HomeMy WebLinkAboutSeyam SubdivisionDecember 4, 2006 PP 06-055
MERIDIAN PLANNING & ZONING MEETING December 7, 2006
APPLICANT Ronald Van Auker ITEM NO. 13
REQUEST Public Hearing: Preliminary Plan approval of 8 lots on 39.28 acres in
existing I -L zone and C -G zones for Seyam Subdivision - 3660 E Lanark Street.
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION
SETTLERS' IRRIGATION:
MON 10M 120ZM
COMMENTS
See Attached Staff Report
See Attached Comments
See Attached Comments
See Attached Comments
INTERMOUNTAIN GAS:
OTHER: See Affidavit of Sign Posting
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
6;CLE
Engineers, Irn:G
_ _ --
TO: Anna Borchers Canning -
City of Meridian Planning Director
660 E. Watcrtower Lane, Ste. 202
Meridian, ID 83642
DATE: November 28, 2006 )I
RE: Property posting for Seyam Subdivision'
Dear Anna:
Seyam Subdivision was posted on November, 22nd, 2006, per the requirement of the City of
Meridian's City Code. The attached photos<depict the property posted located at 3660 Lanark.
If you, have any questions or cornments, please don't hesitate to contact me at (208) 887-7760.
Sincerely,
'Michael R. -.Crawford
I _
cc: File#90661125 '
Will Berg,Meridian Ci Clerk 3.3 E. Idaho Meridian, ID 83642
City Ave., .
State of Idaho )
County of Ada)
On this 28th day of November the year of 2006 before me; the undersigned, a Notary Public
in the fort the State of Idaho, personally appeared Michael R. Crawford identified to me to the be
person whose name is subscribed to the within instrument,, and acknowledged to me that he
executed the same.
In witness whereof, IOligyra W euilto set my hand0 1, land. affixed my official seal the flay and
year first written above. ,�.Z L z 14
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_9066125 Post property posting aff davit 1 9as9�
12552 W. EXECUTIVE DRIVE, SUITE'S BOISE, IDAHO 83713 •: (208) 887-7760 • FAX (208) 887-7781
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• Students for
Challenges Joint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
November 20, 2006
City of Meridian
--- — ---._..pity-Glerk's-Office--
Attn: William G. Berg, Jr.
33 East Idaho Avenue
Meridian, ID 83642
Dear Planners:
NOV
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elemetitary schools throughout the district
are operating over capacity.
Approval of the Se am Subdivision will have a significant impact on school enrollments
at Spalding Elementary, Lewis & Clark Middle and Mountain View High Schnnl.
We can predict that these homes, when completed, will house two (2) elementary aged
children, one (1) middle school aged children, and one (1) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
Wendel Bigham
Building & Construction Manager
-f
-. . . . ./.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
15 November 2006 OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
City of Meridian
City Clerk's Office
- WiLiam Ci, -.Berg Jr.
33 East Idaho Avenue
Meridian, ID 83642
RE: PP 06-055/Seyam Sub
Dear Will:
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 fiirther information -
All laterals and waste ways must be protected. The District's Evans Drain courses on the north
boundary of this proposed project. The District's easement for the Evans Drain at this location is
a minimum of sixty feet (60'), thirty feet (30') to each side of the centerline.
However please contact the District directly to verify the width of easement necessary to operate,
maintain and repair the Evans Drain. Also, please send revised plans showing exactly what
proposed encroachments will be within the District's easement and exactly how far.
This easement must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
Page 1 of 2
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
addressee
firm
re:
date
Page 2 of 2
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer
must comply with Idaho Code 31-3805. It is recommended that irrigation water be made
available to all developments within the Nampa & Meridian Irrigation District.
Pressure irrigation is to be hooked -up to RC Willey. This pump station must be updated to
accommodate this proposed project.
If you have an further questions, lease feel free to give me
Y Y q � p g a call.
ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES
MUST BE COMPLETED BY MARCH 15, 2007.
Sincerely,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BR/dbg
C; Water Superintendent
Ted Clinton
Rider 3
File - Office/Shop
22 November 2006
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampo A66-7861
SHOP: Nampa 466-0663
Michael Crawford
Pinnacle Engineers
12552 W. Executive Drive, Suite B
- - Bflise�4D -8-3713=-
RE: Land Use Change Application — Seyam Subdivision
Please note the District now requires three 3 sets of plans
Dear Mr. Crawford:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Dictated by Ms. Moore and
mailed without signature
in her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Ronald Van Auker, 3084 E. Lanark, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
801SE PROJECT RIGHTS • 40,000
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING, DATE OF DECEMBER 7, 2006
STAFF REPORT Hearing Date: December 7, 2006
TO: Planning & Zoning Commission
FROM: Justin Lucas, Associate City Planner
SUBJECT: Seyam Subdivision
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RECEIVED
TE1 P-06-055 — Preliminary Plat for 8 lots on 39.28 acres in the I -L and C -G zones,
by Ronald Van Auker,
DEC 0 1 20M
Cit1y.8fWNI YnDESCRIPTION OF APPLICANT'S REQUEST
City C1erklGiWicant, Ronald Van Auker, is requesting approval of a Preliminary Plat to subdivide 39.28
acres located on the south side of Franklin Road, approximately 1,200 feet east of the intersection
of Franklin Road and Eagle Road. The subject property is zoned C -G and I -L. The subject
preliminary plat contains 8 lots with a mix of commercial and industrial zoned lots. Portions of
this site have already been developed, including the Ashlcy Furniture Building on the southwest
corner of the property (proposed Lot 4, Block 2) and the Lanark Warehouse complex at the north
end of the site (proposed Lot 1, Block 1).
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed Seyam Subdivision (PP -06-055) with the
conditions listed in Exhibit B of the Staff Report. Below, staff has provided a detailed analysis
and recommended conditions of approval for the requested Preliminary Plat application.
3. PROPOSED MOTIONS (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 Number PP -06-055 as presented in staff report for the hearing date of
December 7, 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 Number PP -06-055 as presented in the staff report for the hearing date of
December 7, 2006 for the following reasons: (You must state specific reason(s) for the denial
of the plat.)
