HomeMy WebLinkAboutBenelli Springs Subdivision
July 31, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Rob Godsill
AZ 06-033
August 3, 2006
ITEM NO.
5
REQUEST Public Hearing -- Request for Annexation and Zoning of 7.6 acres from RUT to 6 acres
of R-4 and 1.6 acres of R-8 for Benelli Springs Subdivision -- 3420 South Locust Grove 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:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
t<cCOh1rnefld
See Attached Staff Report -/0
r1roprv~~J
G/C
1)3 ~J2> /i;f
@)
No Comment
See Attached Comments
See Attached Comments
See Attached Comments
See Attached Comments
Contacted:
See Attached Affidavit of Sign Posting
~
Date:
~/6b
Emailed:
Phone: d;).3 - ;);Jf'f
Staff Initials: IJ( LA..- ~ J
Materials presented at public meetings shall become property of the City of Meridian. - ~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 8/3/2006
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
~
rlr~'
*'"'. ~ !l
cM'e;idl;~;; '~
1;,).\11<) }
'" ,1'~': r'e: " ~~:l" '~r'f' , " .
-'" '("~ ,/1..,..,. .c..,' ~_~ .[)
'."0 ."lJ~,~j~~_~ "',-"" "~~'~i)
JUL 2 7 2006
SUBJECT:
Benelli Springs Subdivision
AZ-06-033 Cit;y Of M~eridiaIJ"
Annexation and Zoning of 7.6 acres from RUT (Ada c&ffi~~pt8~,!}ffice
(Medium Low-Density Residential)(6.0 acres) and R-8 (Medium Density
Residential)(1.6 acres)
PP-06-041
Preliminary Plat approval of 17 single-family residential building lots in the
proposed R-4 zone, 8 single-family residential building lots in the proposed R-
8 zone, and 5 common lots on 7.6 acres, by Rob Godsill.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Rob Godsill, has applied for Annexation and Zoning (AZ) to R-4 (Medium Low-
Density Residential) for 6 acres and R-8 (Medium Density Residential) for 1.6 acres of property
currently zoned RUT in Ada County. The site is located on the east side of Locust Grove Road,
approximately 600 feet south of Victory Road. Currently, there is one single-family home and
associated outbuildings on this site. The existing home will be moved/removed. 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 Benelli Springs Subdivision (AZ-06-033 and PP-06-
041) 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-06p033 and PP-06-041 as presented in the staff report for the
hearing date of August 3, 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-06-033 and PP-06-041 as presented during the hearing of
August 3, 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.)
Continuance
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
I move to continue File Numbers AZ-06-033 and PP-06-041 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: 3420 South Locust Grove Road; south of Victory Road in
Section 29, Township 3 North, Range 1 East
b. Owner:
Susan A. Howard
3420 S. Locust Grove Road
Meridian, ill 83642
c. Applicant:
Rob Godsill
24799 Lansing Lane
Middleton, ill 83644
d. Representative; Kevin McCarthy, Toothman-Orton Engineering
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation; Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 7.6 acres to a mix ofR-4 (6 acres) and R-8 (1.6 acres)
and Preliminary Plat approval of 25 single-family buildable lots and 5 common lots. All of the
homes within the development are proposed to be single-family detached. The average lot
sizes in the proposed development are 8,812 square feet in the R-4 zone and 5,085 square feet
in the R-8 zone. The total gross density ofthe project is 3.3 dwelling units per acre.
Approximately twelve percent 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):
4/06
4/06
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 Council 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: Ju1y 1 ih and July 31 st, 2006
d. Radius notices mailed to properties within 300 feet on; July 7th, 2006
e. Applicant posted notice on site by: July 24th, 2006
6. LAND USE
a. Existing Land Use(s): There is a single-family home and some associated outbuildings on
Benelli Springs Subdivision AZ-06-033fPP-06-041
PAGE 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
this site. The existing home is to be moved/removed.
b. Description of Character of Surrounding Area: This area is rapidly transitioning from rural to
urban. Numerous residential projects have been constructed or proposed in this area including
R-4 developments to the south and R-8 developments to the west.
c. Adjacent Land Use and Zoning:
1. North: Proposed Casa Meridiana development, requested R -15
2. East: Approved single-family lots within Tuscany Hills Subdivision, zoned R-4
3. South: Single-family home on a large parcel, zoned RUT (Ada County)
4. West: Single-family homes on large parcels, zoned RUT (Ada County)
d. History of Previous Actions:
None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is sewer stubbed to this property from the Tuscany
Development to the east.
Location of water: There are currently water mains installed in Locust Grove
Road.
Issues or concerns: 1. The need for an "off-peak pumping station". 2. The
geo.technical report indicates that there is groundwater expected as shallow as 0-
2 feet below the surface. 3. Flood zone along the southern boundary of this site
2. CanalslDitches Irrigation; There are a few irrigation ditches and drains that traverse
through this site. All open irrigation ditches, laterals and canals, (excluding the Ten
Mile Creek) should be tiled when this property develops.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-4(Medium-Low Density Residential) and R-8(Medium
Density Residential)
5. Size of Property: 7.6 acres
f. Subdivision Plat Information:
1. Residential Lots: 25
2. Non-residential Lots: 0
25
3. Total Building Lots:
4. Common Lots: 5
5. Other Lots: 0
6. Total Lots: 30
7. Gross Density:
3.3 units per acre (net density is 4.0 d.u./acre)
8. Minimum House Size:
1,400 square feet (RA)
g. Landscaping
1. Width of street buffer(s):
25 feet
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF AUGUST 3,2006
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.92 acres/12%
i. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces ( a garage) and a 20' x 20' parking pad in front of each garage.
J. Summary of Proposed Streets and/or Access: The applicant is proposing to construct two
public streets, Benelli Avenue and Braedon Court. Benelli Avenue will intersect Locust
Grove Road. Braeden Court is a cul.de-sac off of Benelli Avenue. The applicant is proposing
to extend a public stub street to the proposed Casa Meridiana Development to the north. The
applicant is also proposing to provide a public street stub to the lot to the west. All of the
internal streets are local streets with 36-feet wide street sections (measured back of concrete
ribbon curb to back of concrete ribbon curb) and contain 5-foot wide detached sidewalks
within 64-feet of right-of-way. The eight foot area between the back of curb and sidewalk is
proposed to be used as a drainage swale and is not counted as open space. The swa1e should
contain vegetation suited for drainage areas. Staff is generally supportive of the proposed
street system. ACHD has submitted comments and conditions back to the City for this project.
ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On July 14, 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" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain up to eight dwellings
per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 25
single.family lots on 7.6 acres for a gross density of 3.3 dwelling units/acre. The proposed density
is consistent with the anticipated density for this area.
