HomeMy WebLinkAboutBellabrook Subdivision Item Packet (2)
July 31 t 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ross Erickson
AZ 06-040
August 3, 2006
ITEM NO.
11
REQUEST Public Hearing - Annexation & Zoning of 4.38 acres to an R-8 zone for
Bellabrook Subdivision - 300 S. Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
See Attached Staff Report
No Comment
See Attached Comments
See Attached Comments
See Attached Comments
OTHER:
See Attached Affidavit of Sign Posting
Phone:
Contacted:
Emailed:
Date:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
ID,\HO
STAFF REPORT
TO:
FROM:
Hearing Date: 8/3/2006
Planning & Zoning Commission
Jenny Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
c:;U;;;;dldn'"
SUBJECT:
Bellabrook Subdivision
AZ-06-040
Annexation and Zoning of 4.38 acres from RUT (Ada County) to
R-8 (Medium Density Residential).
PP-06-038
Preliminary Plat approval of 20 single-family residential building lots and 5
common lots on 4.38 acres in a proposed R-8 zone, by JE Development, Inc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, JE Development Inc., has applied for Annexation and Zoning (AZ) to R-8
(Medium Density Residential) for 4.38 acres of property currently zoned RUT in Ada County.
The site is located south of Franklin Road and east of Locust Grove Road. Currently, there is a
single-family home and associated outbuilding on this site. The existing structures will be
removed. The applicant is also asking for preliminary plat approval of20 single family residential
lots and 5 common lots on 4.38 acres.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Bellabrook Subdivision (AZ-06-040 and PP-06-038)
with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-040 and PP-06-038 as presented in staff report for the
hearing date of August 3, 2006 with the following modifications: (Add any proposed
modifications. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-040 and PP-06-038 as presented in the staff report for the
hearing date of August 3, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-06-040 and PP-06-038 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state
specific reason(s) for continuance.)
Bel1abrook Subdivision AZ.06-040/PP-06-038
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 300 S. Locust Grove Road; south of Franklin Road and east of
Locust Grove Road in Section 17, Township 3 North, Range 1 East
b. Owners:
JE Development, LLC
1854 E. Lanark Street
Meridian, ill 83642
c. Applicant:
JE Development, Inc.
1854 E. Lanark Street
Meridian, ill 83642
d. Representative: Ross Erickson, Erickson Civil, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Mixed Use Community
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning ofthe subject 4.38 acres to R-8 and Preliminary Plat approval of 20
single-family buildable lots and 5 common lots. All of the homes within the development are
proposed to be single-family detached, with 18 homes sharing common driveways. The
average lot size in the proposed development is 4,961 square feet. The gross density of the
project is 4.57 dwelling units per acre. Approximately 18.3 percent of the site is being set
aside for useable open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date of landscape plan (attached in Exhibit A):
July 20th, 2006
July 20th, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: July 171h and July 31 st, 2006
d. Radius notices mailed to properties within 300 feet on: July 7ttt, 2006
e. Applicant posted notice on site by: July 24th, 2006
6. LAND USE
a. Existing Land Use(s): There is one single-family home and an associated outbuilding on this
site. The existing structures are to be removed.
b. Description of Character of Surrounding Area: This area contains a wide variety of uses
in the city and a mix of rural parcels in Ada County.
Bellabrook Subdivision AZ-06-040/PP-06-038 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
c. Adjacent Land Use and Zoning:
1. North: Commercial, zoned C-N and LDS Church, zoned RUT (Ada County).
2. East: 2 acre residential parcel and 3 acre parcel bare land, zoned R-] (Ada
County)
3. South: Woodbridge Subdivision, zoned R-4
4. West: Light Office (La) and rural residential parcels.
d. History of Previous Actions:
None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing to sewer to mains located in
Locust Grove Road.
Location of water: This property is proposing water service to mains located in
Locust Grove Road.
Issues or concerns: Flood plain on the back of this property.
2. CanalslDitches Irrigation: There are a few irrigation ditches and drains that
traverse through or adjacent to this site. All open irrigation ditches, laterals and
canals, should be tiled when this property develops.
