HomeMy WebLinkAboutSilversprings Subdivision
August 14, 2006
MERIDIAN PLANNING & ZONING MEETING'
APPLICANT Reed Kofoed
AZ 06-029
August 17, 2006
ITEM NO.
4
REQUEST Continued Public Hearing from July 20, 2006 ~ Annexation and Zoning of 10.39
acres from RUT to an R-4 zone for Silversprings Subdivision - south side of McMillan Road
& west of Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Previous Item Packet
See Attached Staff Report
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
() / l 12 ,,? /I-/hll c~
Ie{ COmtl1.J!A'L (XT-Jfr /v
.-fo C/[ U
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See Attached Comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:~ ~~.. Date: 91{C1~ Phone: 2~7-S?5Y
Emailed: (0 ss e 4'r( cJ<son ('Jl U( I. c.~ Staff Initials: J.K
Materials presented at public meetings shall become property of the City of Meridian.
Page 1 of 1
Sharon Smith
Jennifer Veatch
Friday, August 11, 2006 1: 17 PM
Anna Canning; Bill Nary; Machelle Hill; Sharon Smith; Tara Green; Ted Baird; Will Berg
Ross
Staff Report for Silversprings Subdivision Annexation, zoning and preliminary plat for 8~17-06
P&Z MTG
Attachments: Silversprings _ Subdivision_AZ_PP .doc
From:
Sent:
To:
Cc:
Subject:
Please find attached the staff report for the proposed Silversprings Subdivision Annexation/zoning and
Preliminary Plat applications for Reed Kofoed (AZ-06-029, PP-06-029). This item is scheduled to be on
the Planning & Zoning Commission agenda on August 17, 2006. The public hearing will be held at City
Hall, 33 E. Idaho Avenue, beginning at 7:00 pm. Please call or e-mail with any questions. Thank you.
Ross - Please submit any written response you may have to the staffreport to the City Clerk's Office
greent@meridiangjJY,QIg, smiths@r:n~ridial1.Qi1y.O:rg, and myself (e-mail or fax - 888-6854) as soon as
possible.
Thank you.
RECEIVED
Jenllfl. 'Veatch.
Associate Planner
Meridian Planning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
208.884.5533
208.888.6854 (fax)
yeatc;hj@m~rigj;lD-city.org
A'Ii('
,.,J
m06
City of Meridian
City Clerk Office
8/1112006
CITY OF MERIDIAN PLANNfNG DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF AUGUST 17,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 8/17/2006
Planning & Zoning Commission
Jenny Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
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Silversprings Subdivision
AZ-06-029
Annexation and Zoning of9.88 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
SUBJECT:
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........~-
---~-P"P:;06::n29-U -
Preliminary Plat approval of29 single-family residential building lots and 4
common lots on 9.88 acres in a proposed RA zone, by Reed Kofoed.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Reed Kofoed, representing F&C Development Inc., has applied for Annexation
and Zoning (AZ) to R-4 (Medium Low-Density Residential) for 9.88 acres of property currently
zoned RUT in Ada County. The site is located on the south side ofE. McMillan Road and east of
N. Meridian Road. The existing homes on this site will be retained and accessory structures to Lot
13, Block 1 will be removed.
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 Silversprings Subdivision (AZ-06-029 and PP-06-029)
with the conditions listed in Exhibit B ofthe Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-029 and PP-06-029 as presented in staff report for the
hearing date of August 17, 2006 with the following modifications: (Add any proposed
modifications. )
Continuance
I move to continue File Numbers AZ-06-029 and PP-06-029 to the hearing date of (insert
continued hearing date here) for the following reason( s) : (You should state specific reason( s) for
continuance. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-029 and PP-06-029 as presented in the staff report for the
hearing date of August 17,2006 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.)
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 805 and 905 E. McMillan Road; on the south side of E. McMillan
Road and east ofN. Meridian Road in Section 31, Township 4 North, Range 1 East.
Note: This is a resubdivision of Lot 1 and Lot 2, Block 1 of the Crestwood Subdivision NO.1.
b. Owners:
Lloyd and Marolyn Wutherich, and W. Leigh Brinkerhoff
905 E. McMillan Road, 805 E. McMillan Road
Meridian, ill 83642
c. Applicant:
Reed Kofoed
228 E. Plaza Street, Suite G 1
Eagle, ID 83616
d. Representative: Ross Erickson, Erickson Civil, Inc.
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 9.88 acres to R-4 and Preliminary Plat approval of29
single-family buildable lots and 4 common lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
IO,998/square feet. The gross density of the project is 2.94 dwelling units per acre.
Approximately 9.26 percent ofthe 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):
7/19/06
7/19/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City 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: July 3rd and July 1 i\ 2006
d. Radius notices mailed to properties within 300 feet on: June 23rd, 2006
e. Applicant posted notice on site by: July IOt\ 2006
6. LAND USE
a. Existing Land Use(s): All existing homes are to be retained and connected to City water and
sewer services. An accessory structure on Lot 3, Block 1 will be retained and another on Lot
13, Block I will be removed.
b. Description of Character of Surrounding Area:
This area contains medium low-density
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
residential developments, Prospector Elementary School and a mix of rural parcels in Ada
County.
c. Adjacent Land Use and Zoning:
1. North: Saguaro Canyon Subdivision, zoned R-4
2. South: Prospector Elementary School and Havasu Creek Subdivision No.4, zoned
R-4
3. East: Crestwood Subdivision, zoned RUT (Ada County)
4. West: Cobre (Copper) Basin Subdivision No.4, zoned RA
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently a sewer main stubbed near this property
through the School site to the south.