Continuance
I move to continue File Number PP -06-055 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:
3660 E. Lanark St.
Township 4N, Range IE, Section 32
b. Owner
Ronald Van Auker
3084 E. Lanark St.
Meridian, ID 83642
c. Applicant:
Ronald Van Auker
3084 E. Lanark St.
Seyam Subdivision page 1
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Meridian, ID 83642
d. Representative: Michael Crawford, Pinnacle Engineers
e. Present Zoning: General Retail and Service Commercial (C -G) and Light Industrial (I -L)
f. Present Comprehensive Plan Designation: Industrial and Commercial
g. Description of Applicant's Request: The applicant, Ronald Van. Auker, is rcqucsting approval
of a Preliminary Plat to subdivide 39.28 acres located on the south side of Franklin Road,
approximately 1,200 feet east of the intersection of Franklin Road and Eagle Road.
5. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as dctermined by City
Ordinance. By reason of the provisions of UDC 11-5, a public hearing is required before the
City Council on this matter.
b. Newspaper notifications published on: November 20`h and December 4th, 2006
c. Radius notices mailed to properties within 300 fcct on: November 9th, 2006
d. Applicant posted notice on site by: November 27th, 2006
51AWAaIII IM�
a. Existing Land Use(s): There are two existing buildings on this site, the Ashley Furniture
Building on the southwest corner and the Lanark Warehouse on the northern portion of the
site. The Ashley Furniture Building was developed as part of a one time Administrative Lot
Split that was approved in 2004.
b. Description of Character of Surrounding Area: Mixed use area with large scale commercial
(RC Willey, Ashley Furniture), retail, and residential uses; rapidly urbanizing.
c. Adjacent Land Use and Zoning
1. North: Railroad Tracks and Commerce Park Industrial Subdivision, zoned I -L.
2. West: RC Willey Complex and carpet warehouse, zoned C -G.
3. South: Franklin Road and Touchmark Living Center, zoned L -O.
4. East: Rural residence and vacant land, zoned R-1 and RUT (Ada County).
d. History of Previous Actions: In 2004, the current property owner applied for and received
approval for an administrative lot split (MI -04-007) on this property. The purpose of that one
time split was to create the 3.74 acre parcel on which the Ashley Furniture store now sits and
a 35.55 acre parcel on which the Lanark Warehouse building now sits. As part of that parcel
split the applicant agreed to subdivide the entire property and include both the 3.74 acre
parcel and the 35.55 acre parcel as lots in a future subdivision. The applicant submitted the
subject subdivision to fulfill that requirement. Subsequent to the one time split described
above, the Ashley Furniture parcel was rezoned (RZ-04-012) from a mix a of I -L and C -G to
all C -G. Two CZC applications (CZC-05-032, CZC-Van Auker Tnc_ no #) have also been
previously approved on this site for the aforementioned buildings.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing sewer service via extension of
mains adjacent to the property
Seyam Subdivision page 2
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Location of water: This property is proposing water service via extension of
mains adjacent to the property.
Issues or concerns: None.
2. Vegetation: Some existing trees that should be protected or mitigated for.
3. Flood plain: N/A
4. Canals/Ditches Irrigation: The Evans Drain runs along the northern boundary of this
property. This facility has already been tiled adjacent to this site.
5. Hazards: None identified.
6. Size of Property: 39.28 acres
f. Subdivision Plat Information:
The submitted plat proposes 8 lots in the I -L and C -G zones. A new north -south public
street, N. Touchmark Way, is proposed near the center of the subdivision. The applicant
is also proposing to dedicate the existing private street, Lanark Lane, to ACIID with this
preliminary plat.
g. Landscaping:
Width of street buffer(s): Per the Future Land Use Map, Franklin Road is designated
as an "Entryway Corridor" adjacent to this site. As such, the UDC (Table 11-2B-3)
requires a 35 -foot wide street buffer adjacent to this roadway. The landscape plan
(Sheet LS -1) proposes a 35 -foot wide buffer along Franklin Road for the all of the
proposed subdivision except the Ashley Furniture site which has previously developed
(see analysis below for further detail of this situation). UDC Tables 11-2B-3 and I I -
2C-2 also require a ten foot street landscape buffer in the C -G and I -L zones along all
local streets. The applicant has depicted these buffers on the landscape plan. All street
buffers should be designed in accordance with UDC 11-3B-7. Landscape buffers
along streets should be either placed in a separate common lot or a landscape easement
on the final plat(s).
2. Percentage of site as open space: The UDC does not require open space or site
amenities for commercial/industrial subdivisions.
3. Other landscaping standards: Landscaping within all parking lot areas should be
constructed in compliance with UDC 11-3B-8.
h. Off —Street Parking and Loading: One off-street parking space is required for every 500 square
feet of gross floor area in the C -G zone, and one off-street parking space is required for every
2,000 square feet of gross floor area in the I -L zone. Also, off-street loading spaces for
commercial and industrial uses shall be provided to prevent delivery vehicles from blocking
travel lanes (per UDC I I -3C-8). No buildings are proposed with the subject application_ Staff
will review compliance with the off-street parking and loading standards with future CZC
applications.
Proposed Street System: The applicant is proposing two new public streets with this
application. The first of these streets, East Lanark Street (adjacent to Lot 1, Block 1, traveling
east to west), has been mostly constructed as a private street with in this property. The
applicant is proposing to dedicate the existing private street to ACHD and make it a public
street. The applicant is also proposing to extend Lanark Street to the east, and stub it to the
"second phase" of this development (proposed Lot 4, Block 1)(See Analysis below for more
on Lanark Street). The second street the applicant is proposing is N. Touchmark Way (travels
Seyam Subdivision page 3
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
north to south in the center of the proposed subdivision). This proposed street intersects with
Franklin Road at its southern terminus and provides the primary access off of Franklin Road to
this development. This intersection is currently signalized. No other street or access points to
Franklin Road are proposed at this time.
Note: As of the print deadline for this report, staff has only received draft comments from
ACRD (listed in Exhibit B).
7. AGENCY COMMENTS MEETING
On November 17, 2006 staff held an agency comments meeting. The agencies and departments
present included: Meridian Firc Dcpartment, Meridian Meridian Public Works Department, and the
Sanitary Services Company. Staff has included all comments and recommended actions as
Conditions of Approval in Exhibit B.
S. COMPREHENSIVE PLAN POLICIES AND GOALS
The northern portion of the subject site is designated industrial and the southern portion commercial
on the Future Land Use Map. Chapter VII of the Comprehensive Plan contains the following
definitions for each of these designations:
Industrial. Areas are designated to allow a range of industrial uses to support industrial and
commercial activities and to develop with sufficient urban services. In light industrial areas, uses
may include warehouses, storage units, light manufacturing, and incidental retail and offices uses.
Heavy industrial areas may include processing, manufacturing, warehouses, storage units, and
industrial support activities. In all cases, standards for screening, landscaping, and adequate access
would be developed and implemented.
