HomeMy WebLinkAboutCreamline Park Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 10/19/2006
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Creamline Park Subdivision
AZ-06-048.....: i .~ ',j[- -~=;::~11]!/.':\i' i
Annexation and Zoning of32.75 acres from RUT (Ada Coiliity)';-to 1t7.:fJ.'ac~:: f:' ~-"-
of C.G (General Retail and Service Commercial) and 24.01 acres ofI-L' '. . - .
(Light Industrial).
PP-06-050
Preliminary Plat approval of 4 commercial lots on 8.74 acres in the proposed
C-G zone, and 6 industrial lots on 24.01 in the proposed I-L zone, by
Creamline Associates, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Creamline Associates, LLC, has applied for Annexation and Zoning (AZ) to C-G
(General Retail and Service Commercial) for 8.74 acres and I-L (Light Industrial) for 24.01 acres
of property currently zoned RUT in Ada County. The site is located on the north side of Franklin
Road, near the northeast comer of Franklin and Linder Roads, approximately 350 feet east of
Linder Road. Currently, the land is being used for agriculture and there are no buildings on the
site. The subject property is within the Urban Service Planning Area and is currently referenced
as parcel numbers S1212336100 and S1212336596.
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
recommendinll approval uf tht: proposed Cream1ine Park Subdivision (AZ-06-048 and PP-06-
050) with the conditions listed in Exhibit B ofllie 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~06-048 and PP~06-050 as presented in the Staff Report for the
hearing date of October 19, 2006 with the following modifications: (Add any proposed
modifications. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-048 and PP-06-050 as presented during the hearing of
October 19, 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.)
Cream line Park Subdivision AZ-06-048/PP-06-050
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
Continuance
I move to continue File Numbers AZ~06-048 and PP-06~050 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1200 West Franklin Road; in Section 12, Township 3 North, Range 1
West.
b. Owner:
Creamline Associates, LLC
3670 Hepburn Circle
Stockton, CA 95209
c. Applicant:
Same as owner
d. Representative: Kent Brown, Bailey Engineers
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Mixed Use - Community
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 32.75 acres to a mix of C-G (8.74 acres) and I-L (24.01
acres) and Preliminary Plat approval of four commercial lots and six industrial lots.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
7/31/2006
8/1012006
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 ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: October 2nd and 16th, 2006
d. Radius notices mailed to properties within 300 feet on: September 22nd, 2006
e. Applicant posted notice on site by: October 9th, 2006
6. LAND USE
a. Existing Land Use(s): The site is currently vacant; there are no existing buildings.
b. Description of Character of Surrounding Area: There are various uses that are adjacent to this
property. To the east is a large industrial area that includes a storage facility and other light
industrial uses. To the north is the railroad, a retirement community and multi-family
Creamline Park Subdivision AZ-06-048/PP-06-050
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARlNG DATE OF OCTOBER J 9, 2006
dwellings. To the west is a daycare facility within city boundaries and various rural residences
zoned R1 in Ada County. To the south across Franklin Road is the Crestwood Estates
Subdivision, a single-family residential neighborhood.
c. Adjacent Land Use and Zoning:
1. North: Retirement Community and future Multi-family, Zoned L-O
2. East: Lumber Storage and Vacant Land, Zoned I-L
3. South: Franklin Road and Crestwood Estates Subdivision, Zoned R-4
4. West: Single-family homes and some home occupations, zoned R1 (Ada County),
a daycare, zoned L-O, and vacant land zoned C-C.
d. History of Previous Actions: In February of 2005 the Planning Department received a previous
development application for this property. This application consisted of an annexation and
zoning request for the entire 32.75 acres, to a mix of residential and commercial zoning
districts. The application also included a conditional use permit for multifamily development,
and a request for preliminary plat approval of 146 residential building lots, and 1 commercial
lot. This previous development application only included one public street access point to
Franklin Road. The Planning, Police, and Fire Departments had serious concerns about
adequate access to this previous proposed development. These concerns were outlined in the
staff report along with recommendations to provide some type of secondary access in to the
proposed development. The primary recommendation was to provide a stub street that could
be extended to Linder Road. The Planning Department also had serious reservations about the
compatibility of uses on this site, specifically the potential conflict between the proposed
residences and existing industrial users to the east. Due to these concerns the applicant chose
to withdraw the application before it was voted upon by the Planning Commission or City
Council.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently a sewer trunk on the north side of this
property and a sewer main in W. Franklin Road.
Location of water: There is cUITt:ntly water main located in W. Franklin Road.
Issues or concerns: 1. ) Water main sizing. 2.) Flood plain.
2. CanalslDitches Irrigation: The Eight Mile Lateral runs directly through this site. The
applicant is proposing to cover this lateral as required by the UDC.
3. Hazards: A portion of the rear of this property lies within the 100 year flood plain.
4. Proposed Zoning: C-G (General Commercial) and I-L (Light Industrial)
5. Size of Property: 32.75 acres
f. Subdivision Plat Information:
1. Commercial Lots: 4
2. Industrial Lots: 6
3. Total Building Lots: 10
4. Common Lots: 0
5. Other Lots: 0
Creamline Park Subdivision AZ-06-048/PP-06-050
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
6. Total Lots:
10
g. Landscaping
L Width of street buffer(s): 25 feet (along Franklin Road)
2. Width ofbuffer(s) between land uses: 25 feet (to non industrial uses)
3. Percentage of site as open space: N/ A
i. Off-Street Parking: UDC 11- 3C-6 requires one parking space for every 500 square feet of
gross floor area in all Commercial Districts, and one parking space for every 2,000 square feet
of gross floor area in all Industrial Districts.