3. Hazards: AE flood plain along the eastern boundary of this site.
4. Proposed Zoning: R-8 (Medium Density Residential)
5. Size of Property: 4.38 acres
f. Subdivision Plat Information:
1. Residential Lots: 20
2. Non-residential Lots: 0
3. Total Building Lots: 20
4. Common Lots: 5
5. Other Lots: 0
6. Total Lots: 25
7. Gross Density: 4.57 units per acre (net density is 6.02 d.u./acre)
8. Minimum House Size: Not provided
g. Landscaping
1. Width of street buffer(s): 25 feet
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.05 acres/24%, 0.80 acres/18.3% useable open
space.
4. Other landscaping standards: UDC 11-3A-8D requires pathways have easements at
least fifteen feet (IS') in width in accord with Section 1l-3B-12 landscaping
requirements of this Title.
Bellabrook Subdivision AZ-06-040/PP-06-038
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
h. Amenities: Common lots with landscaping, and multi-use pathway.
i. Off-Street Parking: UDC 4-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
J. Proposed and Required Residential Standards:
R-8
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Side Accessed Garage (to sidewalk) 20
Side 4
Rear 12
Frontage with shared driveway 40
Lot Size with shared driveway 4,000
k. Proposed and Required Non-Residential: N/A
Required
15
20
4
12
40
4,000
1. Summary of Proposed Streets ancl/or Access: The applicant is proposing to construct
internal streets with 34-foot wide street sections (measured back to back) with rolled curb,
gutter and contain 5-foot wide attached sidewalks. The applicant is also proposing to construct
a center landscape island, with 2 I-foot street sections on either side, near the intersection of
Locust Grove Road and the proposed entry road E. Kalispell Drive. The proposed entry road
will align with an access point to the west, across Locust Grove Road. There is one public
street proposed to the east. The right-of-way for S. Torino Avenue will extend to the east
property line to provide future connectivity to the adjacent parceL Staff is generally supportive
of the proposed street system. ACHD has submitted comments and conditions for this project,
which are included in Exhibit B.
7. COMMENTS MEETING
On July 14, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas are compatible with this designation and are
anticipated to contain three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.)
The proposed Preliminary Plat includes 20 single-family lots on 4.38 acres for a gross density of
4.57 dwelling units/acre. The proposed density complies with the anticipated density for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, GoaL III, Objective A, Action I - Require that development projects have planned
for the provision of all public services.
BelJabrook Subdivision AZ-06-040IPP-06-038
PAGE4
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
· The roadways ac(jacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Librwy District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walA.~ay facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. The
applicant is proposing a multi-use pathway that will connect to the future master pathway
planned along Five Mile Creek. Staff believes that the subject applications comply with the
policies listed in the literature noted above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to align an entry road, E. Kalispell Drive, with an
existing access on the west side of Locust Grove Road. The applicant also proposes one public
street to the parcel to the east zoned R-. The right-o.f-way for S. Torino Avenue will extend to the
east property line to provide future connectivity to the ac(jacent parcel, which staff anticipates
will develop in the near future. Staff believes that the applicant has done an adequate job of
providingfor fitture connectivity to the east and west.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
Bellabrook Subdivision AZ.06-040/PP-06-038
PAGES
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
permanent perimeter fencing to contain construction debris on site and prevent windbLown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six-foot tall closedfence around the boundary of this
development. There is existingfenceji"om the LDS Church parcel and the parcel to the east.
There should be no new 6-foot solid fence constructed along the northeastern open space lot.
Prior to house construction, fencing should be constructed around the perimeter of this site. See
Analysis below and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfive-foot wide sidewalks attached to all of the proposed
streets. These will provide internal access and to the property to the east. In addition, the
applicant proposes a ten-foot wide multi-use pathway along the Five Mile Creek, which will
promote fitture connectivity to the fitture pathway system. Staff is supportive of the proposed
pedestrian connections.
Chapter VII, Goal N, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal N, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed and existing mixed
uses in the area are compatible with the proposed development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The applicant is proposing to construct a six-foot tall privacy around this development. The
applicant is also proposing a large amount of open space on this site that is adjacent to the rural
parcels to the northeast. The common open space lot should be left open. Most of the future and
current development in the area and on the perimeter of the development is commercial or
medium to low density residential. Staff recommends that the Commission and Council rely on
any written or verbal testimony provided ji"om neighbors when determining if additional
screening or more transition in density is appropriate.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
Bellabrook Subdivision AZ-06-040/PP-06-038
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-8 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on May 11,
2006 by Clinton W. Hansen, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Density/Open Space: As noted previously in this report, this area is designated for
mixed-use community. Medium density residential is allowed and defined as up to
eight dwelling units per acre. The submitted plat has a gross density of 4.57 dwelling
units per acre, and a net density of 6.02 dwelling units per acre. There are existing
rural lots to the east and west of this site.