Commercial. This designation will provide a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family
residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
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):
• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
"en the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be subdivided in the following manner:
• The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department.
• The lands will be serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD) and the Idaho Department of
Transportation (ITD). This service will not change.
Seyam Subdivision page 4
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee -supported, set -vices will be pruvided 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 VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Stafffinds that the site is designated for Commercial and Industrial use on the
Comprehensive Plan Future Land Use Map. Staff believes that over time, a variety of
commercial and industrial opportunities will be provided on this site.
• Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed subdivision is appropriate along the adjoining transportation
corridor (Franklin Road).
• Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is only proposing one access point, a public street, from Franklin Road into
this development. Staff is supportive of this single public street access from the arterial
Franklin Road. Direct lot access to Franklin Road should be prohibited.
• Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
Except_ for adjacent to Lot 4, Block 2, the applicant is proposing to construct 35 foot wide
street buffers along the adjacent arterial street (Franklin Road). By Ordinance, a minimum
35 foot wide landscape buffer along entryway corridors is required.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial and Industrial Districts: UDC Tables 11-213-2 and 11-213-1
lists several uses as permitted and conditional uses in the C -G and I -L zoning districts.
b. Purpose Statement of Zones:
Light Industrial: 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 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.
Commercial: The purpose of the Commercial Districts is to provide for the retail and service
needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are
designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways. C -G General Retail And Service Commercial District:
Seyam Subdivision page 5
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
The purpose of the C -G district is to provide for commercial uses which are customarily
operated entirely or almost entirely within a building; to provide for a review of the impact
of proposed commercial uses which are auto and service oriented and are located in close
proximity to major highway or arterial streets; to fulfill the need of travel -related services as
well as retail sales for the transient and permanent motoring public. All such districts shall
be connected to the municipal water and sewer systems of the city, and shall not constitute
strip commercial development and encourage clustering of commercial development.
c. General Off -Street Parking Standards (from UDC 11 -3C -6B): In all Commercial Districts,
Residential Districts and Traditional Neighborhood Districts the requirement shall be one (1)
space for every five hundred (500) square feet of gross floor area. In all Industrial District the
requirement shall be one (1) space for every two thousand (2,000) square feet of gross floor
area.
d. Structures Subject to Design Standards (UDC 11 -3A -19B5): All structures on lots adjacent to
an entryway corridor (Franklin Road) are subject to the design standards listed in this section
of the UDC.
e. Outdoor storage/refitse areas (UDC 11-3A-12): Outdoor utility meters, HVAC equipment,
trash dumpsters, trash compaction and other service functions shall be incorporated into the
overall design of buildings and landscaping so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets.
10. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. Preliminary Plat 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:
Landscaping: Staff is generally supportive of the proposed landscape plan prepared by
Pinnacle Engineers, Inc., labeled Sheet LS -1, dated 8/22/06, with the following revisions -
UDC 11-2B requires a 35 -foot wide street buffer along entryway corridors. Franklin
Road is an entry way corridor in this location. On the submitted landscape plan, the
applicant is proposing to construct a 35 -foot wide street buffer along Franklin Road with
the following exclusions:
o Lot 4, Block 2, does not have the total required buffer along Franklin Road due
to the fact that this lot was previously developed by Ashley Furniture (see further
discussion below).
o Lot 4, Block 1 (identified as Phase 2) does not specifically show the required
buffer along Franklin Road,. Staff believes that the required 35 foot wide street
buffer and landscape easement (or common lot) should be required on this lot.
The applicant should be required to depict the required street buffers on the face of the
final plat in an easement or place the required buffers in common lots (UDC 11-3B). All
Seyam Subdivision page 6
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
required landscape buffers shall be exclusive of the public right-of-way and conform to
the requirements of UDC 11-313-7.
• Chapter 2 of the UDC requires a 10 -foot wide landscape buffer along both sides of the
proposed Lanark Street and N. Touchmark Way, which are local commercial/industrial
streets. The applicant should be required to depict the required local street buffers on the
face of the final plat in an easement or place the required buffers in common lots (UDC
11-3B). All required landscape buffers shall be exclusive of the public right-of-way and
conform to the requirements of UDC 11-3B-7.
• UDC Table 11-2C-2 requires a 25 -foot wide land use buffer between I -L zoned property
and all non -industrial zoning districts. A 25 -foot wide landscape buffer easement should
be placed oil the face of the final plat, on any industrial district boundary that borders a
non -industrial district. This land use buffer should be constructed in accordance with
UDC 11-3B-9, at the time of building construction.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Emergency Vehicle Turnaround: An approved temporary emergency vehicle turnaround and
easement should be provided at the eastern terminus of the proposed Lanark Street as required
by ACRD and the Fire Department.
Lot Line Location: As shown on the preliminary plat the proposed lot lines do not coincide
with the zoning district boundaries in this area. Staff is specifically concerned about Lot 3,
Block 1 and Lot 3, Block 2 which seem to be spilt between I -L and C -G zoning districts.
While such a division is not specifically prohibited by the UDC, Staff believes that it is
prudent to locate the proposed lot lines in this subdivision on the zoning district boundaries.
Locating the lot lines on the district boundaries will help to avoid any confusion in future
regarding the zoning designation of a specific lot within this subdivision, and clarify what uses
are allowed to be constructed on each lot. Locating the lot lines on the district boundaries will
also help to clarify the location of the required landscape buffer between the I -L and C -G
zones as described above. Furthermore, UDC 11-1-50 states that where a district
boundary approximately follows a property line, such property line shall be construed as
the district boundary. Staff believes that zoning district boundaries should coincide with
the proposed property (lot) lines.
Ten full-size and one 8.5" x 11" copy, as well as new PDF and jpg copies, of a revised
preliminary plat that depicts lot line locations as mentioned above, should be submitted to
Staff at least ten days prior to the City Council hearing for this project. Note: Lot 4, Block 2
(Ashley Furniture Site) appears to be zoned entirely C -G, the district boundary line shown on
the plat for this property should be moved to coincide with the proposed lot line.