J. Summary of Proposed Streets and/or Access: One public street (North West 13th) is proposed
for this project. This street is a cul-de-sac that extends from Franklin Road and runs north into
the property for approximately 450 feet. Beyond the cul-de-sac the applicant is proposing a
500 foot drive aisle and cross access easement to provide access to the rest of the property that
is not directly served by the cul-de-sac. The applicant is also proposing to construct two curb
cuts that will allow for direct access from Franklin Road for Lots 2 and 10, Block 1. Please see
Staff s Analysis below for more on the proposed access for this development.
7. COMMENTS MEETING
On September 29,2006, 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 "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. Mixed Use Community areas are anticipated to contain a variety of commercial and
residential uses (see Page 103 of the Comprehensive Plan.) The proposed Preliminary Plat
includes four commercial lots and six industrial lots. The commercial lots are proposed in a C-G
(General Commercial) zone and the industrial lots are proposed in an I-L (Light Industrial Zone).
The Comprehensive Plan does not identify specific zoning districts that are allowed in the "Mixed
Use Community" designation, but it does encourage transitional uses and flexibility. Staff
believes that this property is in a transitional area of the city and that the C-G and I-L districts are
appropriate, considering the current and potential neighboring uses.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 . Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City sendces 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
· The roadways acfjacent 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 selOJiced by the Meridian Library District. This selOJice
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
constrnction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comp(v 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 one public street that terminates as a public street with
a cul-de-sac, but continues on into a large Industrial development as an access easement.
Although Staff is unsupportive of the proposed street layout, Staff believes that through some
mod~fication (described at length in section 10) that this subdivision could improve circulation
and connectivity in this area of the city, if the conditions listed in Exhibit B are complied with.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The submitted preliminary plat does not take advantage of the location of SW 12th Street which is
an existing local road across Franklin Street from this property. Staff is proposing that this local
road be extended across Franklin to comply with this Goal and Action item (see Section 10).
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
As noted above, the applicant is proposing one public street connection to Franklin Road (an
arterial street) and two curb cut driveways. Staff is not supportive of the proposed access and
street design and describes an alternative plan in Section 10 of this report. Staff believes that
direct lot access should be restricted for this project, and that the applicant should provide a
more versatile public street system.
Creamline Park Subdivision AZ-06-048/PP-06-0S0
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
Chapter VII, Goal IV, Objective C, Action 1 . Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing an industrial zone adjacent to various residences and a day care
facility. Stafffinds that the industrial use can co-exist with these residential properties in the near
vicinity if land use buffers are installed along the western property line as conditioned in Exhibit
B.
Chapter VII, Goal IV, Objective A, Action 2 - Encourage industrial development to locate
adjacent to existing industrial uses.
The land abutting this properties eastern boundary is currently zoned I-L within in the city. Staff
believes that allowing for an l-L zone on the northern portion of the subject property is consistent
with the comprehensive plan.
Chapter VII, Goal IV, Objective A, Action 1 - Minimize noise, odor, air pollution and visual
pollution in industrial development adjacent to residential areas.
Currently there are various residential uses abutting the western boundary of this property.
While these residences will most likely transition to commercial uses in the future, staff is still
concerned about noise and other impacts an industrial development could have on these
properties. The developer should take these residences into account when it considers users for
the lots that abut homes. Staff makes recommendations in Section 10 and Exhibit B of this report
to help minimize any potential conflict between uses.
Chapter VII, Goal I, Objective E, Action 3 - Require industrial areas to create a site design
compatible with surrounding uses (e.g. landscape, fences, etc.) and community design criteria.
See analysis above.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) lists various uses that are allowed in the
C-G and I-L districts.
b. Purpose Statement of Zone(s):
GENERAL COMMERCIAL DISTRICT (C-G): The purpose ofthe Commercial Districts
is to provide for the retail and service needs of the cormnunity in accord with the
Meridian Comprehensive Plan. Four Districts are designated which differ in the size and
scale of commercial structures accommodated in the district, the scale and mix of allowed
commercial uses, and the location ofthe district in proximity to streets and highways:
LIGHT INDUSTRIAL DISTRICT (I.L): The purpose of the I-L District is to provide for
convenient employment centers of light manufacturing, research and development,
warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L
District is intended to encourage the development of industrial uses that are clean, quiet
Crealllline Park Subdivision AZ-06-048/PP-06-050
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
and free of hazardous or objectionable elements and that are operated, entirely, or almost
entirely, within enclosed structures. Accessibility to transportation systems is a
requirement of this District.
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 C.G and I-L zones are appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for
annexation.
The annexation legal description submitted with the application (stanlped on July 26,
2006 by D. Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Compatibility With Surroundin~ Uses: The proposed zoning designations and
concept plan submitted by the applicant show various industrial and commercial
buildings proposed for this site. Staff is mostly concerned with the proposed
industrial uses on Lots 3-5, Block 1 that will be adjacent to various existing
homes and a day care facility. To help avoid potential conflicts between the
existing residences to the west and the proposed industrial development staff
believes that some of the principally permitted uses in the I-L zone should not be
allowed on Lots 3,4, and 5, Block 1. These uses include vehicle impound yard,
solid waste transfer station, recycling center, and major vehicle repair. Staff feels
that these uses are too intense to be located adjacent to residences. Staff also
believes that no that no trash compactors, loading areas, docks, or bays should
face the western property line on Lots 3,4, and 5, Block 1.
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code 9 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan designation and does not neg:atively impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney. Bill Nary. at 888-4433 to initiate this process. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
Creamline Park Subdivision AZ-06-048/PP-06-050
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
· That the applicant will be responsible for all costs associated with the
sewer and water service extension.