UDC ll-3G-3Al requires at least 5% of the total land area to be set aside for common
open space in single-family developments. The applicant proposes to provide a total of
22.7% open space. The common lot and multiuse pathway as designed by the
applicant meet the open space requirement.
Landscaping: The landscape plan prepared by Erickson Civil, Inc., on July 20t\ 2006,
is approved with the following modifications/notes:
· Per UDC 11-3G-3A, set aside at least 18.3% (0.80 acres) of the site for
useable open space, as proposed.
· Per UDC ll-3G-3E1, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
· Per UDC ll-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC ll-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Stub Streets: The applicant should be required to align E. Kalispell Drive with the
access road to the west across Locust Grove Road and extend the right-of-way for S.
Be[labrook Subdivision AZ-06-040IPP-06-038
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
Torino Avenue to the east property line to provide future connectivity to the adjacent
parcel east as proposed.
Existing Residences/Buildings: The site currently contains a home and accessory
buildings. All existing buildings shall be removed as proposed.
Fencing: The applicant is proposing to construct 6-foot solid fencing along the entire
perimeter of the site. A detailed fencing plan should be submitted upon application of
the fmal plat. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path /multi-use fencing shall be
designed according to UDC 11-3A-7 (6-foot solid fencing is not allowed around open
space or micro-paths).
Common Areas: Maintenance of all common areas shall be the responsibility of the
Bellabrook Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC ll-3A-6 aU irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided shall be covered.
Pressure liTigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
l5 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
040 and PP-06-038 with the conditions listed in Exhibit B of the Staff Report for the hearing
date of August 3. 2006.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 7/20106)
2. Landscape Plan (dated: 7/20/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
Bel1abrook Subdivision AZ-06-040/PP-06-038
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
C. Legal Description
D. Required Findings from Unified Development Code
Bel1abrook Subdivision AZ-06-040/PP-06-038
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
A. Drawings
1. Preliminary Plat (dated: 7120/06)
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Landscape Plan (dated 7/20106)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-022)
1.1.1 The preliminary plat labeled as PP-I, prepared by Erickson Civil, Inc., dated July 20, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-040) application shall also be considered conditions of the
Preliminary Plat (PP-06-038)
l.l.2 The landscape plan prepared by Erickson Civil, Inc., on July 20, 2006, is approved with the
following modifications/notes:
· Per UDC Il-3G-3A, set aside at least 24% (1.05%) open space of which
18.3% (0.80 acres) of the site will be for useable open space, as proposed.
· Per UDC II-3G-3EI, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
· Per UDC 11-3B-lO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 1I-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Provide a public stub street to the west and extend the right-of-way for S. Torino Avenue to the
east property line as proposed.
l.l.4 Construct a IO-foot multi-use pathway along Five Mile Creek as proposed.
1.1.5 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.1.6 Provide a 6-foot tall solid fence around the perimeter of the development, except at the
northeastern common lot. (There is existing fence from the LDS Church parcel and the parcel to
the east, but no new 6-foot solid fence should be constructed along the northeastern open space
lot.) A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided before issuance of a building permit, temporary construction fencing to
contain debris must be installed around the perimeter. Perimeter, common open space, and micro-
path fencing shall be designed according to UDC 11-3A-7.
1.1.7 Maintenance of all common areas shall be the responsibility of the Bellabrook Home Owners'
Association.
Exhibit B - Page I
CITY OF MERrDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
1.1.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.1.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-038)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofUDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Locust
Grove Road. The applicant shall install all mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, jf 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 in Locust Grove Road. The
applicant shall be responsible to install water mains to and through tlns development, coordinate
main size and routing with Public Works.
2.3 Any buildable lot encumbered by the AE floodplain shown on the preliminary plat shall provide
Base Flood Elevation Certification prior to issuance of a building permit.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
2.4 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.
2.5 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).
2.6 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 or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.8 All existing structures not meeting setbacks or 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.