Lanark Stub Street: The current preliminary plat proposes to extend Lanark Street only to
the Phase 1 boundary. Staff believes that this stub street needs to be extended all the way to
the eastern property line to ensure that the property owners to the east have access to this
proposed public street. Staff believes that this firture public street connection to the east is
essential to allow for the properties to the east to access the existing stoplight at the
intersection of Touchmark Way and Franklin Road. After discussing various options with the
applicant, Staff recommends that Lot 4, Block 1 (Phase 2) be restricted as a non -buildable lot,
until a new preliminary plat is submitted for that lot which shows the extension the proposed
Lanark Street to the eastern property line. Lot 4, Block 1 should be included within the
Seyam Subdivision page 7
PP -06-055
CITY OF .MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
boundaries of the first final plat on this site. Place a note on the face of said final plat
restricting Lot 4, Block 1 as a non -buildable lot until Lanark Street is extended to the east
property line. Said Lot 4, Block 1, shall be subject to re -subdivision, including the submittal of
a new preliminary plat and the subsequent recordation of a new/revised final plat of that lot.
No Certificates of Zoning Compliance or Building Permits should be issued for Lot 4, Block 1
until a final plat has been recorded that shows the extension of Lanark Street to the eastern
property line.
Additional Right -of -Way: In the draft report from ACHD the applicant is required to
dedicate 60 feet of right-of-way (or 50 with a 10 -foot sidewalk easement provided to ACHD)
from the centerline of Franklin Road. Currently the applicant shows only 40 feet of right-of-
way dcdicated along this road. The additional 10 or 20 feet of right-of-way ;required by ACRD
will significantly effect the location of the required landscape buffer in this area. Because this
ACHD requirement will have a significant impact on the buildable areas of the lots adjacent to
Franklin Road, Staff believes that the applicant should submit a revised preliminary plat that
indicates the correct amount of right-of-way, as required by ACHD. Ten full-size and one 8.5"
x 11" copy, as well as new PDF and jpg copies, of a revised preliminary plat that incorporates
the correct amount of right-of-way and the new dimensions and lot sizes for the lots should be
submitted to Staff at least ten days prior to the City Council hearing for this project_
Ashley Furniture Building: As mentioned above in the landscaping analysis the applicant is
not proposing a full 35 -foot wide landscape buffer along Franklin Road adjacent to Lot 4,
Block 2 (Ashley Furniture Site) of this proposed subdivision. This site was previously
developed, and there is an existing 25 -foot wide landscape buffer along Franklin Road. Due to
the fact that this site was previously approved and constructed (MI -04-07, CZC-05-032) Staff
does not believe it is necessary to require an increased buffer in this area at this time. This site
also has a unique topography with a very steep slope that drops down from Franklin Road to
the Ashley Furniture parking lot. If this road is to be widened to seven lanes as anticipated by
ACHD Staff, it will most likely require some significant cutting and filling. Due to this unique
situation Staff is supportive of the applicant's proposal to maintain the landscape buffer in this
area as it currently exists. The applicant should place a landscape buffer easement on the face
of the final plat that extends from the current curbing in the parking lot, to the new right-of-
way line for Franklin Road.
Direct Lot Access to Franklin Road: The submitted preliminary plat shows no direct lot
access points to Franklin Road. Franklin Road is classified as an arterial street on the
Functional Classification Street Map. Staff believes that there is sufficient access provided to
the subdivision without the need for direct lot access off of Franklin Road. A note should be
placed upon the final plat prohibiting direct lot access to Franklin Road.
Ditches, Laterals, and Canals: The Evans Drain traverses the northern boundary of this
property and is covered. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive
of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (UDC 11-3A-15). The applicant should be required
to utilize any existing surface or well water for the primary source. If a surface or well source
is not available, a single -point connection to the culinary water system shall be required. If a
single -point connection is used, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
Seyam Subdivision page 8
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
approved specifications and in accordance with City Code.
Fencing: The applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be submitted upon application of the final plat (UDC 11-3A-7). If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fencing should be
installed in accordance with City Code. See Exhibit B below.
Refuse/Service Area Screen: The submitted, landscape plan and preliminary plat do not
depict where the refuse/service areas will be. UDC 11-3A-12 requires the visual and acoustic
impacts of these functions are fully contained and out of view from adjacent properties and
public streets. All future CZC applications should clearly demonstrate how this standard is
met.
Staff Recommendation: Based on the above analysis, staff finds the Preliminary Plat
application generally conforms to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of PP -06-055 with the Conditions listed in Exhibit B of the Staff
Report for December 7, 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated August 22, 2006)
2. Landscape Plan (dated August 22, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. ACRD (Forthcoming)
D. Required Findings from the UDC
1. Preliminary Plat
Seyam Subdivision page 9
PP -06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Exhibit A: Preliminary Plat (dated August 22, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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Seyam Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Exhibit B: Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS-- (PP -06-055)
1.1.1 Any future construction on lots adjacent to Franklin Road shall be subject to Design Review
approval.
1.1.2 Access to Franklin Road shall be consistent with the approvals of ACHD, and the City of
Meridian. A note shall be placed on the final plat prohibiting direct lot access to Franklin Road.
1.1.3 The landscape plan prepared by Pinnacle Engineers, Inc., labeled Sheet LS -1, dated 8/22/06,
requires the following revisions:
• Construct a 35 -foot wide street buffer along Franklin Road excluding adjacent to Lot 4,
Block 2 (Ashley Furniture), all required landscape butters shall be exclusive of the public
right-of-way and conform to the requirements of UDC 11-313-7. This condition shall
apply to Lot 4, Block 1 which does no currently show the required buffer.
• Construct a 10 -foot wide landscape buffer along both sides of the proposed Lanark Street
and N. Touchmark Way. All required landscape buffers shall be exclusive of the public
right-of-way and conform to the requirements of UDC 11-3B-7.
• Provide an casement for a 25 -foot wide land use buffer between I -L zoned property and
all non -industrial zoning districts. This buffer shall be constructed when any industrial lot
that borders a non -industrial district is developed. The design of this buffer shall be
consistent with UDC 11-3B-9.
• Mitigate or protect the existing trees on this site. Coordinate a plan with the City
Arborist, Elroy Huff.
With the final plat application, submitted revised copies of the landscape plan with the changes
listed above.
1.1.4 Graphically depict on the face of the final plat a 35 -foot wide landscape buffer along Franklin
Road excluding adjacent to Lot 4, Block 2 (Ashley Furniture). Said buffer shall either be an
easement or within separate common lot.
1.1.5 Graphically depict on the face of the final plat a landscape buffer easement that extends from the
current curbing in the parking lot of the Ashley Furniture Site, to the new right-of-way line for
Franklin Road.
1.1.6 Graphically depict on the face of the final plat a 10 -foot wide landscape buffer along both sides of
Touchmark Way and Lanark Street. Said buffers shall either be easements or within separate
common lots.
