Place Subdivision AZ-06-284/PP-06-028!CUP-06-02\
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
028 and PP-06-028, and CUP-06-02l with the conditions listed in Exhibit B of the Staff
Report for the hearing date of July 20.2006.
Touchstone Place Subdivision AZ.06-284/PP-06-028/CUl'-06-021
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 6-16-06)
2. Landscape Plan (dated: 6-15-06)
3. Site Plan (dated 6/15106)
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6, Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Unified Development Code
Touchstone Place Subdivision AZ-06-284/PP.06-028/CUP.06-021
PAGE 14
CITY Of MERIDIAN PLANNING DEPARTMENT 5T AFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
A. Drawings
1. Preliminary Plat (dated; 6-16-06)
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CITY OF MERIDIAN PLANNING DEPAR1MENT STAFF REPORT FOR THE HEARING DATE OF ruL Y 20, 2006
4. Elevations
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
B. Conditions of Approval
1. Planning Department
1.\ SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-028)
1.1.1 The preliminary plat labeled as PRE, prepared by Briggs Engineering, Inc., dated June 16, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-014) and Conditional Use Permit (CUP-06-021) applications,
and the Development Agreement for this property, shall also be considered conditions of the
Preliminary Plat (PP-06-012).
1.1.2 Landscaping: The landscape plan prepared by Design Studio, on 6-15-06, labeled Sheet Ll, is
approved with the following modifications/notes:
· Per UDC 11-3B-IO, 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,
· 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.
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 All existing structures shall be removed or relocated, prior to signature of the final plat by the
City Engineer.
1.1.4 The applicant shall submit a Private Streets Application for the driveway that runs through lot 1
prior to any construction or site development.
1.1.5 Provide the following amenities: 0.48 acres of common open space, a community club house and
fitness facility, a property management office, a maintenance storage area, a development
map/directory, a playground with parent area, patio with picnic tables, and walking paths
throughout the development.
1_1.6 Cross access to/from the proposed South Jericho Way shall be provided to the parcel to the west,
for future development along Fairview Avenue.
1.1.7 Six-foot high solid fencing shall be constructed along any portion of the perimeter property lines
that are not currently fenced. A detailed fencing plan shall be submitted upon application of the
final plat. If permanent fencing is not provided hefore issuance of a building permit, temporary
construction fencing to contain debris must be installed around the perimeter. Perimeter, common
open space, and micro-path fencing shall be designed according to UDC 11-3A-7.
1.1.8 Provide a minimum ten foot setback along all perimeter property lines, including the northern
property line adjacent to the commercial zone, as required by UDC 11-4-3.2781.
1.1.9 Maintenance of all common areas shall be the responsibility of the Touchstone Place Home
Owners' Association,
Exhibit B - Page 1
Comment [h3): Justin, Youneeato
insert your conditiol\S you inention in
S~ction 10 here. Such aHb. requirement
for a private streel application, c~.s
.access, f~cing"attI~niti~SI etc. This is the
most importallt part of tbe document.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF July 20,2006
1. L 1 0 Per DDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways,
including the Ten Mile Creek, and waterways being used as amenities, 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.
1.1.11 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-<16-028)
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 I 1 -3A-17.
l.2-3 All areas approved as open space shall be free of wet ponds or other such nuisances_ All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and 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 1 1 -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 stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area, It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
l.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 tenus 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 11-68-7_
1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP.06-021)
1.3.1 Comply with all of the standards listed in UDC 1l.4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance,
1.3.2 The dumpster locations shall be redesigned to meet the requirements of The Sanitary Services
Company (SSC). All refuse areas shall be screened on three sides with a solid wood or block
fence to help mitigate the visual and acoustic impacts of these functions.
1.3.3 Provide at least 80 square feet of private, usable open space for each 8-plex unit, such liS a patio
or deck.
E"hibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF July 20, 2006
1.3.4 All elevations of the eight-plex buildings shall confonn to the elevations in Exhibit A of the Staff
Report. All roof and wall-mounted mechanical, electrical, communications, and service
equipment shall be screened from public streets and properties by the use of parapets, walls,
fences, enclosures, or by other suitable means.