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 services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
Benelli Springs Subdivision AZ-06-033/PP-06-04I
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
· 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 V, Goal 1, Objective A, Action 11: Improve and protect creeks (Five Mile, Eight Mile,
Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout commercial,
industrial and residential areas.
Staff believes that the applicant is protecting and enhancing the Ten Mile Creek by constructing a
pathway adjacent to its bank and leaving it open. .
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 8 - Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
The applicant has included a multi-use pathway that is consistent with the Comprehensive Plan
Future Land Use Map. This pathway will help to promote connectivity and alternative forms of
transportation in this area.
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 two stub streets, one to the north and one to the west.
Both of these stub streets extend to parcels currently zoned in Ada County RUT, which staff
anticipates will re-develop in the near future. Staffbelieves that the applicant has done a nice job
of pro viding for fUture connectivity to the north and west. The Ten Mile Creek inhibits a street
connection (stub) to the property to the south.
Chapter VI, Goal II, Obj ective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
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.
Prior to house construction, fencing should be constrncted around the perimeter of this site. See
Analysis below and Exhibit B for more infonnation.
Chapter VI, Goal II, Obj ective 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 construct a multi-use pathway on the north side ofTen Mile Creek
easement that will connect to the existing pathway within the Tuscany Subdivision. The applicant
is also proposing to constrnct jive foot detached sidewalks adjacent to all of the proposed streets.
Staff is 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 C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff jinds that the eXlstmg single-family
residential properties in the near vicinity are compatible with the proposed development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining {f the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-11ists single-family detached
homes as permitted uses in the R-4 and R-8 zoning districts.
b. Purpose Statement of Zone:
R-4 Medium Low-Density Residential and 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.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-4 and R-8 zones established in the UDC. No dimensional
modifications are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation;
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 and R-8 zones are 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 Steven J. Frisbie, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Development AlUeement 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 propertv is developed in a fashion that is consistent with the
comprehensive plan desilmation and does not nellativelv impact nearbv
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the Citv Attornev. Bill Nary. at 888-4433 to initiate this process. 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 the following shall be the only allowed uses on this property;
single-family detached homes and allowed accessory uses of the RA and
R-8 zones.
· That the applicant agrees to construct a 10-foot wide multi-use pathway
along the Ten Mile Creek, from Locust Grove Road, to the southeast
comer of the property.
· That a maximum of 25 single-family building lots will be platted on this
property.
· That prior to issuance of any building permit, the subj ect property be
subdivided in accordance with the City of Meridian Unified
Development Code.
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Multi-Use Pathway: The location of the multi-use pathway as proposed is not
consistent with the existing pathway location in the Tuscany Subdivision to the south
and east. The pathway should be located on the northern side of Ten Mile Creek to
facilitate easy connection to the existing pathway in Tuscany.
Street Buffers: The most current street classification map as provided by COMPASS
lists south Locust Grove as a minor arterial. This designation requires residential uses
to provide a street landscape buffer of 25 feet (UDC 11-2A-5). The proposed
preliminary plat only shows a street landscape buffer of 20 feet along Locust Grove
Road. This buffer should be expanded to 25 feet to meet the UDC requirements.
Landscaping: The landscape plan prepared by Toothman-Orton Engineering
Company, on 4-06, is approved with the following modifications/notes:
· Per UDC 11-3G-3A, set aside at least 12% (0.92 acres) of the site for useable
open space, as proposed.
· 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.
· 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 fmal plat application(s).
Stub Streets: The applicant should be required to provide public stub streets to the
Oaas Laney property to the north (Parcel #S1l29223505) and to the Richardson
property to the east (Parcel #Sl129223300) as proposed.
Existing Residences/Bui1dings: The site currently contains multiple buildings. The
existing buildings span across proposed lot lines and do not meet setback requirements
of the requested zoning. Therefore, all existing buildings shall be located/re-located in
accordance with the building setbacks of the R-4 or R-8 zone, prior to signature of the
final plat by the City Engineer.
F encin~: The submitted preliminary plat shows existing fencing around most of the
site. The applicant did not make it clear if this fencing was to remain or be removed. A
detailed fencing plan should be submitted upon application of the fmal plat. If
permanent fencing is not provided before issuance of a building permit, 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.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Benelli Springs Home Owners' Association.
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 8
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterways that intersect, cross or lie within the area
being subdivided shall be covered. This requirement doe not apply to the Ten Mile
Creek which is classified as a natural waterway and must be protected as stated in
UDC 11-6A-1H.
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 UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
022 and PP-06-022. with the conditions listed in Exhibit B of the Staff Report for the hearing:
date of June L 2006.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 3-14-06)
2. Landscape Plan (dated: 3-1-06)
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. Nampa and Meridian Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Benelli Springs Subdivision AZ-06-033/PP-06-041
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
A. Drawings
1. Preliminary Plat (dated: 4/06)
'- j
W"""
Tf"'! ':1
t- ~i
Ii /"'
,';"'''''' I
:il II ~
iil iill i
-,' II' !
II "', ~
I'. I _lr~.~.' W
".l ;>,,; ~
.l~"~ -~~ ~
!1
[.1.", ""
~J~ l!
',,' "..' ; I'
~.... 1\Ot.1 SI ~M11Dl;!I(K":.~I(t;i Il ~~~)j,- ~~~ ;tI!)l<~1~vlI) 1/I"~Si'<.l Jt oa.lr.iI~I<}JLIllll'irJj.:l~Jr'" tj~~II\lIlll-~ ~ oJI'_....1I ="lIIfi'~~~';~:;'l' ;ocr.~,
!
iM'.'-,;
" (
, -' /
_\ "r7
A~ Ii;.
,~,~ :IIP
Ii! =~
II J~
r
-I
;;,:0
~~
E,,:...
@~j
;:,zll..<C
CIJ::>;...g
VlOp;:N
,-,U-o: .
z<~~
i:<=l::!!ll::
?;::<:3~
~, .",
-~p;:
:i;:;ll..
i:>l_
iS~ ";~!
!Il~ '.,1
--1
-,
;1 ; ;J
',' I Ii:!
I ..
"
-I,
-_.:!H;.~=r_,=,,",.> 0tfIQI .~ 'mY 'fMg~ :hUI .'i, .-
.- ~~~'~~~&l~~=.j~ 'ei m
~ 11M' ~ -..a...q ...u.v..:o i _
_...~ '.......,nNll """"'-1MllW>O.L Iii !i!