Location of water: There is currently a water main in N. McMillan Road.
Issues or concerns: The ability to design and install the gravity sewer, while
retaining the pressure sewer.
2. CanalslDitches Irrigation: There are a few irrigation ditches and drains that
traverse through this site. All open irrigation ditches, laterals and canals, shall 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)
5. Size of Property: 9.88 acres
f. Subdivision Plat Information:
1. Residential Lots: 29
2. Non-residential Lots: 0
3. Total Building Lots: 29
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 32
7. Gross Density: 2.94 units per acre (net density is 3.52 d.u./acre)
8. Minimum House Size: 1,800 square feet
g. Landscaping
1. Width of street buffer(s): 25 feet along E. McMillan Road
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.915 acres/9.26%
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC 11- 3A-17E).
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
h. Amenities: Parkways with detached sidewalks, four common lots and a multi-use pathway
connecting to elementary school.
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. Proposed and Required Residential Standards:
R-4
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Front Accessed Garage (to sidewalk) 20
S~e 5
Rear 15
Frontage 60
Lot Size 8,050
k. Proposed and Required Non-Residential: N/ A
Required
15
20
5
15
60
8,000
1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct
public streets, N. Silversky Avenue, E. Copper Ridge Street and N. Goldwood Place. The
applicant is stubbing east near their southern property line to the Crestwood Subdivision. All
of the internal streets are local streets with 36-feet wide street sections with rolled curb, gutter
and 4- foot wide detached sidewalks. Staff is reluctantly in support of the proposed street
system. During the approval process for Havasu Creek, the City required a stub street to the
eastern property line. However, during the final plat process, the stub was changed and
allowed to be installed as a cross access easement. After consulting with ACHD, staff feels
that we are unable to now require the connection. 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 June 30, 2006, a joint 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 three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 29 single-family lots on 9.88 acres for a gross density of 2.94 dwelling units/acre. The
proposed density complies substantially 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.
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands 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 qffice.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee~supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 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 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to provide one stub street to the east parcel that is
currently zoned in Ada County RUT, which staflanticipates will re-develop in the JUture. Staff
believes that the applicant should provide a public street extending to the west to connect with E.
Copper Ridge St., the Cobre Basin Subdivision stub, for better connectivity to the east and west.
Staff believes that if the proposed subdivision were to take its access from the east and west, that
this could eliminate the access to E. McMillan Road.
Chapter VI, Goal II, Objective A, Action 13 ~ Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 ~ Require new residential development to provide
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 5
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to constrnct a six-foot tall fence around the northern, western and
eastern sides of the development. An existing six-foot tall fence on the southern property
boundary will be retained. The applicant should plan to provide an opening in the fence at the
proposed multi-use pathway connection to Prospector Elementary School. Prior to house
constrnction, fencing should be constructed around the perimeter of this site. See Analysis below
and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
conununity pathway system.
The applicant is proposing to constrnct four-foot wide, detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties. The applicant has also proposed a ten-
foot multi-use pathway to connect to Prospector Elementary School. 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 finds that the eXlstzng single-family
residential properties to the north, south, east and west, are compatible with the proposed
development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residentia11and uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there is an existing rnral residential parcel to the east. The applicant is
proposing to constrnct a six-foot tall privacy fence around this development to screen this
subdivisionfrom the larger parcel. The applicant has provided lots over 9,000 square feet on the
east side of the development and kept smaller lots to the south and west side. Staff believes that
the property to the east will redevelop soon and that the applicant has considered this in
providing transition and screening between properties. Staff recommends that the Commission
and Council rely on any written or verbal testimony provided from neighbors when determining ~f
additional screening or more transition in density is appropriate.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R -4 zoning district.
b. Purpose Statement of Zone:
R-4 Medium Low-Density Residential: The purpose ofthe 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 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for
annexation.
The annexation legal description submitted with the application (stamped on May 18,
2006 by Clinton W. Hansen, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Densitv/Ooen Soace: As noted previously in this report, this area is designated for
medium density residential useS. Medium density residential areas are defmed as three
to eight dwellings per acre The submitted plat has a gross density of 2.94 dwelling
units per acre. There are existing rural lots to the east of this site.
UDC Il-3G-3Al requires at least 5% of the total land area to be set aside for common
open space in single-family developments. Parkways and street buffers as designed by
the applicant do count towards the open space requirement. The applicant shall
provide 9.26 % (0.915 acres) open space as proposed,
LandscaoiUl:!:: The landscape plan prepared by Erickson Civil, Inc. on 7/19/06, is
approved with the following modifications/notes:
. Per UDC ll-3A-17E, parkway areas are to be 8-feet wide and contain Class II
trees to be counted as common open space.