1.3.5 All comments and conditions of the accompanying Annexation (AZ-06-028) application and
Preliminary Plat (PP-06-028) application shall also be considered conditions of the Conditional
Use Permit (CUP-06-021).
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Danbury
subdivision to the south. The applicant shall install mains to and through this development;
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2,2 The applicant shall be required to extend a sewer main to the parcel to the north, indicated on the
preliminary plat as #SI107120650.
2.3 Water service to this site is being proposed via extension of mains in Danbury Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.4 The applicant shall be required to connect to mains in W. Fairview to the north and Sandlin to the
south. Upsizing of the water mains in this development may be required during plan review once
specific fire flow requirements for the proposed structures are determined.
2.5 Any potential 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.
2.6 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2,7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
lfit is to he owned and maintained by an Irrigation District then a letter of plan approvnl shall bc
submitted prior to scheduling of a pre-construction meeting.
2,8 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,
Exhibit B ~ Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20.2006
2.9 All existing structures not meeting the dimensional standard of the UDC shall be removed prior
to signature on the final plat by the City Engineer.
2.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2,11 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.12 Per UDC Il-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, 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 prior
to plan approval. Iflateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2_13 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2,14 Street signs are to be in place, water system shall be approved and activated, fencing instaIled,
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.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 AIl development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.18 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agcncy.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.21 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.
2,22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B - Page 4
CITY Of MER.IDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF July 20.2006
2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation,
2,24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 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.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5,
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 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.
3.4 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.
3.5 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 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.
3,8 The proposed multi-family lots have an estimated 4R unit~ with a total estimated population of
139 residents at build out The Meridian Fire Department has experienced 2612 responses in the
year 2004, According to a report completed by Fire & Emergency Services Consulting Group our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
3.9 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.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20.2006
3.10 Maintain a separation of5' from the building to the dumpster enclosure.
3.11 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s). An addressing plan for the stairwells and doors shall also be included to ensure
that emergency personnel can Quickly locate each unit.
3.12 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of, Please contact the Public Works Dept.
Addressing Specialist at 898-5500 to address this concern prior to the public hearing.
3.13 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3,1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600
feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903,3.1.1 or 903,3.1.2, the distance requirement shall be 600
feet (183 m).
3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.15 There shall be a fire hydrant within 100' of all Fire Department connections.
3.16 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DlOS.
3.17 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least
three means of fire apparatus access for each structure, (Remoteness Required)
4. Police Department
4.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct
visitors to the main entrance and away from private areas.
4.2 The pedestrian access to the proposed clubhouse/community entrance is not well-defined. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping tu i:llt:rt mutorists to the pedestrian traffic.
4,3 Prior to release of building pennits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning and Zoning Department. All parking
spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different numbering system than the dwelling units.
4.4 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
Exhibit B - Page 6
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
4.5 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.
4,6 The loading areas shall be separated from all public parking areas.
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 proposed pathway andlor trail shall be constructed in
accordance with the Meridian Park Department's requirements.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District (The following conditions of approval were taken from a
draft report provided by ACHD on July 14, 2006. For final conditions please see ACHD's
final report.)
Site Svecific Conditions of Avvroval
7,1.1 Dedicate 60 -feet of right-of-way from the centerline of Fairview Avenue 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 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 ofthe right-of-way
dedicated which is an addition to existing ACHD right-of-way. Construct a 5-foot detached
concrete sidewalk a minimum of 58-feet from the center line of Fairview Avenue abutting
7.1.2 Construct all internal streets as a 36-foot street section with curb, gutter, and 5-foot concrete
sidewalk within 50-feet of right-of-way,
7.1,3 Construct Sandlin Avenue to align with existing Sandlin Avenue to the south as proposed. Align
South Jericho with Jericho north of Fairview Avenue.
7.1.4 Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
7,2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2_2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7,2,5 Comply with the District's Tree Planter Width Interim Policy.