I : i ill I1II !.l 'IIi: ii li!dl'P
II1lll11 I I ill J I! I 1",1 III J It I 111,11 1.1 I'i jl .. , 1, I'll' .'1
i I1III i I ! ,"I 1,1111 q II I ' ! ! II Un I 'II' "I' .;' t! I ii, ~~' i ':"Ii
. "III . IIIIII1 II 'Id':,' j,'II~ l~ I; , j' ilt 'Il 'I
1111111111 111111 ! I I "; :~1I~'111:~ !Il~ 1 i ~~r / :11~1I'1l, .
i I !! I I ~ I 1111:111"'1111" II 'r!:I~d I I; I
, 'I Ii .. · t. · . I I . -1.1 :I'~ ~
! I 'II I I GE, : ' loa. " . . , ,I) :j I
; 11 I I; II r ";1 'II!I il ,I
I,' , I : '" ":ilH1li I'll:':
" I I : L · ~j ll!!rr I!: II
; II Iltll i~lll lji!!!~! !,IIL. I!L! l!~ i! :! ;; ,., ~'~-
1',1'1 :MI,'I'II11',:, I !,I.I'lij 1'1',I!i: "II,I!!: '11"1 ~ .. '.
I II III fII II" I I" '" " Ii ,-
Hun '. ..! :11111111111 IIhll II II . " "
=l'~:...rlll'.:
.11' am
11!lb l1lli
, ~ ,i
':,1
I ~' I.'
.Ii
. I"~
. /~ "'.
,. ~ ,"
-, "
;' l';; ~
. ,'<:
,
11~
, ': ~
'U
....~J
~.
,; ---- ~ I ,,'
: ~;i
c."
;.1 "
" I
"':1
.1
.>J
\ .~
.. }
; ;:'; ! : ,:,::~i, _ .:> ;
:"( f ~ Sll
" 1
d)
~ ~.:
,'K, ::
,. '
I i'l i?, :.~~
,..."
pj'(4lJON JOO!:J 151) OOlS 'Sl\OOJ81J 'w", aZ:6S:6 900N-! 'nnMe-] '!iMP'(90' } leld ".Id'9W90\6MPP~?If\~?09
__"""M___"""',~,!~"" ..1" .M""~"',1 '~"~',<""",'_1I'",,",,,'*,,,,,,'~~_~__.,, _~".
_.__,...i
Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
Landscape Plan (dated 4/06)
zoz
o=~
-<-
[l;Q:'"
s:-,",
5;:-:1l.
c:...<
::>zu<c
:r.::>;gg
[JJoz:ll
~u..: _
z<~...
::20:.-0::
c..<~,,"
[JJ _<<
zz
:J::::i
do~
z52c;j
l<Hol ~
l:Il;:!!:...
;t.,"I,.;r
~-r-fll~~~~I~
lIIlrd.I~t.I("_~
~~~.,~
_'-.00_"_"_ II
;~~~~~~IJO~<J,ltJ't I ~
Nnd lIdYJ8C1Nn ..urvmnn3:Nd
NDISWQQ/lS S:>JilllIdS rrIlIt<:llB I' j
~GIt'I~~illIIIo/.~
~ .lIi1"_~ ll_NII _-NYftII,LOQJ.
I
I It II ! I
IIIII II i I t I Ii! II i: i: I ,I I
II Ii n ! II i I d Ii f H I, ! Hi! II Ill' I III
!I 1111 II II II III HilI 1111111 !I!I! I! II I
Ii' ,I I I : Iii' :
i 1 ; i . ' 0" i III i 00: ~:! I'!I: : . I, 1 (1\...
f!' I !
I I ,I ",:!
it iili I '! I ~I'I " i .
I' li:1 ,: ~I .1'.' . I i ,I
~ ~Ii ~: ~I !iiil !f!l! I~~i If
II! '!:I ,! 01 :,','1 1,'111 ;1'1' :11
g- iff.111 I':i I ., I 'II ·
~i~ !Iill ~1l11i !ilhl J " j I I m
1!'[1
"I~f
i:lri ,:
'lti';
I "
I'~
I, '
fur- :
'I"
'l.lL '
IITllL1
IIli ·
iji8
~
.==~
"
;,'.. "r'
r' --~-;:~W\-l--"-~~'~:;:-~-~__
I ;"'i: ,I,: i ,.[: ,~..~-.
I ~; ": atE J<: "', 'f,'" -~~---., ..
~'7~' I ' ,',' - ,- - ", ",1~Dl"",..
lr: : l :" l~ "r~ ~;,-===- ,,0, ~.. ,~" ~. ;>:r '>: _-:?":'--:!~'"
--" H --- -- ,I " ' . -, '.!l ,'" 'I ".' --'_
--"'~ -~ . i.li:~",;;ZJ~~~;~"-o ,:,;",:, -.:' i" _ "~~~;".~'1r',IC,
~~ I ~~~" ~,.... ~t . ...'-~&,..:Ff"_ -. - .. -- ~.E., 'j' /-
;~:.;~0.~'1 I':": k '~.,'~' ~ :>"c~'''''"~,':7:ir_i~:c,,I!-' ~/;J~
l~_,~'~..-_._(' ~ :.~.,_.___"'__: ,._~ ~. . ,'. ---."','"1 '~~~j{(
r'77~-- ,J t," '?J'-m::"'C'C '-:-'.<>{c:'c:':''-'.f.I' ~/ , · I', i,;'<' .' t~
[. ~. -. :1 I ,. ' < I I . '.' / ...
:"" ill : 0;1 L"i!' :"j . '11 if/;/'; ., I ,;. t;/ "11/...
r':"~') ! i L 'j,f;;::.~!d ~ l:tl:f ~ ; ;11 'PL. ' /~j;!
i0~i:y, I. ":'";_:--i'! ,;V'IllIt.! ~.'.;/ '~/ """,..
l---=-co--'" 1"1" ''''1//'" .. !.
.,'_ ~~-< ':'~-- f ' "';' , , / '1;' ,,:"'''' ':'
lll., . ,--.,,, " ' , '/;,; ,;' ,!. ,
,>;1 ' i .. . (If ;' / ,
~!,'o'~1 ' J./" II; , .. / ,_~
I ..,." I ~!ft
r;I,;~~':'" !~>> / i/----'$,. ',? :j:'
f.: :,0 : _'; --- f ). ,",:t" ~ nti - -- -:
: I - i '''--';;:;;, i." /;1' I nh
-- ----i-',' ' I . -- , "'t
T::'-- -'<"\_~.'-.L __ ,.:_,_/_~/' iii
"'.--tilt'"' -~--..._~..--.:. ,,,.
.- ..----,,-- ,-. - ..$I;:'e.!~'.__'_____'_"'''1 __~~9.1.tl.~___
8AOWD l.S~O'1.