· That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
· That the following uses shall not be allowed on Lots 3,4, and 5, Block 1:
a. Vehicle impound yard
b. Solid waste transfer station
c. Recycling center
d. Vehicle Repair, major
· That no trash compactors, loading areas, docks, or bays face the western
property line on Lots 3,4, and 5, Block 1.
· That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
2. PP Application: Upon modification per the conditions listed in exhibit "B", Staff believes that
the proposed preliminary plat will substantially comply with the Unified Development
Code.
a. Special Considerations:
Street Design: From the initial pre-application meeting for this project Staff has been
concerned about access and circulation on this site and in this area. In the pre-application
meeting the applicant proposed a single public road/cul-de-sac that extended deep into site
(approximately 800 feet). Staff informed the applicant that such a street design did not meet
the city's subdivision and street standards as described in UDC 11-6C-3B4. This regulation
specifically limits cul-de-sac or dead end streets to a maximum of 450 feet. The purpose ofthe
maximum length requirement for cu1.de-sac and dead end streets is to encourage
developments to provide adequate public circulation in and through any development proj ect.
Staff voiced these concerns, and requested that the applicant redesign the site to provide for
better circulation and access to such a large development. In response to these requests, the
applicant submitted the preliminary plat and concept plan that is included in this report (see
exhibit A).
As the plans show the primary access to this development is still a single cul-de-sac street that
has been reduced in length from the original proposal to meet the 450 foot maximum length
requirement. The proposed industrial lots (4-7) at the north end of the property are anticipated
to take access off of an approximately 500 foot driveway and cross access easement that is
extended from the northern terminus of the cul-de-sac to Lots 4-7, Block 1. While this
configuration is not strictly prohibited by the UDC, staff is still concerned about the lack of
access and public street circulation on this site. Although the applicant is meeting the cul-de-
sac length requirement as described in the UDC, staff believes that the intent of that
requirement is not being met. In other words when the proposed cul-de-sac is combined with
the proposed private driveway easement the result is a 900 foot street/driveway that dead ends,
and a 32.75 acre development which takes primary access from a 450 foot cul-de-sac. To
remedy this Staff proposes the following:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
That the applicant provides two public street access points to this property along Franklin
Road. Staff suggests that these two access points be linked by a public street that would loop
into the proposed development. Staff proposes that eastern public street access point be an
extension of the existing SW 1zth Street which currently intersects Franklin Road across from
the south east comer ofthis property. This extension of SW 1zth Street could be brought north
into the property across the Eight Mile lateral, and then looped around to reconnect with
Franklin Road at a location to be determined by the Applicant and AClIO. This U shaped loop
would provide two separate points of access into this project and increase the public street
circulation pattern in this area. The extension of SW 12th street across Franklin Road would
also provide access for the parcel (#S1212346615) to the east when they develop in the future,
without the necessity of an access point on Franklin Road.
Staff presents this as one possible option that would provide greater access to this
development. Other solutions could be developed by the applicant that could increase public
and emergency access into the site. Staff is not recommending a stub street to the east due to
the lack of any outlet in that direction. Likewise, Staff is not recommending a stub street to the
west, to be connected with Linder Road, due to the size and configuration of the bordering
lots. If a stub street was provided to the west it would cover an entire lot, if and when it was
extended. A westerly stub street would also allow for unnecessary cut through traffic between
Linder Road and Franklin Road.
Access: Staff also has concerns about direct lot access to Franklin Road, which is classified as
an arterial street on the adopted Functional Street Classification Map. As proposed the
applicant shows Lot 2 and 10, Block 1 with direct access to Franklin Road. Chapter VII, Goal
VI, Objective D, Action 2 of the Comprehensive Plan says that curb cuts and access points
should be restricted along arterial and collector streets. Staff believes that direct lot access to
Franklin Road should be restricted for this development. Staff believes that the applicant
should provide a cross access easement to the Thornton property (parcel #1212336030) to the
west. Staff believes that providing cross access to this property is important due to its limited
frontage (340 feet) on Franklin Road and proximity to the intersection of Linder and Franklin
Roads.
Compatibility/Landscape Buffer to Adioining Uses: The concept plan submitted by the
applicant shows various industrial and commercial buildings proposed for this site. Staff is
mostly concerned with the proposed industrial uses on Lots 3-5, Block I that will be adjacent
to various existing homes and a day care facility. UDC Table 11-2C-2 requires a 25 foot wide
landscape buffer to non-industrial uses in the I-L zone. Staff believes that this buffer will help
to mitigate the inherent difference between the existing and proposed uses. Beyond this
landscape buffer, staff also believes that no that no trash compactors, loading areas, docks, or
bays should face the western property line on Lots 3,4, and 5, Block 1.
Landscaping:: The landscape plan prepared by G. Gensen, on 8-10-06, is approved with the
following modifications/notes:
· Per UDC 11-2B-3, a 25-foot wide landscape buffer should be provided along
Franklin Road that meets the standards outlined in ll-3B-7.
. Per UDC Table 11-2C-2 construct a 25-foot wide landscape buffer on Lots 3-
5, Block 1, along the west property line. Said buffer should be constructed in
accordance with UDC 11-3B-9. Said buffer should be installed prior to
occupancy of the future use on the individuallot(s).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
. Per UDC 1l-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 1l~3B.14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the [mal plat application(s).
Fencing: The submitted preliminary plat shows existing fencing around most of the site. The
applicant did not make it clear if this fencing was to remain or be removed. Staff recommends
that the applicant clarify. at the public hearing what the fencing plan is for this site. A detailed
fencing plan should be submitted upon application of the final plat. If permanent fencing is not
provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter fencing shall be designed according to
UDC 11-3A-7.
Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways that intersect, cross or lie within the area being subdivided
shall be covered. The Eight Mile Lateral traverses this site. This lateral should be covered as
required by the UDC.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is used, the developer will be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with UDC 1l-3A-15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
048 and PP-06-50. with the conditions listed in Exhibit B of the Staff Report for the hearing
date of October 19.2006.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER] 9,2006
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 7-31-06)
2. Landscape Plan (dated: 8-10~06)
3. Concept Plan (dated: 8-1 0.06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Nampa and Meridian Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER ]9, 2006
A. Drawings
1. Preliminary Plat (dated: 7-31-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
2. Landscape Plan (dated 8.10-06)
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER ]9, 2006
3. Concept Plan (dated: 8-10-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
B. Conditions of Approval
1. Planning Department
1.1 ANNEXATION COMMENTS
1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner( s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate
this process.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-050)
1.2.1 The preliminary plat labeled as PP-1, prepared by Bailey Engineering, Inc., dated July 31, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-048) application shall also be considered conditions of the
Preliminary Plat (PP-06-050)
1.2.2 The applicant shall provide two public street access points to this property along Franklin Road.
These two streets shall be linked together by a public street that loops into the proposed
development across the Eight Mile Lateral. One of these public street access points shall align
with SW 12th Street which currently intersects Franklin Road across from this property. OR The
applicant shall submit a revised plat with an alternative street design that increases the ability for
access to the north side of the Eight Mile Lateral, if required by the Commission. Submit 10 full
size copies and one 8.5" x 11" copy of the revised plat at least 10 days prior to the City Council
hearing.
1.2.3 The applicant shall provide a cross access easement to the Thornton property (parcel
#1212336030) to the west. Said easement shall either be recorded prior to signature of the final
plat by the City Engineer, and/or be depicted on the face ofthe final plat.
1.2.4 The applicant shall provide a 25-foot wide landscape buffer along the western boundary of Lots
3-5, Block 1. This buffer shall be designed and planted in accordance with UDC 11-3B-9. This
buffer shall be installed on each lot, prior to occupancy of the building on each lot.
1.2.5 No trash compactors, loading areas, docks, or bays shall face the western property line on Lots 3-
5, Block 1.
1.2.6 The landscape plan prepared by G. Gensen, on 8-10-06, is approved with the following
modifications/notes:
. Per UDC 11-2B-3, a 25-foot wide landscape buffer shall be provided along Franklin
Road that meets the standards outlined in 11-3B-7.
. 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, if applicable.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER] 9,2006
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.2.7 The applicant shall clarify. at the public hearinll. what tyPe of fencinQ: will be installed with this
development. A detailed fencing plan shall be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building permit, temporary construction
fencing to contain debris must be installed around the perimeter. All fencing shall be designed
according to UDC 11-3A-7.
1.2.8 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. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.2.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUlREMENTS~PRELIMINAR Y PLAT (PP-06-050)
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 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.4 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.5 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 mains located on
the north and south of this project. The applicant shall install mains to and through this
development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub.grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 The preliminary plat depicts a sewer main being installed in the landscape buffer. Per City of
Meridian's standard form of easement no trees shall be allowed within the required 20-feet of
easement. The applicant shall coordinate with Planning to comply with this condition while still
complying with all landscape ordinance.
2.3 Water service to this site is being proposed via extension of mains in W. Franklin Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.4 A water connection to the blow-off stubbed to this property from parcel #1212346667 shall be
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
required.
2.5 The water main depicted from being installed from W. Franklin Road to the northern portion of
this property shall be up sized to a minimum of lO-inch main.
2.6 A portion of this site is within a FEMA floodplain zone A. The applicant shall be responsible to
determine the Base Flood Elevation, and if any lots are within the flood plain those buildings
shall provide Base Flood Elevation Certification prior to building permits being issued.
2.7 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.8 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).
2.9 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase ofthis project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 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.
2.14 The preliminary plat shows the Eight Mile Lateral as being left open. City code requires that
ditches be tiled unless they are used as a water amenity or linear open space, or if the Council
fmds the public purpose is not served by tiling this ditch. The council can also waive this
requirement on large capacity facilities (48-inch has been the rule of thumb). If the large capacity
argument is going to be used, the applicants engineer shall submit documentation supporting this
assertion prior to the City Council hearing.
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
2.16 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the fmal plat.
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 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.
2.24 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.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two~hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
3.2 Final Approval of the fIre 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 permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.4 An approved fIre department turnaround shall be constructed adjacent to the northern property
line (Lots 5 and 6, Block 1). This turnaround shall be fully accessible by emergency vehicles.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6 Requirements for dead-end fIre apparatus access roads that are between 500'-750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.7 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.9 Commercial and offIce occupancies will require a frre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.10 The 4 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.11 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.12 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.13 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fIre hydrants
and mains shall be provided where required by the code offIcial. For buildings equipped
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER] 9,2006
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.14 There shall be a fIre hydrant within 100' of all Fire Department connections.
3.15 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
3.16 This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knox box Padlock which has to be ordered thru the Meridian Fire
Department.
3.17 Please contact the Fire Marshal at 888-1234 to work specific issues associated with this project as
soon as possible.
3.18 The Fire Department reserves the right to restrict future uses in areas that are only served by one
access.
3.19 The Fire Department is concerned about adequate fIre hydrant flow in this area. The applicant shall
ensure that all fire hydrant flow specifications are achieved.
4. Police Department
4.1 The Police Department is concerned about the single access that is provided to the industrial lots
at the rear of this property.
5. Parks Department
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. Sanitary Service Company
6.1 sse did not provide comments related to this application.
7. Ada County Highway District
Site Specific Conditions of Approval
7.1 Construct the internal street, NW 13th Avenue, as a 41-foot street section with vertical curb,
gutter, and 5-foot attached concrete sidewalk, within 54-feet of right-of-way, located
approximately 400-feet east of the west property line.