7,2.6 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,
7.2,7 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.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes,
7.2.9 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_
7.2.10 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.
7.2.11 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 DlGLlNE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phaSe of construction.
7.2.12 No change in the terms and conditions ofthis approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 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
8.1 Run-off is not to create a mosquito breeding problem,
Exhibit B ~ Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF July 20,2006
C. Legal Description
A-NNEXATION iJESCill.f'TION ,fOR
TOOCHSTO:-JE PLACE
April 14, 2006
A PAR.CEL Of LANt) LOCATED Di THE NORTIfWEST 1/4 m' Tilt, NORTHEA:n 114- OF
SECTION 7, TOWNSHtl' 3 NORm; RANGE I EAST. BOlSEMtRIDlA!', MERlDl'\N,
ADA COUNTY, mAHO. MORE I'ARTICL1..ARL Y f)l'SClUBED AS FOLLOWS:
COMMENcrna AT TIm NORTHEAST CORNER OF SEC110N 7, T.3"\., R.IE" 13.M"
MfilUDIAN. ADA COUNTY, IDAHO; 11rl::NCE N 89"54'45" W ALONG THE NORTH UNE
OF THE NFA OF SAID SECTION 7, 132fl.50 FEEl TO -rIlE NOR 1'H.EAST COlL'ffiR OF THE
NW4 Of THE NFA OF SAID SECl'lON 7. THE REAL POINT OF BEBNNING OF nrrs
ANNEXATION DESCRll'TIO)i;
THENCE S 0'(14')6" W ALONG THE EAST LINE OF SAWNW4 30.36I'EF.TTO A POINT
ON THE SOUTHERLY RlGII1" OF WAY FORE. r AIRvmv: AVENUE;
TIfENCE CONllNUIN(; ALONG EAST LINh OF SAID 1>iW4 t.ND ALONG A PORTION or-
WESr SIDE Of DANBURY FAIR SlJBOMSION NO, 6, S 0"04 '16" W (,37.60 FEET 1"0 A
POlNT ON HIlS NORTH SIDE 01' DANBURY FAIR S\JllDIVISlON NO, L
TIlliNCE. S 89'50'42" W ALONG SAID 'N01tnl1.1NE 403,27 FEET TO ^ POINT:
THENCE N 0"()8'O9" E LEAVING SAm NORTH LINT; 460_96 FEET TO A /'OINT:
.HENCE S 89.54'45" E 208_02 FEET TO A paIN'!';
rRENCE S 0"29'11" W 4L29 FEET TO A POINT;
TTlENCJ; S 89054'45" 13 123,71 FEF.T TO A POINT,
THENCE N 0"29'05" f 199.37 FEET TO AP01}rr;
THENCE K 44050'49" W 28,12 fEET TO A POINT ON tHE SOU'I'UERL Y RIGHT OF WAY
FORE. fAIRviEW AVIiNlif"
THENCE N 0"05'15" E 30,13 FEET TO A 1'011\, ON THE NOR1"H LINf! OF mE NE4 Of
SAID SECTTO~ 7,
TflliNCE ALONG SAID NORTII LINE S 89"54'45" E 89.71 FBE1" TO TffE REAL rOL'lT
OF BEGTh'NlNG OF THIS ANNEXA nON DESCRIPTION,
W A Th 'E K. BARBER
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MERIDIAN POBI.IC
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Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
Exhibit C - Page 2
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CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF July 20,2006
D, Required Findings from Unified Development Code
I. 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 ofthe comprehensive
plan;
The applicant is proposing to zone all ofthe subject property to R-15. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report,
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 ofthe R~15 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
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 1l.5B-3.E).
The R-IS zoning amendment will provide a buffer between the existing single family
detached units to the south and east and any future commercial development along
Fairview Ave. 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 of this
prooertv to R-IS would be in the best interest of the City. if the apolicant enters into a
Develooment Agreement (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 shaH make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan, Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the 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 Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Staff recommends
that the Commission and Council reference any public testimony that may be presented
to determine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
3, CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
Staff finds that the site is large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the UDC.