,'j'-r~ A-,~JI i< lJ :ou.1J'QIJ '!OWl ~IXl1.1'l ~u.... .'m~ ~"'"M .'0'1& 'I""':L<<~ fl' IfJ Ill"""'''' w-i: ~ "',),j"~"" "'fi~ .<ilI~". ,I~ ,: ')\IllI.I'JIIOI'I ofI1,iI:I-~~ .~ .,~~ .1-'1 ~ J~..~'........I i".: ':""'1:M'A!l '~'M!-'_m, ~
r-\t'1'(lnlfu,1 Int1LJ rU17) r11011r- ~t"o.l"""",...~,;j q ~... .........._ _ ,J,.~,. .....................,_ u::..._.,__ _~ _,.._.
Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-041)
1.1.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Toothman Orton Engineering, Co.,
dated April 2006 is approved, with the conditions listed herein. All comments and conditions of
the accompanying Annexation and Zoning (AZ-06-033) application shall also be considered
conditions of the Preliminary Plat (PP-06-041)
1.1.2 The landscape plan prepared by Toothman-Orton Engineering Company, on 4-06, is approved
with the following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 12% (0.92 acres) of the site for useable
open space, as proposed.
. Construct a minimum 25-foot wide street buffer along the entire length of
Locust Grove Road, exclusive of ACHD right-of-way. Said buffer shall be
designed and constructed in accordance with UDC 11-3B-7.
. Per UDC 11-3B-I0, 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 fmal plat application(s).
1.1.3 Relocate the multi-use pathway to the north side ofTen Mile Creek to facilitate connection to the
existing pathway with in the Tuscany Subdivision. Construct said 10-foot wide asphalt pathway,
from the eastern boundary to Locust Grove Road. Construct a 5-foot wide landscape buffer
(including trees) along the north side of the multi-use pathway and fencing on the north side of
the landscaping (south side of the buildable lots.) The multi-use pathway shall be constructed in
accordance with the Meridian Parks 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.
1.1.4 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.1.5 A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing
is not provided before 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.
1.1.6 Maintenance of all common areas shall be the responsibility of the Benelli Springs Home
Owners' Association.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
1.1.7 Place a note on the face of the final plat that prohibits direct lot access to Locust Grove Road.
1.1.8 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway
(Ten Mile Creek), 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.
1.1.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-041)
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 ll-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 permitted under UDC 11- 3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
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 ll-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of a sewer stub
located in the Tuscany Development to the west. The applicant shall install all mains necessary to
provide service; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard 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 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
Exhibit B - Page 2
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
capabilities that are consistent with the City of Meridian's SCADA system. Ifnew information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.3 No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or
water mains are to be routed underneath them, then no trees will be allowed in the islands. The
applicant shall coordinate with the Planning Department to meet this condition while still
complying with all City Ordinance regarding landscaping.
2.4 Water service to this site is being proposed via extension of mains in Locust Grove. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.5 As part of the City of Meridian's "to and through" policy the applicant shall be required to extend
water mains in the stub street proposed to the north.
2.6 The engineer shall be required to submit a stamped, signed certification that the street centerline
elevations are set a minimum of 3-feet above the highest established peak groundwater elevation.
2.7 The submitted geo-technical report indicates that groundwater may be as shallow as 0-2 feet
below existing grade. The City of Meridian requires three-feet of separation between the
centerline of the road and the highest established groundwater elevation. The applicant shall
clarify at the Public Hearing how they will accomplish this separation with the expected high
groundwater.
2.8 The preliminary plat indicates that a portion of this development is in an A Flood Zone. It appears
that Lots 7 and 8 Block 2 may be encumbered by this flood plain. Prior to signature on the final
plat the applicant shall be required to submit a signed stamped letter from their Professional
Engineer or Surveyor stating that no lots are encumbered by the flood plain. If any lots are within
the flood plain, the applicant shall be required to determine the "Base Flood Elevation" and those
buildings shall provide Base Flood Elevation Certification prior to building permits.
2.9 At fmal plat submittal the applicant shall dedicate lO-foot public utility, drainage, and irrigation
easements along all lot lines common to a public right-of-way, rear lot lines, exterior boundary of
the subdivision, and centered on interior lot lines.
2.10 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 fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.11 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).
2.12 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 a pre-construction meeting.
2.13 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A.6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.14 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
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
requirement and comply with all landscape requirements.
2.15 If any existing houses are to be retained on site the applicant shall be responsible for the payment
of assessments and the actual physical connection to the city services.
2.16 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.
2.17 Per UDC 11- 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. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.18 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.
2.19 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.
2.20 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.21 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.
2.22 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.
2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.25 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.
2.26 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.
2.27 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
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
3.1 One and two family dwellings will require a frre-flow of I,OOO gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 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.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'l2" 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 corners 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 proj ect.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 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.
3.6 No parking will be allowed adjacent to Lots 7-13, Block 2. Said area shall be signed "No
Parking" in accordance with Appendix D Section D103.6 Signs.
3.7 Operational frre hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 Building setbacks shall be per the International Building Code for one and two story construction.
3.9 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.
3.10 The frre 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.
3.11 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.
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
4.2 Provide adequate lighting on lot ten (pathway).
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 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 SSC has no comments related to this application.
7. Ada County Highway District
Site Svecific Conditions of Avvroval
7.1 With the approval of ACHD Development Review Staff, construct the internal streets as 36-fooy
wide swale sections with 2-foot ribbon curd, 8-foot swales, and 5-foot detached concrete
sidewalks within 64 feet of right-of-way.
OR
Construct internal streets as typical 36-foot street sections with curb, gutter, and 5-foot concrete
sidewalk within 50-feet ofright~of-way.
7.2 Construct a stub to the north approximately 85-feet west of the east property line (measured near
the edge to property line), to be constructed as the swale street section (same as internal streets).
7.3 Construct the stub to the east, Benelli Avenue, approximately 85-feet south ofthe north property
line (measured near edge to property line), to be constructed as the swale street section (same as
internal streets).
7.4 Construct a 7 ~ foot concrete sidewalk a minimum of 28- feet from the centerline of Locust grove
Road abutting the site within the right of way. The sidewalk should be constructed all the way to
the south property line, across the Ten Mile Creek.
7.5 Dedicate 35-feet of right of way from the centerline of Locust Grove 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 permit (or other required permits),
Exhibit B ~ Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
whichever occurs first. Allow up to 30 business days to process the right of way dedication after
the 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 if the owner submits a letter
of application to the impact fee administrator prior to breaking ground, in accordance with the
ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available.
7.6 Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-ofMway.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.4b Replace any existing damaged curb, gutter and sidewalk and any that may he damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.7b All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance ofhuilding permit
(or other required permits), which incorporates any required design changes.