7.2 Construct a standard cul-de-sac turnaround at the terminus ofNW 13th Avenue with a minimum
turning radius of 45-feet.
Exhibit B - Page 6
CITY OF MERIDlANPLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
7.3 Driveway access to NW 13th Avenue should be located a minimum of 50-feet (measured near
edge to near edge) from the intersection with Franklin Road, be paved the entire width, and at
least 30-feet intro the site. Commercial Driveways should be no greater than 36-feet wide, and
industrial driveways should be no greater than 40-feet wide.
7.4 Relocate the westerly (closest to the intersection with Linder Road) driveway to take access from
NW 13th Avenue; OR construct a shared right-in/right-out driveway at the west property line
with a 6-inch raised median installed in the middle of Franklin Road to restrict turning
movements.
7.5 Relocate the easterly driveway on Franklin Road to NW 13th Avenue, in compliance with
District policy requirements; OR shift the driveway to align with 12th Avenue to the south
thereby providing a shared access for the parcel to the east.
7.6 Provide an easement for the existing sidewalk on Franklin Road, if one does not already exist.
7.7 Other than the access point(s) specifically approved with this application, direct lot access to
Franklin Road is prohibited. A note regarding this access restriction will be required on the final
plat.
7.8 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.4b Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.7b All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
7.9b Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.12b 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.
7.13b Any change by the applicant in the planned use of the property which is the subj ect of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Nampa and Meridian Irrigation District
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 All easements must be protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable.
9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
9.5 The Developer must comply with Idaho Code 31-3805.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of OCTOBER 19, 2006
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
C. Legal Description
." "
'.
IDAHO
SURVEY
GROUP
1450 East Watertow"r 5t.
Suite 150
Meridian, Idaho 83642
Phone (208) 846-8570
Fall; (208) 884-5399
Project No. 06-210
July 26,2006
Creamline Park Subdivision
Annexation Description
A parcel ofland located in the West Y:. of the SWl/4 of Section 12, T.3N_, R.l W.,
B.M., Ada County, Idaho, more particularly described as follows: Commencing at the
Southwest comer of said Section 12, from which the y., comer common to Section 13 and
the said Section 12 bears South 89015'24" East, 2651.28 feet; Thence South 89015'24"
East, 353.08 feet to the REAL POINT OF BEGINNING.
Thence North 00043'10" East, and along the East line ofHeppers Acre
Subdivision, as same is recorded in Book 19 of Plats at Page 1298, records of Ada
County, Idaho, a distance of 1476.50 feet to the Northeast comer of said Subdivision
lying on the South right-of-way of the Union Pacific Railroad;
Thence along said right-of-way South 88030'36" East, 968.15 feet;
Thence departing said right-of-way South 00032'36" West, 1463.89 feet to the
West 1/16 comer common to said Sections 12 and 13;
Thence North 89015'24" West, 972.56 feet to the Point of Beginning. Containing
32.75 acres, more or less.
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D. Terry Peugh, PLS
Profes:donal Land Surveyors
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER] 9,2006
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to C-G and 1-1. 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 C-G and I-L zones, if the applicant enters into a
development agreement with the city.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare, ifthe applicant enters into a Development Agreement with the
City and complies with the conditions listed in Exhibit B of the Staff Report. 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 ofthe City (UDC 11-5B-3.E).
The C-G and I-L zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the future development in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff finds that Annexation and Zoninll of this property to
C-G and I-L would be in the best interest ofthe City. if the a\Jplicant enters into a
Development Allfeement (DA) with the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 19,2006
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (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 Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may eause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature( s) of maj or importance of which staff is unaware.
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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
September 19, 2006
To:
Bailey Engineering
1500 E. Iron Eagle Drive
Eagle, 1083616
RECEIVED
OCT 1 6 2006
City of Meridian
City Clerk Office
Representative:
Cream line Assoc, LLC
3670 Hepburn Cir.
Stockton, CA 95209
Subject:
Creamline Park Subdivision/MPP-06-50/MAZ-06-048
1200 W. Franklin Road
10-lot Commercial/Industrial
On October 11, 2006 the Ada County Highway District acted on your application tor the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6187.
Sincerely, ~
Andrew Mentzer
Planner I
Right-ot-way & Development Services
Ada County Highway District
CC: Project file, Utilities, Construction Services, City of Meridian
Ada County Highway District. 3775 Adams Street. Garden City, 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:
Creamline Park Subdivision/MPP-06-050/MAZ-06-048
This application is tor the preliminary plat and rezoning of 32.5 acres in Meridian, 10.
lead Agency:
Meridian City
Site address:
1200 W. Franklin Road
Staff level
Approval:
October 11 th 2006
Applicant:
Cream line Assoc, LLC
3670 Hepburn Cir.
Stockton, CA 95209
Representative:
Bailey Engineering
1500 E. Iron Eagle Drive
Eagle, 1083616
Staff Contact:
Andrew Mentzer
Phone: 387-6187
E-mail: amentzercmachd.ada.id.us
October 6th 2006
Tech Review:
Application Information:
Acreage: 32.5
Current Zoning: RUT
Proposed Zoning: CG & I-L
Industrial Lots: 6
Commercial Lots: 4
A. Findinas of Fact
Existing Conditions
1. Site Information: The site is currently occupied by a rural residential structure.
2. Description of Adjacent Surrounding Area:
Direction land Use Zoning
North Commercial L-O
South Residential R-4
East Industrial I-L
1
I West
I Residential
I R-1
3. Existing Roadway Improvements & Right-of-Way
Franklin Road is currently improved with 4-travellanes, a center turn lane,
paved shoulders, and vertical curb, gutter and 5-foot concrete sidewalk
abutting the site. Franklin Road currently has 70-feet of right-of-way (30-feet
from centerline). The sidewalk abutting the site is outside ot the right-ot-way.