. Per UDC ll-3B-I0C-5a, mitigation shall be required for all existing trees
four-inch (4") caliper or greater that are removed from the site with equal
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 7
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17, 2006
replacement of the total calipers lost on site up to an amount of one hundred
percent (100%) replacement. (Example: two (2) lO-inch caliper trees removed
may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper
trees, or seven (7) 3-inch caliper trees.)
. Per UDC 11-3B-I0C-6, required landscaping: Existing trees that are retained
or relocated on site may count toward the required landscaping. Mitigation
trees are in addition to all other landscaping required by this Article.
. Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. Per UDC ll-3G-3Fl, all common open space and site amenities shall be the
responsibility of an owners association for the purpose of maintaining the
common area and improvements thereon.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11- 3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Stub Streets: The applicant should be required to provide a public stub street to the
Crestwood Subdivision to the east as proposed. Staff believes that the applicant should
provide a public street extending to the west to connect with E. Copper Ridge Street,
the Cobre Basin stub, for better connectivity to the east and west and to eliminate the
access to E. McMillan Road. Staff met with the applicant and representatives from
ACHD and the Copper (Cobre) Basin Homeowners' Association regarding the issue
of connectivity between the two developments. E. Copper Ridge Street ends in Cobre
Basin as an ingress-egress easement. This is currently landscaped as a cornmon lot.
Originally, in the preliminary plat stages ofHavasu Creek (of which Cobre Basin is a
phase) the road was intended as a stub street for further development to the east. In the
final stages for Cobre Basin however, it was changed to an ingress-egress easement.
The Homeowners' Association did not wish to dedicate the easement as public-right~
of-way for the applicant to connect to E. Copper Ridge Street and take access from the
north to south collector, N. Red Horse Way. Their concerns were increased traffic
volume and replacement ofthe landscaping and pressurized irrigation system ofthe
common lot.
Existing Residences/Buildings: The site currently contains residential and out-
buildings. All existing buildings shall be retained or removed as proposed (see Site
Plan, dated April 4, 2006).
Fencing: The applicant is proposing to construct six-foot, closed-vision fence along
the east and west perimeter of the site. An existing six~foot fence along the south
perimeter will be retained. The applicant should plan to provide an opening in the
fence at the proposed multi~use pathway connection to Prospector Elementary School.
A detailed fencing plan should be submitted upon application of the [mal plat. If
permanent fencing is not provided before issuance of a building pennit, 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.
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 8
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
Common Areas: Maintenance of all common areas shall be the responsibility of the
Silversprings Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC 1l-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided shall be covered.
Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the fmal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommending aooroval of the proposed Silversorinl!s
Subdivision (AZ~06-029 and PP-06-029) with the conditions listed in Exhibit B of the Staff
Report.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 7/19/06)
2. Landscape Plan (dated: 7/19/06)
3. Conceptual Development for Crestwood Estates Infill (July 26, 2006)
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. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
A. Drawings
1. PreliminaryP1at (dated: 7/19/06)
Exhibit A - Page 0
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
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Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
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Conceptual Development for Crestwood Estates Infill (July 26, 2006)
Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 17,2006
CONCE::PT DEVI;,LOPMENT FOR CRESTWOOD ESTATES INFILL
SITUATED IN A PORTION OF THE NE 1/4 OF SECTION 31. TOWNSHIP 4 NORTH, RANGE 1 EAST,
BOISE MERIDIAN. ADA COUNTY, IDAHO
2006
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B. Conditions of Approval
Exhibit A - Page 3
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-029)
1.1.1 The preliminary plat labeled as PP-1, prepared by Erickson Civil, Inc., dated July 19, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-029) application shall also be considered conditions of the
Preliminary Plat (PP-06-029)
1.1.2 The landscape plan prepared by Erickson Civil, Inc. dated July 19, 2006 is approved with the
following modifications/notes:
· Per UDC 11-3A-17E, parkway areas are to be 8~feet wide and contain Class II
trees to be counted as common open space.
· Per UDC ll-3B-1OC-5a, mitigation shall be required for all existing trees
four-inch (4") caliper or greater that are removed from the site with equal
replacement of the total calipers lost on site up to an amount of one hundred
percent (100%) replacement. (Example: two (2) 1O-inch caliper trees removed
may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper
trees, or seven (7) 3-inch caliper trees.)
· Per UDC 11-3B-10C-6, required landscaping: Existing trees that are retained
or relocated on site may count toward the required landscaping. Mitigation
trees are in addition to all other landscaping required by this Article.
· Per UDC 11-3B-5J-2, there shall be no trees allowed within the twenty-foot
sewer easement being dedicated on Lot 25, Block 1.
· Per UDC 11-3B-10, 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.
· Opening to elementary school.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Provide a public stub street to the Crestwood Subdivision to the east as proposed.
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.
1.1.6 Provide a six-foot tall fence along the east and west perimeter of the development, as proposed.
Provide an opening in the existing southern fence at the proposed multi-use pathway connection
to Prospector Elementary School. A detailed fencing plan shall be submitted upon application of
the final plat. If permanent fencing is not provided before issuance of a building pennit,
temporary construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-
3A-7.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
1.1.7 Maintenance of all common areas shall be the responsibility of the Silversprings Home Owners'
Association.