7.9b Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to 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.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
7.12b No change in the terms and conditions ofthis approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.13b Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the 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. Nampa and Meridian Irrigation District
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 All easements must be protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable.
9.4 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.
9.5 The Developer must comply with Idaho Code 31-3805.
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B - Page 8
CITY OF MERlDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARlNG DATE OF AUGUST 3, 2006
C. Legal Description
TOOTHMAN-ORTON ENGINEERING COMPANY
CONSULTING ENGINEERS, SURVEYORS AND PI.ANNERS
9777 CHINDfN BOULEVARD
BOISE. IDAIIO 83714-2008
20B.Jl3.22BB . FAX 20B.JlJ.2399
boise@toen~rco.com
PROJECT: 06026
DATE: April II, 2006
PAGE: 1 of I
EXHIBIT "A"
Description of Land for Annexation Purposes
^ parcel ofland situated in the NWI/4 of the NWI/4 of Section 29, Township 3 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly desaibed as
follow~:
COMMENCING at the W 1/4 corncr of said Section 29, from which the corner common t,l
Sections 19. 20, 29, and 30, Township 3 North, Range I East. Boise Meridian. bears
N.Oo 14 '20" E.. 2645.64 feet; thence, along the westerly line of said section.
A) N .0014 '20"E., 1693.64 feet to a point marking the southwesl<::rly corner or Solid
parcel, being the POINT OF BEGINNING; thence, continuing along said line.
I) N .0014 '20"E., 419.39 feet; thence, parallel with the northerly line of said NW 1/1.
2) S.89034'36"E., 598.28 teet; thence,
3) S.Oo 11' 10"W., 263.72 teet to a 10und 518" iron pin; thence.
4) S.18002'20"W., 478.12 feel; thence,
5) N.56004'43"W., 543.62 feet to the POINT OF BEGINNIN(;.
CONTAINING 7.56 Acres more or less.
SUB.JECT TO any Covenants, Rights, Rights-of-way, Easements of Record, and ,lilY
other encumbrances.
,,0 ,'\ClIAN puel..lC
". -:;~;)-p'>(s DE?1.
REVIEW APPROV~S I
~)y~"'" ...:...."........
II \Ob026'.WPtl1os'$URVEY\E,h+i,,;J1 llndy.doc
BOISE . COEUR d'AI U"E . CALDWELL
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
I
;
'"
g
;
I 0
""
I I
<(
0
i '<;j-
"""- -
>-
i (/)"-f-
Ws:Z
i (/) =:J
OZO
I ~WU
::>:1:<(
IQ ::: o...f-O
!!j
I CQ LL <(
20 _
"' 0 .
li! "' f-'<;j-L
"" <("",,-m
I hX,,-
w ~
"--l Z s: W
i!i cq~Z~
m ~er~ ~
Of-Z
~LL n
i <(~~
a ~ WI
I erf- -
<(-Q")
S:N
LL
i OOz
Wo
o...f--
~ <(f-
"" <(uu
I LOW
---J(/)
~ LL
'" 0
I
li!
a
I
~
I
0
c
l:j
gr
,
,
,
t
j rj
I q.~
I ~
I ~
: I...J
)U 1_
"' '"
!"II:"J
~I~
~I~
,In:n
r"'-M:o~-:Ti":6os--~.. -..._~
I ---..
~ -"'<i:I'fJ~.
I ~~~"-'"
,PIS' "'"'-
I ... ...............1!.1.
i -...~,
~
I
I
;,,]
~~~I~
~ II;i
(",'"
~i"'
~
I
I
I
I
~
I
"""""T'z
o
\tl
..
---.:f
o
o
n
o
\tl
o
In
1l!
u
-a::
<0
.n
r--
, I
I I
i'lkL ,6,'6'>
~ g ------io~~>~u
Exhibit C - Page 2
'0<1 31Gb',? lSW07 S
'"
;;:;
~
~
~
c:.
> ;,i..
~..:_~--,' -
[~
~ [~
l.l.~ x
"" 'c
.....;
I~~' \)
i> "
-'
I
/
/
,
/
I/~
/ g
.t/ I
~/~ ~
I;.%p' v,
I
g
OV1~~S;
uf5R~:h
~,J. ) ..b
~ :3;:: ~ ~
5:; 0.::;; 7 ~
Ej ~~
Z g~~
~ ~~~ ~
W og ~
1;j
5 ~@ ~ ~
E;; V1 ~ I' ;:;
o :3 r<'J ~
I :i5~;5
Z I Q
< C5~~
~ lQ~ N ~
~ lj25 w ~
o ~r--. Z ~
0(.:11"'-- 0 c;:
f-!i56;~~
'"
o
~
iil
In
~
~
-;
,,'
I
In
~
>-
'"
6
'"
i'!
'"
>9',69 ~ N
------~
'"
ri
'" ,
g:-J"
00;
;;:,
~ Ii
~
a::",
U
:Jt-=
l!I O.
::JJ.:.J
f. C
Zv;
"""
o~
~~ c.
0::.,.
l..1.J>
'"
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 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 subj ect property to R -4 and R -8. Staff finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-4 and R-8 zones, ifthe applicant enters into a
development agreement with the city.
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 11-5B-3.E).
The R-4 and R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the future development in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff finds that Annexation and Zoning ofthis property to
R-4 and R-8 would be in the best interest of the City. if the applicant enters into a
Development Al!feement (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 0 - Page 1
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 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. 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 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 (Le., police, fIre, ACHD, etc.) to determine this fmding. (See fmding
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 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 fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance, if the Ten Mile
Creek is left open and protected. 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 D - Page 2
8/3
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
July 14, 2006
~Rl~~ C E IV~EI)
GiT''( OF MEF~;OIAH
City of Meridian
660 E. Watertower Lane
- Suite 202 -
Meridian, ill 83642
~~.IT\,1r'_! CRr( r;:::-::r;~':-~
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 Benelli Springs Subdivision will have an impact on school enrollments at
Lake Hazel Elementary. Lake Hazel Middle and Mountain View High School.
We can predict that these homes, when completed, will house seven (7) elementary aged
children, seven (7) middle school aged children, and six (6) 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.
__~~~~__ ~S~~201 cap~ci!y is ~ddressed in_ Idaho Code 67-6508. The Meridian School District is
currently operatIng beyond capaclty. Future deveiopnient wlllcontnfue 16tiave mrimpact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Wendel Bigh7-
Building & Construction Manager
.,
e
e
~~it\
~~'-
g\?
July 25, 2006
~\)
i'$()~ l.~~%
~ '"l 1 .' <\)~~U.
\ \ \ t-. \' - -.,;is.'''
\\J \.- "" ' ~~ .';,1 () \.