1.1.7 Graphically depict on the face of the final plat a 25 -foot wide landscape buffer easement along all
I -L district boundaries that border the non -industrial (GG) district to the south.
1.1.8 Provide a Fire Department and ACHD approved temporary turnaround and easement at the
eastern terminus of the proposed Lanark Street.
1.1.9 The northern lot lines on Lot 3, Block 1 and Lot 3 Block 2 shall be relocated to coincide with the
zoning district boundaries. Ten full-size and one 8.5" x 11" copy, as well as new PDF and
jpg copies of a revised preliminary plat that incorporates corrects the lot line locations
shall be submitted to Staff at least ten days prior to the City Council hearing for this
project.
Seyam Subdivision
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
1.1.10 Ten full-size and one 8.5" x 11" copy, as well as new PDF and jpg copies, of a revised
preliminary plat that incorporates the correct amount of right-of-way required from ACHD
for Franklin Road and depicting the new lot dimensions adjacent to Franklin Road shall be
submitted to Staff at least ten days prior to the City Council hearing for this project. All
required landscape buffers shall be placed outside of any required right-of-way.
1.1.11 The zoning district boundary line shown on the preliminary plat to bisect Lot 4, Block 2 (Ashley
Furniture Site) is not accurate and shall be removed. Lot 4, Block 2 shall be shown as zoned
entirely C -G as approved with RZ-04-012.
1.1.12 Lot 4, Block 1 shall be included within the first final plat phase of this property (currently shown
as Phase 2). A note shall be placed upon the face of the final plat restricting Lot 4, Block 1 to be a
non -buildable lot. Until a new preliminary plat is submitted on Lot 4, Block. 1, and a subsequent
final plat is recorded, that shows the extension of Lanark Street to the eastern property line, no
Certificates of Zoning Compliance or Building Permits shall be issued for Lot 4, Block 1.
1.1.13 All refuse/service areas shall be designed so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets. All
future CZC applications shall clearly demonstrate how this standard is met.
1.1.14 Prior to issuance of any Certificate of Zoning Compliance, the final plat for this property shall be
recorded.
GENERAL REQUIREMENTS --PRELIMINARY PLAT
1.1.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
1.1.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3A-
18. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACRD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.1.3 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
1.1.4 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.1.5 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by the Irrigation District(s). 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
Seyam Subdivision
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.1.6 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the applicant of responsibility for compliance.
1.1.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
2, Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains adjacent to
the property. The applicant shall install mains to and through this subdivision; 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 Water service to this site is being proposed via extension of mains adjacent to the property. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 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).
2.5 The application does not appear to have proposed a pressurized irrigation system. Per UDC 11-
3A-15 all development requires pressurized underground irrigation water. This development
shall be required to provide pressurized irrigation water to all lots. Surface water is required to be
the main source if deemed available by the Public Works Department.
2.6 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre -construction meeting.
2.7 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
water for the primary source. If a surface 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.
2.8 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.
2.9 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.
Seyam Subdivision
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7. 2006
2.10 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.
2.11 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.
2.12 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.
2.13 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.
2.14 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
2.15 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.16 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.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 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.
2.20 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.
2.21 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 rile 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
Seyam Subdivision
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
commencing installations.
3. Meridian Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. An approved (temporary)
emergency vehicle turnaround shall be provided at the eastern terminus of the proposed
Lanark Street.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 49' outside
radius.
3.6 Private Alleys and Wire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.7 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.
3.8 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 The Fire Department has concerns about the ability to address the project and have the addresses
visible from the street which the project is addressed off of. Please contact Vicki Heugly at 898-
5500 to address this concern prior to the public hearing.
3.10 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.11 There shall be a fire hydrant within 100' of all Fire Department connections.
3.12 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
4. Police Department
Seyam Subdivision
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
4.1 The police department was not present at the comments meeting.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance 11-3B will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance
6. Sanitary Service Company
6.1 The Sanitary Service Company has no comment on this application.
7. Ada County Highway District (Draft Comments Received 11/29/06)
7.1 Site Specific Conditions of Approval
7.1.1 If Lanark Street is accepted by ACRD and dedicated as public, construct Lanark Street with a 7 -
foot attached concrete sidewalk for the site's entire frontage. Coordinate the dedication of Lanark
Street with the Right -of -Way and Development Services Manager, Gary Inselman (208)387-6170
(see attached interim policy). Lanark Street will need to be specifically approved or denied prior
to final plat; OR be platted as a private street.
7.1.2 If Lanark Street is accepted by ACRD and dedicated as public, construct a temporary turnaround
at the terminus of the existing private stub.
7.1.3 Repair the damaged barricade that terminus of the existing stub street.
7.1.4 Dedicate either 50-fcct or 60 -feet of right-of-way from the centerline of Franklin Road abutting
the parcel by means of a warranty deed. A 50 -foot dedication will require the applicant to provide
ACRD with a 10 -foot sidewalk easement. The right-of-way purchase and sale agreement and
deed must be completed and signed by the applicant prior to scheduling the final plat for
signature by the ACRD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The owner will be paid the fair market value of
the right-of-way dedicated which is an addition to existing ACRD right-of-way.
7.1.5 Construct Touchmark Street as a full commercial 41 -foot street section with vertical curb, gutter,
and 7 -foot concrete sidewalk within 65 -feet of right-of-way. Coordinate the utilization of the
existing traffic signal at Touchmark and Franklin with ACRD Staff.
7.1.6 Construct any commercial driveways accessing the site to be no greater than 36 -feet wide, paved
the entire width, and at least 30 -feet into the site. Any Industrial driveways may be no greater
than 40 -feet in width, should be paved their entire width, and at least 30 -feet into the site. Access
should only be allowed to Gaudians Street, Lanark Street, and the newly proposed public street
aligning with Touchmark Street. These access points should be located a minimum of 50 -feet
from the nearest public intersection (measured near edge to near edge). No access will be allowed
to Franklin Road, and a notation of all access restrictions should be made on the final plat.
7.1.7 The applicant may either -
Construct a 5 -foot concrete sidewalk no closer than 53 -feet from the centerline of Franklin Road
(in its ultimate location) for the frontage that is currently not improved to the east of the
intersection with Touchmark Street (approximately the easternmost 870 -feet of frontage on
Franklin Road). These sidewalk improvements should tie in to the existing sidewalk, and
immediately meander out to the ultimate location noted above.
OR:
Seyam Subdivision
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
The applicant may provide ACRD with a road trust for the sidewalk improvements on Franklin
Road; to be completed with the FYVWP project ($20/lineal foot X approximately 870 feet=
approximately $17,400+/-).