1.1.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
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 construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
1.1.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06~029)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as 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 ofUDC 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 [mal construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B~ 7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of a main stubbed
near this property in the school property. The applicant shall install mains to and through this
development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard fonns 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 altemate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 The applicant shall provide Public Works with a sewer easement through the school property
prior to construction plan approval.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.3 The conceptual sewer plan shows the dead end run being run at a.40% grade. The City of
Meridian requires dead runs to be .60%.
2.4 There shall be no trees allowed within the twenty-foot sewer easement being dedicated on Lot 25,
Block 1. The applicant shall coordinate with the Planning Department to remove these trees and
still comply with all landscaping requirements.
2.5 All manholes not located in the right-of-way shall have vehicular access for maintenance.
2.6 There is a pressure sewer main that is occupying the existing sewer easement that is not shown on
the preliminary plat. The applicant shall coordinate with the Public Works Department prior to
construction plan approval an acceptable way to design the gravity sewer around the pressure
sewer.
2.7 Water service to this site is being proposed via extension of mains in E. McMillan Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 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).
2.10 Prior to final plat submittal the applicant shall revise the situate statement to include Lots 1 and 2,
Block 1 of Crestwood Subdivision.
2.11 The preliminary plat states that the pressurized irrigation system is to be owned by Settler, while
the applicants narrative states it is to be owned by the Homeowners Association. If it is to be
maintained as a private system, plans and specifications will be reviewed by the Public Works
Department as part of the construction plan review. A "draft copy" of the operations and
maintenance manual will be required prior to plan approval with the "[mal draft" being required
prior to [mal plat signature on the last phase ofthis project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the [mal plat by the City Engineer.
2.13 Any houses being retained on site must connect to City services. The applicant shall be
responsible for the payment of assessments prior to signature on the fmal plat, and the actual
physical hook-up to the house.
2.14 All existing structures not meeting setbacks and the dimensional standards of the UDC shall be
removed prior to signature on the final plat by the City Engineer.
2.15 Prior to signature on the fmal plat the applicant shall have already vacated the 5-foot interior lot
line utility easements.
2.16 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 DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
requirement and comply with all landscape requirements.
2.17 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk
2.18 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.
2.19 Prior to plat signature the applicant shall submit documentation that the gravity irrigation
proposed as being removed, is approved by the owner and any end user of that facility.
2.20 Per UDC ll-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.
2.21 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.
2.22 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 [mal plat.
2.23 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.
2.24 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the [mal plat.
2.25 It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.28 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.
2.29 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.
2.30 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
2.31 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
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARlNG DATE OF JULY 20,2006
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and pennit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a frre-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings will require a frre flow of 1500 gallons per minute. 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 frre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing pennits.
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 IFe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.8 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.
3.9 The proposed 29-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 84.1 residents at build out.
3.10 All portions of the buildings located on this project must be within 150' of apaved surface as
measured around the perimeter of the building.
3.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 The applicant shall submit a revised landscape plan that shows adequate nighttime lighting along
the multi-use pathway and common lot, Lot 6 Block 1, walkways and landscaping to direct
visitors to the main entrance and away from private areas.
4.2 The applicant shall use open fencing along the school site, including Lot 19, Block 1. Any
interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid
fencing is used.
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.
6. Sanitary Service Company
6.1 sse has no comments related to this application.
7. Ada County Highway District
Site Specific Conditions of Approval
1. Construct the site's internal streets as 36.foot street sections with rolled curb, gutter, and 4-foot
detached concrete sidewalks
2. Construct a stub street to the east approximately 120-feet north ofthe south property line as a 36-
foot street section with rolled curb, gutter, and a 4-foot detached concrete sidewalk within 50-feet
of right-of-way. This street should be signed as follows: "THIS STREET WILL BE EXTENDED
IN THE FUTURE."
3. Construct a 5-foot concrete sidewalk no closer than 38.feet from the centerline of McMillan Road
to match improvements to the west (Copper Basin). Ifthe sidewalk is located outside ofthe right-
of.way, the applicant should provide a sidewalk easement.
4. Dedicate either 35.feet or 45~feet of right-of-way from the centerline of McMillan Road abutting
the parcel by means of a warranty deed. A dedication of35.feet will facilitate roadway
improvements noted in the Capital Improvements Plan, leaving the sidewalk within an easement.
The 45-foot right-of-way dedication would facilitate all roadway improvements, including
sidewalk.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
5. Construct N. Silversky Avenue as a 36.foot street section with rolled curb, gutter, and 4-foot
detached concrete sidewalk within 50-feet of right-of-way; intersecting McMillan Road
(offsetting Larkwood Place by approximately 400-feet), as proposed.
6. Any existing driveway access to McMillan Road should be closed to match improvements.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right.of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho 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 DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the terms and conditions 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.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
13. Any change by the applicant in the planned use ofthe property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities is 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. Settlers' Irrigation District
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the Starkey Lateral (20' easement) and the Parkins-Nourse
Lateral (20'easement). Contact SID for additional irrigation requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any S .I.D. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description
SILVERSPRINGS ANNEXATION BOUNDARY
LOCATED IN THE NE 1/4 OF SECTION 31,
T4N, Rl E, 8M, ADA COUNTY, IDAHO.
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Exhibit C - Page 2
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"------ S 89'47');1' W 681.53 10. <- '-_,_-------.--- ... "",...