J., ()~,"G& v
C'\ .~ '\- ':\)....
J).......~
~\P
tk-arut'tfJ ~~
John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
Applicant:
Rob Godsill
24799 Lansing Lane
Middleton, 1083644
Ie"", ~E~ C; E IV"ET)
.K "."
":1 .. """'-;'"
Representative:
CITY' OF MERIDIAN
('" rp' r'l 1= R K n r= r= Ire
\_.:' :, ( I.J 1_ ~. ,_ \ t...) 1 I\../ t__
Toothman-Orton Engineering
9777 Chinden Boulevard
Boise, 1083714
Owner:
Susan Howard
3420 S. Locust Grove
Meridian, ID 83642
Subject:
Benelli Springs Subdivision/MPP-06-034/MAZ-06-0333
3420 S. Locust Grove Road
25-lots
On July 25, 2006 the Ada County Highway District acted on your application for the above referenced
project. The attached report lists site-specific requirements, conditions of approval and street
improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6187.
Sin~rely. ~~tp
Andrew Mentzer
Planner I
Right-of-way & Development Services
CC: Project file, Construction Services, Utilities, Meridian City
Ada County Highway District · 3775 Adams Street · Garden City, ID . 83714 . PH 208 387 6100 . FX 345-7650 . www.achd.ada.ld.us
;--~,/
--...............+
.~.
e
e
Right-of Way & Development Services Department
~;f~it,,-
ACHD
..r
(J.o~ut~ ~
Project/File:
Lead Agency:
Site address:
Staff Level'
Approval:
Applicant:
Owner:
Representative:
Staff Contact:
Tech Review:
Benelli Springs/MPP~06~034/MAZ~06-033
Meridian City
3420 S. Locust Grove
July 25th 2006
Rob Godsill
24799 Lansing Lane
Middleton, 10 83644
Susan Howard
3420 S. Locust Grove
Meridian, 1083642
Toothman-Orton Engineering
9777 Chinden Boulevard
Boise, 1083714
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer(ij2achd.ada.id.us
July 21 5t 2006
Application Information:
Acreage: 7.56
Current Zoning: RUT
Proposed Zoning: R-4 & R-8
Residential Lots: 25
A. Findinas of Fact
Existing Conditions
1. Site Information: The site is currently occupied by a rural residential structure.
2. Description of Adjacent Surrounding Area:
Direction
North
1
Land Use
Rural Residential
e
e
South Rural Residential RUT
East Rural Residential RUT
West Rural Residential & Tuscany Village RUT &
R8
3. Existing Roadway Improvements & Right-of-Way
Locust Grove Road is currently improved with 2 travel lanes, paved
shoulders, and no curb, gutter or sidewalk abutting the site. Locust Grove
Road currently has 50-feet of right-of-way.
4. Existing Access: There is currently one rural approach accessing the site from Locust Grove
Road located approximately 200-feet south of the north property line. It is an
unpaved full access driveway.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 240 additional
vehicle trips per day (10 existing) based on the Institute of Transportation
Engineers Trip Generation Manual, single family dwelling land use
designation.
2.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study;
A traffic impact study was not required with this application.
4. Impacted Roadways;
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service.... Limit
Locust Grove 435' Minor Arterial 2,087 north of Better 50 MPH
Road Amity on than "C"
02/0212006
*Acceptable level of service for a 2 lane major collector is "0" (14,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or in the Capital Improvements Plan.
B. Findinas for Consideration
1. Locust Grove Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes; District policy requires 70-feet of right-of-way on
collector roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 3-lane
roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes.
2
e
e
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
Applicant Proposal: The applicant has proposed to dedicate 35-feet of right-of-way from the
centerline of Locust Grove Road, and construct a 7-foot detached concrete sidewalk within said
right-of-way.
1. Staff Recommendation: ACHD is preserving for a 3-lane arterial standard for Locust Grove Road
south of Victory. The applicant should be required to construct a 7-foot concrete sidewalk no closer
than 28-feet from the centerline of Locust Grove. The sidewalk should be constructed all the way to
the south property line, across the Ten Mile Creek. Additionally, the applicant should dedicate 35-
feet of right-of-way from the centerline of Locust Grove 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 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 right-of-way if- the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#200), if funds are available.
2. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Swale Street Section Policy: Infiltration swales, in lieu of curb, gutter and sidewalk may be
approved under the following conditions applicable to this site:
· High groundwater or shallow bedrock; conventional piped system to a retention or detention
facility not feasible due to separation requirements;
AND
· No available outlet; no discharge to existing waterway, drain or irrigation facility available.
The design for this alternative street section, adopted by Commission action on February 25. 2004
is as follows: Road section shall consist of 32-feet of pavement, 2-foot ribbon curb 8-inches thick
on each side, a minimum 8-foot wide swale a minimum of 1-foot deep on each side, and a 5-foot
wide 5-inches thick concrete sidewalk on each side. A minimum right-of-way width of 52-feet is
required. The swale shall be located within the public right-of-way and the sidewalk may be in an
easement. For lots less than 80-feet wide, there is a maximum driveway width of 30% of the lot
frontage. (All other requirements and design standards related to this section also apply.) If the
criteria are met, and the assurances provided, the alternative section may be allowed. If not, then
the standard roadway section is required.
Developers need to receive approval from Development Review staff and enter into an agreement
with ACHD prior to submitting full plans for a subdivision, when reviewing a swale section. If the
site does not meet the standard criteria, the applicant will be required to construct the local streets
as standard 36-foot street sections with curb, gutter, and 5-foot concrete sidewalk within 50-feet of
right-of-way.
3
tit
e
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius ot 45-feet. The applicant should also be required to provide a minimum of
a 29-foot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot
area.
Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets
as 36-foot swale sections with 2-foot ribbon curb, 8-foot swales, and 5-foot detached concrete
sidewalks within 64-feet of right-of-way. Additionally, the applicant has proposed a center landscape
island (turnaround) at the end of Braedon Court. The applicant has proposed 20-foot street sections
around the proposed island.
Staff Comment/Recommendation: The applicant should be required to receive approval from
Development Review staff to utilize the proposed roadside infiltration swale street section and enter
into an agreement with ACHD prior to submitting full plans for a subdivision.
OR
If the site does not meet the standard criteria, construct the local streets as standard 36-foot street
sections with curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-ot-way.
Additionally, the turnaround at the end of Braedon Court should be constructed with a minimum 29-
foot street section all the way around; and a minimum turning radius of 45-feet.
3. Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width ot 6-feet tor class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
4. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary. it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, a stub street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Applicant Proposal: The applicant has proposed two stub streets with this application:
4
e
e
· The first stub street stubs to the north approximately 130-feet west of the east property line
(measured near edge to property line). It is to be constructed as a typical 36-foot street section
with vertical curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way.