7.1.8 Comply with all Standard Conditions of Approval_
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call 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.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Seyam Subdivision
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7.2006
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinanccs, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successorsin interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Seyam Subdivision
Exhibit B Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Exhibit C. Required Findings from UDC
Preliminary Plat Findings (UDC 11-6B-6):
In determining the acceptance of a proposed subdivision, the Commission and Council shall consider the
objectives of this Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed subdivision is in general conformance with the comprehensive plan.
(please see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action
items that apply to this development).
B. The availability of public services to accommodate the proposed development;
Based on the joint agency/department meeting and other comments received from
agencies/departments, staff finds that public services can be made available to accommodate the
proposed development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately service this
project.
If approved, the developer will be financing the extension of sewer, water, local street infrastructure,
utilities and irrigation services to serve the project. The primary public costs to serve the future
residents will be fire, police and school facilities and services. Staff finds there will not be excessive
additional requirements at public cost and that the proposed zoning and subsequent development will
not be detrimental to the community's economic welfare.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the Commission's
attention.
Staff is not aware of any health, safety or general welfare problems associated with the development
of this subdivision that should be brought to the Council or Commission's attention. ACRD considers
road safety issues in their analysis. Staff recommends that the Commission and Council reference any
public testimony that may be presented to determine whether or not the proposed subdivision may
cause health, safety or environmental problems of which staff' is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any natural, scenic or historic features which require preservation on this site.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether there are any natural, scenic or historic features on this site of
which Staff is unaware.
Seyam Subdivision
Exhibit C Page 1
CI
CENTRAL CENTRAL DISTRICT HEALTH DEPWTVIEW ��
DISTRICT etum to:`'HEALTH Environmental Health Division NOV 2006❑Boise
UtPAIC fMENT ►.
❑Eagle
City of .Meridian ❑ Garden City
Rezone # City Clerk Office ZMericlian
Conditional Use # ❑Kuna
Preliminary / Final / Short. Plat ❑ACZ
-- _ S� , ��>• S� 6�; �, s._._-..._ ❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the Impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
X1. After written approval from appropriate entities are submitted, we can approve this proposal for:
�entral sewage ❑ community sewage system ❑ community water well
❑ interim sewage central water
❑ individual sewage ❑ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
,d::gentral sewage ❑ community sewage system ❑ community water
❑ sewage dry lines 12rcentral water
J2 10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendations
❑ 15.
15726-001EHO904
❑ child care center
Date: /// 1,-3/0
Reviewed By: 15Ze
Review Sheet
4�
f
December 6, 2006
Applicant: Ronald Van Aucker
3084 E. Lanark
Meridian, ID 83642
Representative: Pinnacle Engineering
12552 W. Executive Drive
Suite B
Boise, ID 83713
Subject: Seyam Subdivision/MPP-06-055
3660 E. Lanark
8 -Commercial Lots
John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
On December 6, 2006 the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and street
improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6187.
Sincerely, ; ..
Andrew Mentzer
Planner
Right-of-way & Development Services
CC: Project file, Construction Services, Utilities, City of Meridian
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 0 PH 208 387 6100 • FX 345-7650 • www.achd.ada.id.us
Right -of -Way & Development Services Department
4t iL
Project/File: Seyam Subdivision/I*PP-06-055
Preliminary Plat Application
Lead Agency: City of Meridian
Site address: 3660 E. Lanark
Staff Laval
Approval: December 6t' 2006
Applicant:
Ronald Van Aucker
Zoning—]
3084 E. Lanark
Industrial
Wridian, ID 83642
Representative:
Pinnacle Engineering
L -O
12552 W. Executive Drive
Rural Residential
Suite B
West
Boise, ID 83713
Staff Contact:
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer(c�achd.ada id us
Tech Review:
December 1:112006
Application Information:
Acreage: 39.28
Current Zoning: I -L & C -G
Proposed Zoning: I -L & C -G
Commercial Lots: 8
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently vacant.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning—]
North
Industrial
I -L
South
Commercial
L -O
East
Rural Residential
RUT
West
Commercial RC Wille
C -G
U7
3. Existing Roadway Improvements & Right -of -Way
Franklin Road is currently improved with 4 travel lanes, a center turn lane,
bike lanes, and vertical curb, gutter and 7 -foot attached concrete
sidewalk abutting most of the site. Part of the section of the site's frontage to
the east of the intersection with Touchmark Street is improved with only
5 -lanes and paved shoulders. Franklin Road currently has 100 -feet of
right-of-way (40 -feet from centerline).
Gaudians Street is currently improved with 2 travel lanes, a center turn lane,
vertical curb, gutter, and 7 -foot attached concrete sidewalk abutting the site.
Gaudians Street currently has 60 -feet of right-of-way.
Lanark Street (private; existing) is currently improved with 2 travel lanes, a
center turn lane, and vertical curb and gutter abutting the site.
4. Existing Access: There is currently a barricaded curb return at the intersection of Touchmark
Street and Franklin Road (located approximately 890 -feet west of the east
property line). There is currently no access to the site from Gaudians Street
or from Lanark Street.
5. Site History: This site was previously reviewed under file #:-MGPR-06-20/MCZC-06-134.
Development Impacts
1. Trip Generation: This development is estimated to generate approximately 4,367 additional
vehicle trips per day based on the Institute of Transportation Engineers Trip
Generation Manual, Industrial Business Park land use designation.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional Traffic CountLevel of Speed
Classification TService* Limit
Franklin Road 1,600' Principal 13,529 east of Better 45 MPH
Arterial Eagle on than "C"
Gaudians 945' 09/14/2005 25 MPH
Street Local Street N/A
N/A
*Acceptable level of service for a 5 lane principal arterial is "D' (33,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
Franklin Road from Touchmark to Five Mile is slated for widening from 2 to 5 -lanes in 2009 in the
District's Five Year Work Program. ACHD is preserving for 7 -lanes on Franklin Road based on the
District's Capital Improvements Plan.
B. Findings 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 11
tress with the installation of root barriers on both sides of the planter strip or a minimum planter
width of 8 -feet without the installation of a root barrier. The policy also requires Class I and Class III
trees to provide a minimum planter width of 10 -feet.
2. Driveways
Offset Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on
commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of
50 -feet (measured near edge to near edge).
Paving 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 of pavement of the roadway and install pavement tapers with 15 -foot radii abutting the existing
roadway edge.
Commercial Width Policy: 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.