4.
Existing Access:
There is currently one rural approach accessing the site from Franklin
Road located approximately 140-feet west ot the east property line
(measured near edge to property line).
5.
Site History:
This site was previously reviewed with the Northwoods Subdivision rezone in
October ot 2005.
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 2291 additional
vehicle trips per day (10 existing) based on the Institute ot Transportation
Engineers Trip Generation Manual, General Office (844 trips)/Ught Industrial
(1457 trips) land use designation.
2.
Impact Fees:
There will be an impact tee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study:
A traffic impact study was not required with this application"
4. Impacted Roadways:
Roadway Frontage Functional Traffic Count level of Speed
Classification Service* Limit
Franklin Road 975' Principal 22,895 west of Better 35 MPH
Arterial Meridian Rd. on than "C"
11/01/2005
*Acceptable level of service for a 5 lane principal arterial is "0" (33,000 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 Capital Improvements Plan. Franklin Road is slated tor widening to 5-lanes from
Ten Mile to Under Road with some additional improvements to the intersection on the eastern leg
(should not affect the site; see below).
B. Findinas for Consideration
1 " Tree Planter Policy
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
2
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.
2. Franklin Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows tor the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete 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).
Applicant Proposal: The applicant has not proposed to construct any improvements or dedicate
any additional right-of-way with this application.
Staff Recommendation: Due to the fact that Franklin Road is built out, the applicant should not be
required to construct any additional improvements or dedicate Any additional right-of-way with this
application. The applicant should be required to provide an easement for the existing sidewalk it
one does not already exist. Also worth noting is the planned rebuild ot the intersection of Franklin
and Under noted in the FYWP. The south side ot the fronting section of Franklin Road is slated for
an additional turn lane (although this addition should not directly impact the site). Contact Tim
Morgan, Project Manager tor additional information (208)387-6260.
3. Driveways
Driveway Offset Policy: District policy 72-F5, requires driveways located on collector or arterial
roadways with a speed limit ot 35 to align or offset a minimum of 150-feet from any existing or
proposed driveway.
Access Policy: District POlicy 7204.7.3 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points.
Gravel Tracking Policy: Graveled driveways abutting public streets create maintenance problems
due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the
applicant should be required to pave the driveway its full width and at least 30-feet into the site
beyond the edge ot pavement ot the roadway and install pavement tapers with 15-foot radii abutting
the existing roadway edge.
Width PoliCY: District policy 7207.9.3 restricts industrial driveways to a maximum width ot 40-feet.
Most industrial driveways will be constructed as curb-cut type tacilities it located on local streets.
Curb return type driveways with 15-foot radii will be required for driveways accessing collector and
arterial roadways; District policy 7207.9.3 restricts commercial driveways with daily traffic volumes
over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed
as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will
be required for driveways accessing collector and arterial roadways.
Applicant Proposal: The applicant is proposing to construct two driveways intersecting Franklin
Road approximately 95-teet east of the west property line, and 1 O-feet west of the east property
line. The remaining 8-lots are proposed to take access from NW 13th Avenue.
Staff Recommendation: The applicant should be required to relocate the westerly (closest to the
intersection with Under Road) driveway to take access from NW 13th Avenue; OR construct a
shared right-in/right-out driveway at the west property line with a 6-inch raised median installed in
the middle ot Franklin Road to restrict turning movements. The easterly driveway intersecting
Franklin Road should be relocated to NW 13th Avenue; OR be shifted to align with 12th Avenue to
3
the south and providing a shared access tor the parcel to the east. All other lot access should come
from NW 13th Avenue. Driveway access to NW 13th Avenue should be located a minimum of 50-feet
(measured near edge to near edge) from the intersection with Franklin Road, be paved the entire
width, and at least 30-feet intro the site. Commercial Driveways should be no greater than 36-feet
wide, and industrial driveways should be no greater than 40-feet wide.
4. Internal Street
Right-of-Way Policy: District policy requires 54-feet of right-ot-way on industrial/commercial
roadways (Figure 72-F1 B). This right-of-way allows tor the construction of a 3-lane roadway with
curb, gutter and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7202.8 and 72-F1A, requires roadways abutting commercial
developments to be constructed as a 40-toot street section with curb, gutter and 5-foot concrete
sidewalk within 54-feet ot right-of-way.
Roadway Offset Policy: District pOlicy 7204.11.6, requires local roadways to align or offset a
minimum of 300-teet trom an arterial roadway (measured centerline to centerline).
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-teet. The applicant should also be required to provide a minimum ot
a 29-foot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4-teet wide to total a minimum ot a 1 OO-square foot
area.
Applicant Proposal: The applicant is proposing to construct the internal street, NW 13th Avenue,
approximately 400-teet east of the west property line as a 41-foot street section with vertical curb,
gutter, and 5-foot attached concrete sidewalk, within 54-teet of right-of-way. NW 13th Avenue
terminates in a cul-de-sac approximately 400-feet north of the south property line.
Staff Recommendation: The applicant should be required to construct the internal street, NW 13th
Avenue, as a 41-foot street section with vertical curb, gutter, and 5-toot attached concrete sidewalk,
within 54-feet ot right-of-way, where proposed. The cul-de-sac at the northern terminus of NW 13th
Avenue should be constructed with a minimum turning radius of 45-teet.
C. Site Specific Conditions of Al!J)roval
1 . Construct the internal street, NW 13th Avenue, as a 41-foot street section with vertical curb, gutter,
and 5-foot attached concrete sidewalk, within 54-feet of right-of-way, located approximately 400-
feet east of the west property line.