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L---:/' Land Surveying and consulting
131 E. 5TH ST.. STE. A
MERIDIAN. 10 83642
(2081 28&2040 1208) 266-2557 f~x
www,landsolutionS,lliz
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
legal Description
Silversprings Subdivision Annexation Boundary
A parcel for annexation purposes being a portion of McMillan Road right-of-way and Lots 1 and
2 of Crestwood Subdivision NO.1 as shown in Book 28 of Plats on Pages 1757-1758, Records
of Ada County, Idaho, said parcel being located in the N 11, of the NE Y.. of Section 31, Township
4 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as
follows:
BEGINNING at a Railroad Spike monument marking the northwest comer of said N 11, of the NE
1r. (1r. Corner), from which a Brass Cap monument marking the northeast corner of said Section
31 bears N 89046'54" E a distance of 2632.45 feet;
Thence N 89046'54" E along the northerly boundary of said N Yo of the NE Yo a distance of
68077 feet to a point;
Thence S 0007'17" W along the extension of and the easterly boundary of said Lot 2 a distance
of 664.81 feet to a 5/8 inch diameter iron pin marking the southeast corner of said Lot 2;
Thence S 89'47'33" W along the southerly boundary of said Crestwood Subdivision No, 1 a
distance of 681.53 feet to a point marking the southwest comer of said Lot 1, said point being
witnessed by a 5/8 inch diameter iron pin that bears S 89047'33" W a distance of 21.29 feet from
the paint;
Thence N 0'11 '16" E along the westerly boundary of said Lot 1 a distance of 664.68 feet to the
POINT OF BEGINNING.
This parcel contains 10.39 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
Land Solutions, PC
May 18, 2006
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Silversprings Subdivision
Job No. 06-26
Exhibit C - Page 3
CITY OF MERlDIANPLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 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 all of the subject property to R-4. 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, ofthe
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 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots 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 fmds that Annexation and Zonin!! of this propertv to
R-4 would be in the best interest ofthe Citv.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. 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 ofthe Staff Report.
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 2
.
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
July 18, 2006
.Applicant:
Reed Kofoed
228 E. Plaza, Ste. G1
Eagle, 10 83616
Representative:
Erickson Civil, Inc.
1854 E. Lanark
Meridian, 10 83642
RE(;EIV~~I)
JUL 2 5 2006
City Of Meridian.
City Clerk Office
Owner:
Lloyd & Marolyn Wutherich
905 E. McMillan
Meridian, 10 83642
Subject:
Silversprings/MAZlMPP-06-029
805 & 905 McMillan
29-lot Sub.
On July 18, 2006 the Ada County Highway District acted on your application for the above referenced
project. The attached report lists site-specific requirements, conditions af approval and street
improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6187.
Sincerely, \
Andrew Mentzer
Planner I
Right-af-way & Development Services
CC: Project file, Construction Services, Utilities, Meridian City
Ada County Highway District · 3775 Adams Street · Garden Oty, ID . 83714 . PH 208 387 6100 · FX 345-7650 . www.achd.ada.id.us
Right-of- Way & Development Services Department
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Project/File:
Lead Agency:
Site address:
Staff Level
Approval:
Applicant:
Owner:
Representative:
Staff Contact:
Tech Review:
Silversprings/MPP/MAZ-06-029
.,.
Meridian City
805 & 905 E. McMillan Road
July 18th 2006
Reed Kofoed
228 E. Plaza, Ste. G1
Eagle, 1083616
Lloyd & Marolyn Wutherich
905 E. McMillan
Meridian, 10 83642
Erickson Civil, Inc.
1854 E. Lanark
Meridian, 1083642
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer@achd.ada.id.us
July 14th 2006
Application Information:
Acreage: 9.88
Current Zoning: RUT
Proposed Zoning: R4
Residential Lots: 29
A. Findinqs of Fact
Existing Conditions
1. Site Information: The site is currently occupied by two rural residential structures.
2. Description of Adjacent Surrounding Area:
Direction
North
1
South School R-4
East Rural Residential RUT
West Cobre Basin #4 R-4
3. Existing Roadway Improvements & Right-ot-Way
McMillan Road is currently improved with 2 travel lanes, a tapering center
turn lane, paved shoulders, and no curb, gutter or sidewalk abutting the site.
McMillan Road currently has 58-feet of right-of-way.
4. Existing Access: There are currently two rural approach's accessing the site from McMillan
Road located approximately 125 and 360-feet east of the west property
line.
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 270 additional
vehicle trips per day (20 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 levelot Speed
Classification Service* limit
McMillan 680' Minor Arterial 4,042 east of Better 50 MPH
Road Meridian Rd. on than "e"
02/18/2004
*Acceptable level of selVice for a 2 lane minor arterial 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. McMillan Road is slated to be widened to 3-lanes in
the Capital Improvements Plan.
B. FindinQs for Consideration
1. McMillan Road
Right-ot-Way POlicy: District policy requires 70-feet of right-of-way on 3-lane arterial 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.
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).
2
Applicant Proposal: The applicant has proposed to dedicate 35-feet of right-of-way from the
centerline of McMillan Road; and construct a 4-foot detached concrete sidewalk outside of the right-
of-way within an easement. Additionally, the applicant has proposed to retain the two existing
driveways intersecting McMillan Road.