Industrial Width Policy: District policy 7207.9.3 restricts industrial driveways to a maximum width
of 40 -feet. Most industrial 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 has not specifically located driveway access at this point in
time.
Staff Recommendation: The applicant should be required to construct any commercial driveways
accessing the site to be no greater than 36 -feet wide, paved the entire width, and at least 30 -feet
into the site. Any Industrial driveways may be no greater than 40 -feet in width, should be paved the
entire width, and at least 30 -feet into the site. Access should only be allowed to Gaudians Street,
Lanark Street, and the newly proposed Touchmark Street. These access points should be located a
minimum of 50 -feet from the nearest public intersection (measured near edge to near edge). No
access will be allowed to Franklin Road, and a notation of this access restriction should be made on
the final plat.
3. Franklin Road
Right -of -Way Policy: District policy requires 120 -feet of right-of-way on 7 -lane arterial roadways
(Figure 72-F1 B). This right-of-way allows for the construction of a 7 -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).
5W
AAY
Applicant Proposal: The applicant is not proposing to construct any improvements to Franklin
Road. The applicant is proposing to utilize the northern leg of the signal at Franklin Road and
Touchmark Street (see below).
Staff Recommendation: Due to the fact that Franklin Road is slated for widening to 7 -lanes in the
Capital Improvements Plan, the applicant should be required to dedicate either 50 -feet or 60 -feet of
right-of-way from the centerline of Franklin Road abutting the parcel by means of a warranty deed.
A 50 -foot dedication will require the applicant to provide ACHD with a 10 -foot sidewalk easement.
Due to the fact that there is an existing commercial use (Ashley Furniture) on the site, Staff has
contacted the City of Meridian in an effort to ensure that the dedication of right-of-way along this
frontage does not interfere with the existing parking lot. City Staff has indicated that the applicant
will be allowed flexibility related to landscape buffers in this particular case due to the fact that there
is an existing use (previously approved). Therefore, the District's future CIP plans, consistent with
the right -of -gray dedication, will not interfere with the Ashley Furniture building or parking lot. The
right-of-way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way. Additionally, the applicant should construct a 5 -foot concrete sidewalk no closer
than 53 -feet from the centerline of Franklin Road (in its ultimate location) for the frontage that is
currently not improved to the east of the intersection with Touchmark Street (approximately the
easternmost 870 -feet of frontage on Franklin Road). These sidewalk improvements should tie in to
the existing sidewalk, and immediately meander out to the ultimate location noted above; OR the
applicant may provide ACHD with a road trust for the sidewalk improvements on Franklin Road
($20/lineal foot X approximately 870 feet= approximately $17,400+/-) to be completed with the
FYWP project.
4. Stub Street (Lanark)
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non -continuous
streets." District policy 7205.5 states that stub streets will IYe required to provide intra -neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150 -feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Applicant Proposal: The applicant is proposing to retain the existing stub street to the east
(private; to connect to the area designated as "Future Phase III on the preliminary plat). Assuming
that Lanark Street becomes public, the applicant has indicated that a turnaround easement will be
provided over the existing driveway intersecting Lanark Street at the east property line.
Staff Recommendation: The applicant's proposal for a stub street to the east should be approved
as long as Lanark Street is able to be dedicated as public with this application. If Lanark Street is
dedicated as public, the applicant should be required to construct a temporary turnaround at the
terminus of this stub street, given the fact that it is greater than 150 -feet in length; and obtain fire
department approval for location and design.
5. Internal Streets
Right -of -Way Policy: District policy requires 54 -feet of right-of-way on industrial/commercial
roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3 -lane roadway with
curb, gutter and 5 -foot wide concrete sidewalks.
Commercial/Industrial Street Section Policy: District policy 7202.8 and 72-F1A, requires
roadways abutting commercial developments to be constructed as a 40 -foot street section with
curb, gutter and 5 -foot concrete sidewalk within 54 -feet of right-of-way.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45 -feet. The applicant should also be required to provide a minimum of
a 29 -foot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4 -feet wide to total a minimum of a 100 -square foot
area.
Applicant Proposal: The applicant is proposing to dedicate the existing private road (Lanark
Street) as public and construct a 7 -foot attached concrete sidewalk at the back of the existing curb
for the site's frontage. If accepted by ACHD, the right-of-way dedication for Lanark Street would be
65 -feet. Additionally, the applicant is proposing to construct a new public street to connect Lanark
Street through to Franklin Road, in alignment with Touchmark Street at the newly signalized
intersection. This road (Touchmark Street) is proposed to be a 41 -foot commercial street section
with vertical curb, gutter, and 7 -foot attached concrete sidewalk within 65 -feet of right-of-way.
Staff Recommendation: If Lanark Street is accepted by ACHD and dedicated as public, the
applicant should be required to construct Lanark Street with a minimum 5 -foot (7 -foot proposed)
attached concrete sidewalk for the site's entire frontage, as proposed (vertical curb and gutter
already exist). Coordinate the dedication of Lanark Street with the Right -of -Way and Development
Services Manager, Gary Inselman (208)387-6170 (see attached interim policy). Lanark Street will
need to be specifically approved or denied prior to final plat; OR be platted as a private street. The
new public street connecting Lanark Street to Franklin Road (Touchmark Street) should be
constructed as a 41 -foot commercial street section with vertical curb, gutter, and minimum 5 -foot
attached concrete sidewalk (7 -foot proposed) within 65 -feet of right-of-way. Coordinate the
utilization of the existing traffic signal at Touchmark and Franklin with ACHD Staff.
C. Site Specific Conditions of Approval
1. If Lanark Street is accepted by ACHD and dedicated as public, construct Lanark Street with a 7 -foot
attached concrete sidewalk for the site's entire frontage (vertical curb and gutter already exist).
Coordinate the dedication of Lanark Street with the Right -of -Way and Development Services
Manager, Gary Inselman (208)387-6170 (see attached interim policy). Lanark Street will need to be
specifically approved or denied prior to final plat; OR be platted as a private street.
2. If Lanark Street is accepted by ACHD and dedicated as public, construct a temporary turnaround at
the terminus of the existing private stub; and obtain fire department approval for the location and
design.
3. Dedicate either 50 -feet or 60 -feet of right-of-way from the centerline of Franklin Road abutting the
parcel by means of a warranty deed. A 50 -foot dedication will require the applicant to provide ACHD
with a 10 -foot easement for any sidewalk improvements (current or future) located outside of the
right-of-way. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-ofwway dedication after receipt of all requestCd material. The
�14S
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way.