B. That the proposed use will he harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
C. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
Staff finds that the general design (as amended), construction, operation and maintenance
of the multi-family use will be compatible with other uses in the general neighborhood
and with the existing and intended character of the vicinity as to not adversely change the
character of the area, Staff finds that a higher density residential use on this site should be
compatible with the neighborhood (provided the applicant complies with all UDC
provisions,) Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposal will adversely
affect the other properties in the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all Preliminary Plat, Development Agreement
and CUP conditions and constructs all improvements and operates the use in accordance
with the UDC standards.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit
B.
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation servi.ces to serve the project. The primary public
costs to serve the future residents wiI\ be fire, police and school facilities and services.
Staff finds that the applicant should be required to pay to extend the sanitary sewer and
water mains into the site. No addi.tional capital facility costs are expected from the City.
The applicant and/or future property owners will be required to pay highway impact fees.
Staff finds that the proposed uses should not create excessive additional costs for
facilities or services and should not be detrimental to the economic welfare of the
community.
G. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
Exhibit D - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of July 20,2006
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors,
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area, Staff does not
believe that the amount of traffic or noise generated will be detrimental to the general
welfare of the public, Staff recommends that the Commission and Council reference any
public testimony that may be presented to determine whether or not the proposal may
cause health, safety or environmental problems of which staff is unaware.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to he of major importance.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit 0 - Page 4
Comment [h4]:Tbere a<e CUP
findings that need to be made as well.
- 20
(i.:_Ho CO~E~~TATRARRITAC~~lN~ CENTRAL DISTRICT HEALTH DEPARTMENT
... Environmental Health Division
Rezone # ,,( L. t'b-O~y
Conditional Use # C.U P c)c:, --o2-{
Preliminary / Final/Short Plat Ob -C' ;L
01.
02.
03.
04.
05.
06.
07.
~
J!1
Return to:
o Boise
DEagle
o Garden City
)2lMeridian
o Kuna
'. DACZ
fE1~"""
- :'to.
:.J
We have No Objections to this Proposal.
- '" ,,,I 07nOr:)"
C,} iJ
.:;;!TV OF rI/JEF(IDfA~,}
(,Ii '( (~U~p>: n:=;=ICf-=
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
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 written approval from appropriate entities are submitted, we can approve this proposal for:
Mcentral sewage 0 community sewage system 0 community water well
/'Eiiii'terim sewage ~tral 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 ~vironmental Quality:
~tral sewage 0 community sewage system 0 community water
o sewage dry lines ~ral water
~ Run-off is not to create a mosquito breeding problem.
o 11. 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
o 14. Please see attached stormwater management recommendations
o 15.
Date:~J>v /6~
Reviewed By: L /~/
15726-001 EH0904
Review Sheet
~&~1~'Z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 "4395
FAX # 208.463-0092
29 June 2006
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RECEIVErl
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ID 83642
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CITy OF MEF~JOIAr\
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RE: AZ06-028, PP 06-028 & CUP 06-021/Touchstone Place Subdivision
Dear Development Services:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Dorma Moore at 466-7861 for further
infonnation.
All laterals and waste ways must be protected. All 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 Nanlpa & Meridian Irrigation District.
Sincerely,
jLfl~
John P. Anderson
Water Superintendent
Nampa & Meridian Irrigation District
JPAldbg
c: Board of Directors
Secretary/Treasurer
Asst. Water Superintendent
File
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
~&~~~iJL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 ~4395
FAX # 208~463-0092
6 July 2006
phones: Area Code 208
RE:
R"" E~CEI"\/E-l'-"-'l
- 1 !
., .,,1'
_: ~" :", 1(: 2006
GJTy OF MEF~IDIAr\
r"jT'\'
" '. . y CL ER K Oc:=-!r}::~.