Staff Recommendation: The applicant should be required to construct a 5-foot concrete sidewalk
no closer than 38-feet from the centerline of McMillan Road to match improvements to the west
(Cobre Basin #4). If the sidewalk is located outside of the right-of-way, the applicant should provide
a sidewalk easement. Any existing driveway access to McMillan Road should be closed to match
improvements; thereby restricting all of the site's access to the internal streets. The applicant
should dedicate either 35-feet or 45-feet of right-of-way from the centerline of McMillan Road
abutting the parcel by means of a warranty deed. A dedication of 35-feet will facilitate roadway
improvements noted in the Capital Improvements Plan, leaving the sidewalk within an easement.
The 45-foot right-of-way dedication would facilitate all roadway improvements, including sidewalk.
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.
Note: As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb,
gutter, 5-foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be
adequate to accommodate the projected traffic volumes on McMillan Road. Due to the fact that the
North Meridian Traffic Plan recommended a 70-foot right-of-way on McMillan Road and the
Commission has supported the recommendations in the past, staff is recommending a total right-of-
way width of 70-feet as opposed to 96-feet of right~of-way (48-feet from centerline).
The Lemp Canal is located on the north side of McMillan Road. This canal is very large in nature
and would be extremely costly to relocate. Any right-of-way on McMillan Road will be acquired
from the south side of McMillan Road in order to allow the canal to remain in its current location. To
be consistent with the District's past action and to remain consistent with the location of McMillan
Road, staff recommends that the applicant dedicate additional right-of-way abutting McMillan Road.
In order to acquire the full required right-of-way abutting McMillan Road between Locust Grove
Road and Meridian Road, the north side of McMillan Road will not dedicate additional right-of-way
and the south side of the roadway will dedicate 45-feet of right-of-way from centerline. This will
provide for a 70-foot right-of-way that is consistent with the recommendations of the North Meridian
Traffic Plan and what has been acquired for other developments on McMillan Road.
Staff recommends that the applicant dedicate the additional right-of-way for McMillan Road in order
to keep the irrigation facilities (the Lemp Canal) outside of the District's right-of-way. Staff also
recommends that the 5-foot detached concrete sidewalk be located north of the Lemp Canal within
an easement provided to the District (completed with Saguaro Canyon).
2. Stub Street
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
3
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 one stub street, E. Copper Ridge Street, with
this application terminating at the east property line approximately 120-feet north of the south
property line. It is approximately 11 O-feet in length to provide connectivity to the parcel to the east.
Staff Recommendation: The applicant should be required to construct the stub street to the east
approximately 120-feet north of the south property line as a 36-foot street section with rolled curb,
gutter, and a 4-foot detached concrete sidewalk within 50-feet of right-of-way. This street should be
signed as follows: "THIS STREET Will BE EXTENDED IN THE FUTURE." Additionally, the
applicant should pursue an extension to the west to intersect Red Horse Way (aligning with Copper
Ridge Street) in the Cobre Basin #4 Subdivision, contingent of permission from the Home Owners
Association (noted below: Section 3, Internal Streets).
3. 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.
Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim
Policy which 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 of 6-feet for 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.
36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot
that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-
feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to
back-of-curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Roadway Offset POlicy: District policy 7204.11.6, requires local roadways to align or offset a
minimum of 300-feet from an arterial roadway (measured centerline to centerline).
Applicant Proposal: The applicant is proposing to construct the internal streets as 36-foot street
sections with rolled curb, gutter, and 4-foot detached concrete sidewalks. North Silversky Avenue is
proposed to intersect McMillan Road approximately 11 O-feet west of the east property line
(offsetting the nearest public roadway, larkwood Street, by approximately 400-feet).
4
Staff Recommendation: The applicant's proposals meet District policy and should be approved;
however the applicant should pursue an additional connection to Red Horse Way to the west. Red
Horse Way has been sited as a potential % mile collector roadway, thereby making it a desirable
access to the site. Should the applicant obtain an access easement (public right-of-way dedicated)
for the connection to Red Horse Way from the Cobre Basin Home Owners Association, the
intersection with Red Horse Way should align with Copper Ridge Street to the west. This strip
should be 50-feet in width, encompassing the ground between the applicant's west property line
and the existing edge of right-of-way for Red Horse Way. Additionally, the applicant should
construct N. Silversky Avenue as a 36-foot street section with rolled curb, gutter, and 4-foot
detached concrete sidewalk within 50-feet of right-of-way; intersecting McMillan Road (offsetting
Larkwood Place by approximately 400-feet).
c. Site Specific Conditions of Awroval
1. Construct the site's internal streets as 36-foot street sections with rolled curb, gutter, and 4-foot
detached concrete sidewalks.
2. A connection to Cobre Basin #4 (intersecting Red Horse Way) is desirable with this application, but
not required. The applicant has indicated that they will be petitioning the Cobre Basin Home
Owners Association for an access easement across the strip of ground between the west property
line and the existing edge of right-of-way for Red Horse Way. Should the HOA agree to this
easement (thereby dedicating the noted strip (50-feet in width) as publiC right-of-way), the location
of the connection should align with Copper Ridge Street as constructed in the Cobre Basin #4
Subdivision.