· The second stub street, Benelli Avenue, stubs to the east approximately 85-feet south of the
north property line (measured near edge to property line). It is to be constructed as the swale
street section (same as the rest of the internal streets).
Staff Comment/Recommendation: The first stub street to the north should be approved as
proposed. The second stub street, Benelli Avenue, should be constructed as proposed contingent
of approval from District Development Services for the usage of the swale street section. Should
swales be deemed inappropriate for this site. the standard 36-foot local street section with curb,
gutter, and 5-foot concrete sidewalk should be constructed for the stub to the east.
C. Site Specific Conditions of ARJ]roval
2. With the approval ot ACHD Development Review Staff, construct the internal streets as 36-toot
swale sections with 2-foot ribbon curb, 8-foot swales, and 5-foot detached concrete sidewalks within
64-feet of right-of-way. OR construct internal streets as typical 36-foot street sections with curb,
gutter, and 5-toot concrete sidewalk within 50-feet ot right-ot-way.
3. Construct a stub to the north approximately 130-feet west ot the east property line (measured near
edge to property line), to be constructed as a typical 36-toot street section with vertical curb, gutter,
and 5-toot concrete sidewalk within 50-feet ofright-ot-way.
4. Construct the stub to the east, Benelli Avenue, approximately 85-feet south ot the north property
line (measured near edge to property line), to be constructed as the swale street section (same as
the internal streets).
5. Construct a 7 -toot concrete sidewalk a minimum ot 28-teet trom the centerline at Locust Grove
Road abutting the site within the right-at-way. The sidewalk should be constructed all the way to the
south property line, across the Ten Mile Creek.
6. Dedicate 35-teet at right-at-way from the centerline at Locust Grove Road abutting the parcel by
means at a warranty deed. The right-at-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat tor signature by the ACHD
Commission or prior to issuance at a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-ot-way dedication after receipt of all
requested material. The owner will be paid the tair market value at the right-ot-way dedicated which
is an addition to existing ACHD right-at-way it the owner submits a letter of application to the impact
tee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that
time (currently Ordinance #200), it tunds are available.
7. Comply with all Standard Conditions ot Approval.
D. Standard Conditions of AIDlroval
1. Any existing irrigation tacilities shall be relocated outside of the right-at-way.
2. Private sewer or water systems are prohibited trom being located within any ACHD roadway or
right-ot-way.
5
e
e
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the SUbject of this
application, shall require the applicant to comply with all rules. regulations. ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
6
e
e
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
7
e
e
....li~ lOOr.....,...VII'I'I,)1i1' ;/UII;~_ C:(I.. llG "'51.....,. ~ 110( PlQl"(lI'ff '$ ,'Wt'WIoH.f'ICII fw..:t~ 1'"-'1 Jf4f jl(l'III:D,.:jO( Jt:u\C. ~ ~'(.i:fca- Cf l\oII5 Mi:_. (II ,!!...~. ~CIlt ~II 1It:~ ~ ~~~-.ilt!tWil [:..c.t~"""~, S ;'IIC1t~ '~Q.
=Jr
!t
j :~\ 1
I t I~: I 11
. I Ii,
! 11,11 I!.
~ r . -}
( I,
"! -~
1, i -5.
I .:.-
I
, :
I
)"
L____
_ i ;
.... - - ~--.._~__J
, 1
I. ."...-.---.....---
! :J?I ~ j
_____J ~~P!
"
I;',. /1
;~~( ~ 1:; e /"!
! l;q,(,
--..---, ,d1
",/ 'It r
'\ f:-
1-~'. ~ _..~.-:-.-.,.,,- ~....~
I:,;! f I
~'~! J " , ~"~ ~ I
;~H I ~ r--'~1~,L,_j
--- --,", ,,- ~ ---,,-001 F ; . f Z ;
-c ".c , I
, /,__1< ~_J
I
): . f
Il~ ,
'~l (
);': ;
'..,' _...,_,~,r
.
:~lli
./
_.__......L___._,~,...~
" ,
>
r "' ~ {: f
~.< .
too;' ":,
.;::~ .
'-1:; -
.... -.--.--.,-,- -~-~_..~""
":::::::.-=:::; :,..,:.:,-",,~:~:: :~:='='~=""-:i~~_'f'~-,
tt~, ~
~1~ "I
;~.. ~
~,..
.
/
/
- "
./
~ ::
...-t. .
~f~,~ ~ ~~~ 'J.",~_!
II " .I"'~
/{ / '~ '_. 'i,.'i,:::.i,' ~ \i" J \ j _<, ,,';'- iW ~/
n; J _ .'.......~....l / . ___'.....
'Jil1--L_ ',- If1! //1 / i~ l-
. /-~':=:::~I~/~~t7
'\ J I '-----iJ .
'1,1 ~ !~,I! l~j,l! ;~!! I,i~ !!liIlH'ld=!~I,'~1
If .. a I .. '1".'1 f ',rtmahi.l! i r',.
:~ ;! ,; '4' f; ,;1 iJ II :11"jHui !;i I
~~. ~ ~ i 'I II Inii . I
· I J ,; II
; i. i '"
.. I. I
j .
:'.6
; ; mi IH~ii iJI; JilU I
i ~ iifi il" I f~,1 ill~(
II I,l. ~!!, III' J:I~
',' I.I~ I li!f
" ltIrJ:~I' Alii ,!r,
1,1 I' 'i. I
i g 11:. 1 f
:~h
~~t "
ilJ311
";1
Ihll
~
i 11 i I i H ;, i' I ,ii
H:x;) ii' II ~', \ I ':/'
,/I ! I, ; i i : I
111111111111 JlllllifilllllHlilH
lJQPPii; i I!,illl'p;!npurll
Jill'; J"I i i i nil I I hlnp.
I
t
T1lOTlDWI-OImlN !NGJIIlIERIIfG COifPAIIY
· PNIl;U Of..- SIIIlA1m 'II _ ~ 1/_
fF !iECTlOII 29. ,~ J _. _ , E.tS1',
3OISf; ~ - 0lI.901'Y. 'IWOO
~f~1 ~ I(M~
~ QIrICIUP....~l_
;:~tttl.~~i~~.
~........ ~ -- ~
R
"... ..
':,~,I.l:''W(l.l.. .O.trOD
'"<<u- l'IIi.'-"'. l)iIooO
.....:....'.. ,,"-
..-" /'....
'!"! 'I
hIt i
-"'" ;
. ~ ,
j ,
, I
I
~ .