2. Construct a standard cul-de-sac turnaround at the terminus of NW 13th Avenue with a minimum
turning radius of 45-teet.
3. Driveway access to NW 13th Avenue should be located a minimum ot 50-teet (measured near edge
to near edge) from the intersection with Franklin Road, be paved the entire width, and at least 30-
teet intro the site. Commercial Driveways should be no greater than 36-feet wide, and industrial
driveways should be no greater than 40-feet wide.
4. Relocate the westerly (closest to the intersection with Under Road) driveway to take access from
NW 13th Avenue; OR construct a shared right-in/right-out ONLY driveway at the west property line
with a 6-inch raised median installed to restrict tuming movements as such.
4
5. Relocate the proposed easterly driveway on Franklin Road to NW 13th Avenue, in compliance with
District policy requirements; OR shift the driveway to align with 12th Avenue to the south thereby
providing a shared access for the parcel to the east.
6. Provide an easement for the existing sidewalk on Franklin Road, if one does not already exist.
7. Other than the access point(s) specifically approved with this application, direct lot access to
Franklin Road is prohibited. A note regarding this access restriction will be required on the final
plat.
8. Comply with all Standard Conditions ot Approval.
D. Standard Conditions of Al!J)roval
1. Any existing irrigation facilities shall be relocated outside of the right-ot-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 tile
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 specitically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans tor 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-ot-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 tull 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.
5
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 trom the Ada County Highway District.
13. Any change by the applicant in the planned use ot 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 torce at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use ot the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, it all ot the Site Specific and Standard Conditions ot Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
6
7
_i
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant ot the
tinal 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 ot the relevant tacts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
entorcement ot 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 trom
the date ot 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 ot 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 moditications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice ot 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 ot the ROWDS
Manager's reply to the notice ot appeal. A copy ot 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.
8
II
Development Process Checklist
II
l8JSubmit a development application to a City or to the County
l8JThe City or the County will transmit the development application to ACHD
l8JThe ACHD Planning Review Division will receive the development application to review
l8JThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
l8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite 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 one (1) set 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)
o Driveway or Property Approach(s)
· Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
· Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
· At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat. done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
. Vie Steelman at Idaho Power must have his IPce approved set of subdivision utility plans prior to Pre-Con being
scheduled.
D Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
9
SIGN POSTING AFFIDAVIT
Ronald W. Van Auker hereby agrees to post the Creamline Park Subdivision with
the City of Meridian required public hearing signage at least 10 days prior to the
scheduled public hearing for the request of Annexation, Zoning and Preliminary
Plat.
. 11:.1 '
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OCT '\ 2006
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STATE OF Idaho
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County of Ada
On this 9th day of October, 2006 before me, the undersigned, a Notary Public in and for
said State, personally appeared Ronald W. Van Auker known or identified to me to be the
Company, Corporation or Entity that executed the foregoing instrument or the person who
executed the foregoing instrument on behalf of said Company, Corporation or Entity, and
acknowledged to me that such Company, Corporation or Entity executed the same.
IN WITNESS WHEREOF, J have hereto set my hand and affixed my official seal the day
and year in this certificata first written. ~ ~ , Q
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~ ~:;'i.~~ CENTRAL DISTRICT HEALTH DEPARTMENT
"HEALTH Environmental Health Division
DEPARTMENT Ii: ' '
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Rezone #
Conditional Use #
Preliminary / Final/Short Plat fP 0 fo -oS 6
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01.
02.
03.
04.
05.
06.
07.
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Return to:
o Boise
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o Garden City
~ridian
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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~n ~roval from appropriate entities are submitted, we can approve this proposal for:
~central sewage 0 community sewage system 0 community water well
o interim sewage ~tral water
o individual sewage 0 individual water
~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~nmental Quality:
~ central sewage Q community sewage system 0 community water
o sewage dry lines ~tral water
~. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
o 15.
Date:~27 /~
15726.001 EH0904
Review Sheet
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
25 Se tember 2006
City of Meridian
City Clerk's Office
William G. Berg Jr.
33 East Idaho Avenue
Meridian, ID 83642
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Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nompa 466-0663
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-- .RE:--- AZ-06w04S-; PIJOti-:':OSOTCreamline Park Subdivision
Dear Will:
AZ 06-048: Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning.
PP 06-050: Nampa & Meridian Irrigation District requires that a Land Use Change Application
be filed, for review, prior to final platting. Please contact Donna Moore at 466-7861 for further
information.
All laterals and waste ways must be protected. The District's 8 Mile Lateral courses through the
southern section of this proposed project. This easement must be protected and any
encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer
must comply with Idaho Code 31-3805. It is recommended that irrigation water be made
available to all developments witl1in the Nampa & Meridian r.-.r:igation District.
Sincerely,
f3d1' i/~-
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
26 September 2006
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Phanes: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Kent Brown
Bailey Engineers
1500 E. Iron Eagle Drive
Eagle, 10 83616
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----R-E:- -u--Land-'Use--Changs"Application-=-Creamline Darl("'SuDmvisio,'- . ---- - --~-
Please note the District now reauires three (3) sets of plans
Dear Mr. Brown:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
MUM 11.l1J trILL
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Creamline Associates, LLC, 3670 Hepburn Circle, Stockton, CA 95209
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
VAN AUKER PROPERTIES
3084 East Lanark
Meridian, ID 83642
208-887-7994
208-887-7998 Fax
bmiller@vanauker.com
RECEIVED
OCT 1 9 2006
City Of Meridian
City Clerk OfficE
October 19, 2006
Mr. Justin Lucas
Associate Planner
City of Meridian
33. East Idaho
Meridian, IS 83642
Re: Cream line Subdivision
Dear Justin:
On behalf of Creamline Associates, LLC I am responding to the Staff Report for
the Creamline Subdivision. There are several issues addressed in the Staff
Report which are not acceptable to the owners of the property which I would like
to address.