Land Use Change Application - Touchstone Place SubdivIsion
Please note the District now reauires three (3) sets of plans
Sabrina Whitehead
Briggs Engineering
1800 W. Overland Road
Boise, 10 83705
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Dear Ms. Whitehead:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Dictated by Ms. Moore and
mailed without signature
in her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Horizon Development, PO Box 191096, Boise, 10 83719
Clarance and Berna Morgan, 1187 E. Fairview Ave., Meridian, 10 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
SET T L E R S' I R RIG A T ION 0 1ST RI C T
LCOPY
PO BOX 7571
PHONE. 344-2471
BOiSE. IDAHO 83707-157 1
FAX 343-1642
June 26, 2006
Sabrina Whitehead
Briggs Engineering
1800 W. Overland Road
Boise, ID 83705
Re: PP 06-028 Touchstone Place Subdivision.
Dear Sabrina:
After review of the Preliminary Plat of the above-mentioned applications Settlers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Settlers South Side Canal (30'easement).
Contact SID for additional irrigation requirements.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any SID
facilities, or within its easements. C
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
5. All storm drainage must be retained on-site.
If you have any questions please call 343.5271.
S!1/!~
/.f7~4Ir-
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian Planning Department (w/o enclosures)
Scott Campbell (w/o enclosures)
AFFIDAVIT OF POSTING
RECEIVEf)
, ".~ ..,.:"
j U L;i 2 2006
""~~T.yi" OF MEI=<iDIArJ
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STATE OF IDAHO
' ,
)
) S
)
COUNTY OF ADA
I,
Mike,Amoldr
, (name)
Premier ~igns Inc 2100 E FairviAW AVAnUA:, Suit, 7
(address) i
855-0380
(phone)
,
( city)i
Meridian
Idaho
(state)
, being first duly sw'*n upon
I
oath, depose and ~ay:
, . i
I personally [posted the subject property with the hearing notice sign a minimun1 of 10 days prior
to the City ounei! hearing for the R&qIlA..ct fo, AnnAr;ation & Zoning of 4.3~ acftll_c to R.15
. ,
Dated this 10th day of
July , 2006
a:~
(Si'ture)
;
SUB$CRIBED AND SWORN to before me the day and year first above J,ritten.
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~ - g ~ My Commission Expires: 7# 2 R: 0 7
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
July 20, 2006
ITEM #
8
PROJECT NUMBER
AZ 06-028
PROJECT NAME
Touchstone Place Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
IDAHO
A
'l:"
C''''
'I?-''l 'i
'I" TA8A5VRC v~
"NCE To insure that your comments and recommendations will be considered by
1903
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph w. Bortoll
Charles M. Rountree
Shaun Wardle
Attn: Will Berg, City Clerk, by: July 13, 2006
" - ':ra~~"l I Date: June 19, 2006 File No.: AZ 06-028, PP 06-028, CUP 06.021
He~::if~ te: July 20, 2006
q ,.,..J$~queSt., & Z of 4.43 acres to an R-15 zone; Preliminary Plat approval of 2 residential lots
" lLfu
\48 mlllti.family units) & 2 common lots on 4.43 acres in a proposed R.15 zone and a CUP
'appj.~v.il to',construct II multl-fllmily development consisting of 48 multi.family dwelling units
'-. .j.,(8~pl~x~) 1.~ 2 lots totaling 4.43 acres in an R.15 zone for TOllchstone PI lice SlIbdivision
By: Horizon Development
Location of Property or Project: 1187 East Fairview Avenue
,)uN 1
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E, Franklin Road
888-1234 / fax 895-0390
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Joe Borton, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
~ Sewer Department
Sanitary ServiceS(No VAR, VAC, FP)
Building Department I Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post OffiCe(FP/Pp only)
Ada County Highway District
Ada County Development Services
Central District Health
_ Nampa Meridian Irrig, District
Settlers Irrig, District
Idaho Power Co. (FP,PP,CUPj
Owest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
Parks & Recreation
11 W. Bower Street
888-3579 I fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-55331 fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E, Watertower Lane
Suite 200
898-5500 I fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-22111 fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2i91 / fax 884-0744
Your Concise Remarks:
- Water
2235 N.W. 8th Street
888~52421 fax 884-1159
N&Cmttt11RA'lt"
-it
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
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