~l..........-~
~ ;
. j i
~~i j
~J7 ;
~tn
t.r:lM
::tlZ
-M
~t-'
"tl-t"'"
~~...
>M~ CJ:l
"aC>"t1
::tl==~:::O
t=:z>z
- :> C)
N::tlgCJ:l
O-<CUJ
o 'Zc:
Cl)'tl...;e;,
~...(t::l
..,- ....
....<
~Ui
;>....
:cO
0'2:
J.
"I
~j I~
Hi I
,~ ![,L:?
i' /\-
/
'< I
i~
~. \
c.
'-"'.
iJ~
- ... it 'call J'
\,,'';;:It)
\,j~
-
.. ...;,.
e
e
9
e
e
~
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name. address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal. and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part. or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
10
e
e
. [I
Development Process Checklist
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County will transmit the development application to ACHD
I8IThe ACHD Planning Review Division will receive the development application to review
l8]The Planning Review Division will do one of the following:
OSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
OSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
[2IWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
OWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
OThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
OFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
OPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approach(s)
. Submit a "Driveway Approach Requesr form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application8
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
· At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, dona by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCa approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
11
(ltl..~ CD:~~TATR~~TAC~~lN~ CENTRAL DISTRICT HEALTH DEPARTMENT
.11 0; Environmental Health Division
Return to:
o Boise
o Eagle
o Garden City
~ Meridian
DKuna
DACZ
o Star
Rezone # Az. b{, - os3
Conditional Use #
Preliminary / Final/Short Plat
eVl e..-If ;
01.
02.
03.
04.
05.
06.
07.
~8.
We have No Objections to this Proposal.
':',1
" '
",\,
CITy OF MEF\IDIA~\I
("TV ('I rp'~ ("""(-=-':-Irr~-
.... .'" .. ~. ,\.I~ !. ! . . !""
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We recommend Denial of 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 writ~~roval from appropriate entities are submitted, we can approve this proposal for:
...eg:. central sewage 0 community sewage system 0 community water well
o interim sewage ~ntral 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 Qf~ronmental Quality:
.-is) central sewage 0 community sewage system 0 community water
o sewage dry lines ~htral water
~. Run-off 'is -notio c~eate-a' m~squito 'breedingiJrobie~: --
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.
7 II.) D(,
Date: / /
Reviewed By:
15726-001 EH0904
Review Sheet
i\ 3
~&~1~,!)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
17 July 2006
phones: Area Code 208
OFFICE: Nompa 466-7861
SHOP: Nampa 466-0663
Planning & Zoning Commission
. C!!)'_~!~~rid~~_-,_____.___ . __
- 660 E. 'Watertower Lane Suite 202
Meridian, ID 83642
'R-"--'~ ''''"'.- "lIi'~"'l' 'r';," "f"'Y"~ '1;'-)'"
--." ,~g :: . . ~-" - \1-1 i'
" - .t!~ \j J::!"ii.'- , l..'!.", _, ..1
JUL '} !:; 2006
~~ .~I(
RE: AZ 06.033, PP 06-034/Benelli Springs Subdivision
Cit\' Of M:eridi.3.Il
.~t~."" "01"" 'I (....... I~( "
C'lry CleTK UIll..:e
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Donna Moore at 466-7861 for further
infonnation.
All laterals and waste ways must be protected. All 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.
Sincerely,
fjW/~
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
~&~1~oiJL
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
19 July 2006
phones: Areo Code 208
OFFICE: Nompa 466-7861
SHOP: Nompa 466-0663
Kevin McCarthy
Toothman-Orton Engineering Company
9777 Chinden Blvd.
Boise, ID 83714
RE: Land Use Change Application - Benelli Sprinas Subdivision
Please note the District now reauires three (3) sets of plans
Dear Mr. McCarthy:
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 que,stions 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,
Ji)~ 71. /1~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Rob Godsill, 24799 Lansing Lane, Middleton, ID 83644
Susan A. Howard, 3420 S. Locust Grove Road, Meridian, ID 83642
ene.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
S\1)
"f''''"': "'.t.
'1,-<\,] ~\ "J..-':
.... -<iA',. j-
-fj" ( IF
11 ./1:,' ../ 1.\\~U
',:" "I S ' .t'S'
,)\) \ . ..' . ." \r<\f"-<~~O
",::' ',:~~~'~LCf;;-' ).
CS-C.:::~~~(j:i)~ly 24, 2006
"\? 'v ,.,.
TOOTHMAN-ORTON ENGINEERING COMPANY
CONSULTING ENGINEERS, SURVEYORS AND PLANNERS
9777 CHINDEN BOULEVARD
BOISE, IDAHO 83714-2008
208-323-2288 . FAX 208-323-2399
boise@toengrco.com
" --
".I-~'."~ "j "\ . -:~~~'-".--
,. ....:. ....'.J._
~.f:,.",', ,~..
JUL: -,'i' 2[106
City of Meridian
Planning and Zoning
660 E. Watertower, Suite 202
Meridian, ID 83642
-,~..
-
RE: Public Notice Sign Posting for Benelli Springs Subdivision
To Whom It May Concern:
This letter is notification that the proposed Benelli Springs Subdivision property (3420 S.
Locust Grove Road) was posted with a public hearing notice sign on July 21, 2006 per the
City of Meridians Unified Development Code, Chapter 5, Article A. Please see attached
picture of the sign.
If you have any questions concerning this matter please call me at (208) 323-2288.
Thank you,
T;:;~NMr:C4EERmG co.
-J;_-€'.~in M0Cilrn'J'-p-;[:~-- ------ - =~--,.- - - -
Project Manager
State ofIdaho )
( 8.8.
ComIty of Ada)
On this 24th day of July, 2006, before me, Jon Cart~r, personally appeared Kevin McCarthy, personally known
to me to be the person w~_~.~cribedio: the within instrument, nd acknowledged to me that he
executed the same. ~..'t 1:\ CAR']> b ,~ d
,:.'" ",0 ......... 'V~ -~t. "
i... , ,-., ~
;: .. ~o'f A~ )~-_ ~
..~ r. ~
= : ': t__
: *i-." -* ~
; . : ..
~ - fl' C: :
~ ~ ~.. liB L \ l' 0 $
"tt ;. .. .0 ~10.: ;;'
'*~. ~.,., ........ t>....,~\'
.( '11"0 F 1.:~ -."
~".....
Jon after
My commission expires I7 JUD 2010
BOISE . COEUR c\'ALENE . CALDWELL
-~~---------.- -...........~~--.._~~.~~- -.- ~-~ .~~--- ~-~-~,._,-_-----"":""'.~----~,---"~~....:-..-. ---~.-
.. ~ ,- '.,.-- ~--~._~-... ~,~..-