3. Construct a stub street to the east approximately 120-feet north of the south property line as a 36-
foot street section with rolled curb, gutter, and a 4-foot detached concrete sidewalk within 50-feet of
right-of-way. This street should be signed as follows: "THIS STREET WILL BE EXTENDED IN THE
FUTURE."
4. Construct a 5-foot concrete sidewalk no closer than 38-feet from the centerline of McMillan Road to
match improvements to the west (Cobre Basin). If the sidewalk is located outside of the right-of-
way, the applicant should provide a sidewalk easement.
5. Dedicate either 35-feet or 45-feet of right-of-way from the centerline of McMillan Road abutting the
parcel by means of a warranty deed. A dedication of 35-feet will facilitate roadway improvements
noted in the Capital Improvements Plan, leaving the sidewalk within an easement. The 45-foot right-
of-way dedication would facilitate all roadway improvements, including sidewalk.
6. Construct N. Silversky Avenue as a 36-foot street section with rolled curb, gutter, and 4-foot
detached concrete sidewalk within 50-feet of right-of-way; intersecting McMillan Road (offsetting
Larkwood Place by approximately 400-feet), as proposed.
7. Any existing driveway access to McMillan Road should be closed to match improvements.
8. Comply with all Standard Conditions of Approval.
D. Standard Conditions of AQIlroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
5
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-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
waiverlvariance 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.
6
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
7
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8
9
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
II
Development Process Checklist
II
[8ISubmit a development application to a City or to the County
[8IThe City or the County will transmit the development application to ACHD
I2IThe ACHD Planning Review Division will receive the development application to review
[8IThe Planning Review Division will do ~ 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.
I8lWrite 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.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to. driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of bUilding permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
D 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.
D Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, jf trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer. must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
. Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
11
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
August 17,2006
ITEM #
4&5
PROJECT NUMBER
AZ 06-029 and PP 06-029
Silversprings Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
........-
~1..l!J1 ~~l V ~D
AU(j J I 2006
.... _.
citY Clerk Ofti~
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE
July 20, 2006
ITEM #
6
PROJECT NUMBER
AZ 06..029
PROJECT NAME
Silversprings Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
RECEIVED
JUL 2 0 2006
City of Meridian
City Clerk Office
July 17, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Reed Kofoed
AZ 06-029
July 20,2006
ITEM NO.
6
REQUEST Public Hearing - Annexation and Zoning of 10.39 acres from RUT to an R-4
zone for Silversprings Subdivision - south side of McMillan Road & west of Locust Grove
Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGI N EER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
eiJ~ + f /1,,- -to
g__ll-D 0
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
See Attached Comments
No Comment
See Attached Comments
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavit of Sign Posting
Contacted: ~ ~ Date: 7/IV/Oft>
Emajled: ftl..t..r @ Cn ::.KStJ/J tJIl.I,'"QO,.-t Staff Initials:
Phone: f' 7-J 9 stf
~ ~~
Materials presented at public meetings shall become property of the City of Meridian. ~
to
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division 0 Boise
RECEIVED 8:encfiy
..1'....'.... ' , ,--" Ji7rlMen'd'lan
"'f~.c..:'<-.''',} ~
CITY or Mcr{IDIAN OKuna
CITY Cl ~RVC:;-r=ICr= OACZ
o Star
~ CENTRAL
\jrBm!~
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
01.
02.
03,
04.
05,
Os,
07.
Return to:
A- z. C) c:. -0 it- ~
?/ "6-62'
We have No Objections to this Proposal.
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
. .
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability,
After wri~pproval from appropriate entities are submitted, we can approve this proposal for:
~tralsewage 0 community sewage system 0 community water well
o interim sewage ~entral water
o individual sewage 0 individual water
rA' 9, The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
~ Division ofplvironmental Quality:
~ntral sewage 0 community sewage system 0 community water
o sewage dry lines ~al water
~. Run-off is not to create-- arnosquito'breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
~,
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13, We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
Date: ~JCf> 0--"
Reviewed By: L...-.~
o 14. Please see attached stormwater management recommendations
o 15.
1 S726-001 EH0904
Review Sheet
Po. BOX 7571
PHONE 344-2471
BOiSE. IDAHO 83707" 1571
FAX 3'G 1642
COpy
SETTLERS' IRRIGATION DISTRICT
June 26, 2006
~R~~C E I"VED
I , "(l !('flL
'." ,.>: ,: i .' ,_U\ U
Ross Erickson
Erickson Civil
1854 E. Lanark Street
Meridian, ID 83642
CITY OF MERIDIAN
CITY CI..ERK nF!=!eF
Re: PP 06-029 Silversprings Subdivision,
Dear Ross: - - - "-
After review of the Preliminary Plat of the above-mentioned applications Settlers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the Starkey Lateral (20'easement) and
the Parkins-Nourse Lateral (20'easement). Contact SID for additional irrigation
requirements.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any SID
facilities, or within its easements.
4, Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
5, All storm drainage must be retained on-site.
6. The development must supply pressure irrigation access to all lots within the above-
mentioned subdivision from the current delivery point. If the developer wishes to have
SID own, operate, and maintain the pressure irrigation system an agreement must be in
place prior to the pre-construction meeting.