4. Construct Touchmark Street as a full commercial 41 -foot street section with vertical curb, gutter,
and 7 -foot concrete sidewalk within 65 -feet of right-of-way. Coordinate the utilization of the existing
traffic signal at the intersection of Touchmark and Franklin with ACHD Staff.
5. Construct any commercial driveways accessing the site to be no greater than 36 -feet wide, paved
the entire width, and at least 30 -feet into the site. Any Industrial driveways may be no greater than
40 -feet in width, should he paved their entire width, and at least 30 -feet into the site. Access should
only be allowed to Gaudians Street, Lanark Street, and the newly proposed public street aligning
with Touchmark Street. These access points should be located a minimum of 50 -feet from the
nearest public intersection (measured near edge to near edge). No access will be allowed to
Franklin Road, and a notation of all access restrictions should be made on the final plat.
6. The applicant may either:
Construct a 5 -foot concrete sidewalk no closer than 53 -feet from the centerline of Franklin Road (in
its ultimate location) for the frontage that is currently not improved to the east of the intersection
with Touchmark Street (approximately the easternmost 870 -feet of frontage on Franklin Road).
These sidewalk improvements should tie in to the existing sidewalk, and immediately meander out
to the ultimate location noted above.
OR:
The applicant may provide ACHD with a road trust for the sidewalk improvements on Franklin
Road; to be completed with the FYWP project ($20/lineal foot X approximately 870 feet=
approximately $17,400+/-).
7. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
0
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applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the 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
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
5. Interim Procedure for Acceptance of Private Roads into the Public System
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Interim Procedure for Acceptance of Private Roads into the Public System
Adopted by Commission Action March 16, 2005
Application
The party requesting to dedicate a private road to the public shall be required to submit an application letter
specifying the proposed portion of road to be dedicated, the public benefit of the road and the reasons why
the District should accept the road into the public system. An application fee of $200 is required to pay for
staff time to review the application, the road, site history and make a report to the Right -of -Way and
Development Services (ROWDS) Manager. The ROWDS Manager may accept or deny the application
based on the data provided in the application and a determination of any public benefit to acceptance of
the road into the public system. If the ROWDS Manager determines that there is no public benefit to
accepting the road, the application shall be denied with no further action required by staff. An applicant
may appeal the decision of the ROWDS Manager to the Commission.
Review and Inspection
If the ROWDS Manager accepts the application, the applicant shall be required to provide all required
documentation verifying the road was designed and constructed to current public standards. The burden of
proof is on the applicant to prove the road meets public standards, not on the District to prove otherwise.
Required documentation includes design plans, as -built plans, testing and inspection records and any other
information or data that the District may reasonably require including additional testing of the storm drain
system to verify that it has not been compromised by lack of maintenance or sedimentation from past
construction activity within the development. If plans and/or testing and inspection records are not
available, the applicant shall contract with an engineer and a testing laboratory and pay for the required
additional testing to verify the design and condition of the road and storm drain system.
Costs to be paid by Applicant
The applicant shall be required to reimburse the District for all staff time and charges to review the
documentation and inspect the road prior to scheduling the public hearing.
Public Hearing
After review of the required documentation and conducting a site inspection, staff shall prepare a report to
the Commission and schedule a public hearing. At the public hearing the Commission will accept public
testimony and review the findings of staff to determine if the road will be accepted into the public system.
The Commission may: (i) accept the road, (ii) accept the road with conditions if remedial work is required to
bring the road up to current public standards, or (iii) deny the request for acceptance of the road if the road
does not meet current District standards and the applicant is unable or unwilling to perform the work
necessary to bring the road up to current District standards.
Acceptance with Conditions
If remedial work is required to bring the road up to current District standards, the applicant shall provide
construction plans prepared by a professional engineer licensed in the State of Idaho to the District for
review and acceptance. Prior to commencing construction, the applicant shall enter into an Inspection
Agreement with the District and provide an inspection deposit in an amount to be calculated by District staff
based on the amount of work required to be performed. The applicant's contractor shall„ be required to
obtain a permit from the Construction Services Division and schedule inspections with the Division
inspection personnel. All required remedial work shall be completed to District standards prior to final
acceptance of the road.
Acceptance
After Commission approval of the request to accept the road into the public system the applicant shall
dedicate the right-of-way for the road by donation to the District free of all liens and encumbrances. The
s:
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applicant shall provide a legal description for the road right-of-way prepared by a professional land
surveyor licensed in the State of Idaho. The District will prepare the deed and obtain a title report. The
applicant shall be responsible to remove all encumbrances not acceptable to the District prior to
recordation of the deed. The official date of final acceptance of the road by the District for public
maintenance shall be the date the deed is recorded by the District.
r�
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Summary of Intsrim Policy for Acceptance of Private Roads into the Public System:
Application
o require letter of application requesting District to take road into public system
o require applicant to list public benefit of road and reasons road should be accepted into
public system
o require an application fee of $200
ROWDS Manager deny or accept application, based on staff review and report for application
o The ROWDS Manager may deny application if there is no apparent public benefit of
accepting the road into the public system
o ROWDS Manager may accept application if it is determined that accepting the road into the
public system may be in public interest
o If application accepted, staff shall review road and required documentation supplied by
applicant to determine if road meets District standards
Applicant required to provide documentation that road meets current District standards
o Provide design plans, as -built plans, testing data for road and associated drainage
o If any of above not available, applicant to pay for testing
o Applicant to provide legal description of proposed right-of-way
Public hearing, Commission accepts or denies road for public maintenance
o If accepted, Commission sets site specific requirements that applicant must meet prior to
District accepting road
■ If road does not meet District standards, applicant must bring up to standards
• Applicant shall provide engineered construction drawings for required work to
bring up to current District standards
• Applicant shall enter into an Inspection Agreement and provide inspection
deposit and contractor shall obtain permit prior to commencing construction
• All required remedial work shall completed to District standards prior to final
acceptance of the road
■ Applicant shall vacate any private utility or other easements
■ Applicant shall dedicate right-of-way (by donation) free of all liens and
encumbrances, requires legal description prepared by professional land surveyor
and title report
Official final acceptance date is date that deed is recorded by District staff.
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Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
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Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
❑Send 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.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
❑Write a Comml"ion Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
❑The Planning Review Divisicm will hold a Technical Review meeting for all Staff and Commission Level reports.
❑For 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 DIvftIon for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may Ine 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.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU R€ItEM8ER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a'Driveway Approash 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.
❑ 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)
❑ 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.
❑ Idaho Power CoUlpany
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from 4evel@pment Services
ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
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