2.10 Any meter tiles located in common driveways shall be upgraded to traffic rated materials per City
of Meridian Standard Specifications.
2.11 With the final plat the applicant shall dedicate 5-feet of public utility, drainage and irrigation
easement along interior lot lines.
2.12 As proposed, additional width to the public utilities, drainage and irrigation easement aLong the
right-of way shall be dedicated where the sidewalk is located past the right-of-way. The
additional width needs to be sufficient to allow for lO feet of easement past the sidewalk.
2.13 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.15 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.16 A letter of credit or cash surety in the amount of 1l 0% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
signature on the final plat.
2.17 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.18 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.
2.19 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.
2.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.22 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.
2.23 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.
2.24 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.25 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for flfe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'l1" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius. (Note: No parking will be allowed on cul-de-sacs. Said area shall be signed "No Parking"
in accordance with Appendix D Section D103.6 Signs.)
3.6 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.7 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.11 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.12 Provide a Knox box entry system for the complex prior to occupancy.
3.13 The first digit of the Aparunent/Office Suite shall correspond to the floor level.
3.14 AlL portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.15 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code officiaL For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a.) For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b.) For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
4. Police Department
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed m
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC Il-3B-I0) will be followed.
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC Il-3B-l 0) will be followed.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
Site Specific Conditions of Aooroval
L Construct the site's internal streets as 34-foot street sections with rolled curb, gutter and 5-foot
concrete sidewalks within 42-feet of right-of-way; and provide an easement for any sidewalk
improvements located outside of the right-of-way.
2. Construct the center island on Kalispell Drive with a minimum 21-foot street section on either
side, in compliance with District policy requirements.
3. Construct a knuckle without an island at the southwest comer of the intersection ofE. Bellalucca
Street and S.Truss Avenue, as proposed.
4. Construct KalispeU Drive in alignment with the existing access on the west side of Locust Grove
Road, as proposed.
5. Close any unused access to Locust Grove Road not specifically approved with this application to
match existing improvements.
6. No cuts are allowed to Locust Grove Road until March, 2010.
7. Obtain District approval and any applicable license agreements for the use of the supporting slope
abutting the right-of-way on Locust Grove.
8. Extend the right-of-way for S. Torino Avenue to the east property line to provide future
connectivity to the adjacent parcel, noted on the final plat.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
9. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
ll. 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 ofthe property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
Exhibit B - Page 7
CITY OF MERiDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of EnvironmentaL Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito-breeding problem.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
C. Legal Description
Legal Description
Bellabrook Subdivision - Annexation
A parcel of [and located in the NW Xc of the NW Y.. of Section 17, Township 3 North, Range 1
East, Boise Meridian, Ada County, Idaho, and more particularly described as foUows:
Commencing at a brass cap monument marking the northwest corner of said NW Xc of the
NW Y. from which a brass cap monument marking the southwest corner of the NW Y.. of said
Section 17 bears S 0031'43" Wa distance of 2658.74 feet;
Thence S 0031'43" W along the westerly boundary of said NW Yo of the NW Xc a distance of
890.67 feet to the POINT OF BEGINNING;
Thence leaving said westerly boundary S 89057'19" E a distance of 992.94 feet to a 518 inch
diameter iron pin;
Thence S 0029'13" W a distance of 77.52 feet to a 'h inch diameter iron pin;
Thence N 89059'37" W a distance of 567.77 feet to a 5/8 inch diameter iron pin;
Thence S 0"32'24" W a distance of 310.91 feet to a % inch diameter iron pin;
Thence N 89Q58'07" W along a line 50.00 feet north of and parallel to the southerly boundary of
said NW Yo of the NW Yo a distance of 425.18 feet to a point on the westerly boundary of said
NW YO of the NW Yo;
Thence N 0031'43" E along said westerly boundary a distance of 388.91 feet 10 the POINT OF
BEGINNING.
This parcel contains 4.81 acres and is subject to any easements existing or in use.
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May 1112006
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Bellabrook Subdivision
Job No. 06-38
Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of AUGUST 3,2006
BELLABROOK ANNEXA TrON EXHIBIT
lOCATED IN THE NW 1/4 OFTHE NW 1/4 OF SEalON 17,
T3N, R] E, 8M, C/1Y OF MERIDIAN, ADA COUNTY, IDAHO
2006
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RE~APP~O\IAL\
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\IERIDIAN PUBLIC
WORKS DEPT.