If you have any questions please call 343-5271.
~
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian Planning Department (w/o enclosures)
Scott Campbell (w/o enclosures)
t '-- '
STATE OFIOAHO
COUNTY OF ADA
)
) ~
)
I,
Mike! Amold,
-(name)
:Meridian
(city)
REC E I'VEl)
AFFIDAVIT OF POSTING
(I,nll\;
: _ : \" iO (
-", , ".,'.
GtTY OF MERIDIAN
CITY CLERK OFFICE
Premier Signs, Inc 7100 E Fairview AVFmuA, Sui~ 7
(address) :
855~0380
(phone)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
J personally I posted the sut>>;ect property with the hearing notice sign a minimum of 10 days prior
- I ,
to the City !Council hearing for the Anna'Jtation and Zonil'fSl .. SiWllntpril1.l/fJ Subdivi.1!:ion _
~:~~t~ ~~::::;,:;,:'imlnafJ' Plat II.BS ac__ 211 bu/ldiftg int.-: 4 tlplJn $P~~~ I
. ! .
Dated this 7th
day of
July
SUBSCRIBED AND SWORN t6 before me the day and year first above written.
a~;p ~Z;b~
Notary P ic for Idaho _ /' ,
Residing at ;-y}..eJ)c,'a ~~.
My Commission 'Expires: 7., 2,8'. d7
Master\affid-posting
1
(
Page 1 of 1
Sharon Smith
From: Ross [ross@ericksoncivil.com]
Sent: Tuesday, July 18, 2006 1 :33 PM
To: Sharon Smith
Cc: Jennifer Veatch
Subject: Silversprings Subdivision (AZ-06-029, PP-06-029)
Attachments: CoM-Sllversprings (7-18-06 ).pdf
? ~ 2 0,0 YVl fH .
0'7- Z-O-o~
\J 4(;\vvY Le 41
Sharon,
Please find the attached letter regarding the request for continuance of the Silversprings Subdivision public
hearing scheduled for July 20th, 2006. Please contact me at 208.867.3954 with any questions. Will you please
confirm receipt of this email?Thanks.RE
SINCERELY,
Ross K. ERICKSON. P.E.
ERICKSON.CIVIL, INC.
1854 E. LANARK ST.
MERIDIAN, IDAHO 83642
T.208.846,8955
F.208.846.8956
C.208.867.3954
rO$s.@ericksoncivil,com
Copies of documents that may be relied upon by Client are limited to the printed copies that are signed or sealed by the Engineer, Fifes in electronic
formats, or other types of information furnished by Engineer such as text, data or graphics, are only for convenience of Client. Any conclusion or
information obtained or derived from such electronic files will be at the user's sole risk, When transferring documents in electronic formats, Erickson
Civil, Inc., makes no representations as to long-term compatibility, usability, or readability of documents resulting from the use of software application
packages, operating systems or computer hardware differing from those in use by Erickson Civil, Inc. The recipient of this Information shall not copy, use,
or modify this information without the prior written authorization of Erickson Civil, Inc.. Emall transmission cannot be guaranteed to be secure or error.free,
and Erickson Civil Inc. accepts no liability for any damage caused by any nature of virus transmitted by this emall.
7/18/2006
RECEIVED
j:JL 1 820m)
GITY OF MERIDIAN
CITY 1:1 FRK OFFICE
CON S U LT. N G Ii NO J N All II. Ii " L. ^ N 0 P LAN N irti. Ii
July 1-8:--2OOa_ .
.-----............--
~~--.--
City of Meridian Planning & Zoning --_
660 E. Watertower Lane
Meridian, Idaho 83642
------
RE:
Silversprings Subdivision - (AZ-06-029, PP-06-029)
Dear Commissioners.
. ---~---::~/<~~--~Aceity_of-Meridian Planning & Zoning Public Hearing is scheduled for the abovE
applications for the Silversprings Subdivision for July 20, 2006. With this noticE
requesting that the hearing be continued to the next available public hearing de;
delayed receipt of an outside agency staff report. ACHD provided the City stafl
report that was significantly different from the final staff report that was issued t
Thus. I believe that there was little time for the City staff to prepare an accurate
were asked to request a continuance.
We apologize to the commission and any public hearing attendees for the cont
confident that a complete and accurate staff report will be available for the coni
Please contact me at 208.867_3954 if you should have any questions or requin
information.
Sincerely,
"7hAJ
~ & ~ 1~ 'Df4t1Ua
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208.463-0092
30 June 2006
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning & Zoning Commission
City of Meridian
660 E. Watertower-L<me-Suite 202
Meridian, ill 83642
RE: AZ 06-029, PP 06-029/Silversprings Subdivision
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application
for Silversprings Subdivision as it is out of our district.
Please contact Settler's Irrigation District at 344-2471 or P.O. Box 7571, Boise, Idaho, 83707.
Sincerely,
7r~
John P. Anderson
Water Superintendent
Nampa & Meridian Irrigation District
JPNdbg
C: Board of Directors
Secretaryrrreasurer
Asst. Water Superintendent
File
RECEIVED
.;~ 2.'~ ~
'., i.':
CITY OF MERIDIAN_
-------'l-V (',I t=RK Ccq(,J:
u_' I . I ..~....
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000