1. Section 10. a. 1. Compatibility with Surroundina Uses. The Staff
expressed concern about compatibility of the proposed subdivision in
relation to the uses contiguous to the west property boundary. There
are 11 total parcels on the west boundary of the proposed Creamline
Subdivision. The southern most parcel which is bare ground and the
northerly most parcel which is a relatively new day care center are the
only parcels of the 11 which are annexed and zoned in the City of
Meridian.
Of the remaining 9 parcels there are two parcels which have no
improvements or old out buildings, one is a single family home being
used as a real estate office, another single family home is being used
as a birthing center (neither of which appear to be permitted uses
according to Ada County Development Services) and only five of the
parcels are functioning as single family homes. It appears that only
two of the five single family homes are owner occupied.
None of the nine parcels are annexed or zoned in the City of Meridian
and it is clear that these nine parcels are in transition and are non-
conforming uses as it relates to the City of Meridian Comprehensive
Plan Land Use Map. Over time these properties will be annexed,
zoned and redeveloped into uses other than single family residences.
Page Two
Mr. Justin Lucas
October 19, 2006
Given the limited life expectancy of the single family uses, it is
unreasonable to require the Creamline Subdivision to modify the
permitted IL uses and functions to accommodate non-conforming uses.
We ask that the limitations proposed for Lots 3.5 of Block 1 be
eliminated. In addition, we ask that the final bullet point of this section
be eliminated. We would like to have the option to obtain at least one
building permit prior to the recordation of the Final Plat.
2. Section 10. 8. 2. a.
Street Desian. Staff is recommending adequate public access and
adequate public circulation and therefore is recommending a loop
road. Industrial users do not want public access or public circulation.
The businesses which will be located in the proposed subdivision will
not be soliciting business from the general public and there is no
reason for the general public to access any of these businesses.
Industrial users prefer limited traffic, limited public circulation and
limited exposure in and around their facilities.
A loop road would bring people into the development who have no
business being in the development and in addition a loop road would
bring unwanted exposure to the industrial facilities inviting potential
theft and vandalism.
A loop road would preclude the development of larger 3-5 acre parcels
due to the layout of the road and the dedication of the right of way.
ACHD has reviewed the proposed development and has
recommended the one full access dedicated road with one shared full-
access point at the easterly property line and one restricted access
point on the west property line. ACHD does not see the need for or
recommend a loop road.
We are willing to stub a road to the west for future secondary access to
Linder.
We ask that there be no requirement for a loop road.
Access. Again ACHD has permitted up to three access points on
Franklin Road, one dedicated and full access road, one full access
point to the east and one limited access point to the west. ACHD
provides the option of eliminating the west access point and taking
access from NW 13th Avenue. Staff is requiring that we provide access
Page Three
Mr. Justin Lucas
October 19, 2006
to an adjoining parcel referred to as the Thornton Parcel. We ask that
we not be required to provide cross access to the adjoining parcel if we
choose not to construct the westerly access point.
Compatibility/Landscape Buffer to Adjoinina Uses. Staff is
requiring a 25' landscape buffer on the westerly boundary of the
property to mitigate the impact of light industrial uses on the residential
uses. A landscape buffer will have no mitigating effect for the non-
conforming parcels. The parcels are large lots and range in size from
2.11 acres to .52 acres. Seven of the eleven are one acre or more,
one is .85 acres and three are .52 acres. All 11 lots are more than
310' deep. The day care building is located in the middle of the parcel,
but all other inhabitable buildings on these parcels are located on the
front 1/3 of the parcel, providing a buffer of over 150'.
We ask that the 25' landscape buffer requirement be eliminated.
Fencina. We propose to install a 6 feet, vinyl slatted chain link fence
on the west boundary, north of the 8 Mile Lateral and we also propose
to install a vinyl slatted chain link fence on the north boundary. Chain
link fences are currently existing on the east boundary, north of the 8
Mile Lateral.
Ditches. Laterals and Canals. It has been our plan to tile the Eight
Mile Lateral, but in meeting with the Nampa Meridian Irrigation District
we were advised that the pipe must be a minimum diameter of 60".
The 60" requirement effectively eliminates the option to cover the ditch
except at the point of the road crossing.
We ask that the 8 Mile Lateral tiling requirement be eliminated.
3. Exhibit B.
Fire Department.
3.4. The Fire Department is requiring a turnaround at the northern
property line of Lots 5 and 6 of Block 1. It is not our intention to
extend the road to the north property line. We agree to provide
the Fire Department the ability to drive completely around any
proposed building, but we are unable to provide a road to the
north property boundary.
We ask that our granting of access around the building take the
place of providing a road and turnaround to the northern
Page Four
Mr. Justin Lucas
October 19, 2006
boundary of the property. As an alternative proposal we would
be willing to move the location of the cul-de-sac to the north end
of the proposed road at the southern common corners of Lots 5
and 6.
3.18. The Fire Department is reserving the right to restrict future uses
which are served by one access. We are agreeable to this
restriction provided that the restriction apply only to Lots 4, 5, 6
& 7 which are the lots which are beyond the 450' dedicated cul-
de-sac. In addition, we would ask that any use restrictions on
Lots 4, 5, 6 & 7 be reasonable.
This concludes our comments. Please feel free to contact me with any questions
or comments. Also, please provide the Planning and Zoning Commissioners a
copy of this letter prior to the Public Hearing this evening.
Sincerely,