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CP&f INST
NO. to513775
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23] E. STH ST. STE. A
MERIDlAN,lD 83642
[201l) 298-2040 [208J 298-2557 fax
www.landSoJutiom.bil:
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
D. Required Findings from Unified Development Code
I. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
andlor rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-8 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff finds that Annexation and Zoning of this property to
R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, ftre, ACHD, etc.) to determine this ftnding. (See ftnding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on tllis site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 2
g)
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
July 14, 2006
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City of Meridian
660 E. Watertower Lane
Suite 202
Meridian, ID 83642
~~r'y OF MERIDIAf\!
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Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Bellabrook Subdivision will have an impact on school enrollments at
Spalding Elementary, Lewis & Clark Middle and Meridian High School.
We can predict that these homes, when completed, will house four (4) elementary aged
children, five (5) middle school aged children, and three (3) 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,
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Building & Construction Manager
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July 25,2006
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
Applicant:
Ross Erickson
13318 W. Woodspring Ct.
Boise, 10 83713
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Representative:
Erickson Civil, Inc.
1854 E. Lanark
Meridian, ID 83642
CITY OF MERIDIAN
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Owner:
Morgan & Marilyn Plant
300 S. Locust Grove
Meridian, 10 83642
Subject:
Bellabrook Subdivision/MPP-06-038/MAZ -06-040
300 S. Locust Grove Road
20-Jots
On July 25, 2006 the Ada County Highway District acted on your application for the above referenced
project. The attached report lists site-specific requirements, conditions of approval and street
improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6187.
Sincerely,
Andrew Mentzer
Planner I
Right-af-way & Development Services
CC: Project file, Construction Services, Utilities, Meridian City
Ada County Highway District · 3775 Adams Street · Garden City, ID .83714 . PH 208 387 6100 . FX 345-7650. www.achd.adaJd.us
(Right-aI-Way & Development Services Department
Oo~ut--;(O 5'e-wi",
Project/File:
BellabrooklM P P-06-038/MAZ-OG-040
Lead Agency:
Meridian City
Site address:
300 S. Locust Grove
Staff Level
Approval:
July 25th 2006
Applicant:
Ross Erickson
13318 W. Woodspring Ct.
Boise, 10 83713
Owner:
Morgan & Marilyn Plant
300 S. Locust Grove
Meridian, ID 83642
Representative:
Erickson Civil
1854 E. Lanark
Meridian, 1083642
Staff Contact:
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer@achd.ada.id.us
July 21st 2006
Tech Review:
Application Information:
Acreage: 4.38
Current Zoning: RUT
Proposed Zoning: R-8
Residential Lots: 20
A. FindinQs of Fact
Existing Conditions
1. Site Information: The site is currently occupied by a rural residential structure.
2. Description of Adjacent Surrounding Area:
Direction
North
Land Use
Church
1
South Snortinq Bull Sub R-4
East Residential R1
West Residential R1
3. Existing Roadway Improvements & Right-at-Way
Locust Grove Road is currently improved with 4 travel lanes, a center turn
lane, paved shoulders, vertical curb, gutter and a 7 -foot attached concrete
sidewalk abutting the site. Locust Grove Road currently has 96-feet of right-
of-way.
4. Existing Access: There is currently one curb return approach accessing the site from Locust
Grove Road located approximately 90-feet south of the north property line.
5. Site History: ACHO has not previously reviewed this site for a development application.
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 190 additional
vehicle trips per day (10 existing) based on the Institute of Transportation
Engineers Trip Generation Manual, single family dwelling land use
designation.
2.
Impact Fees:
There will be an impact tee that is assessed and due prior to issuance ot any
building permits. The assessed impact tee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study:
A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification SelVice* Limit
Locust Grove 390' Minor Arterial 1,796 south of Better 35 MPH
Road Franklin on than "C"
09/14/2005
*Acceptable level of service for a 3 lane minor arterial is "0" (17,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the Capital Improvements Plan. Additionally, ITD is
beginning construction of an overpass at Interstate 84 and Locust Grove this Fall.
B. FindinQs for Consideration
1. Locust Grove Road
Right-at-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-at-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2).
2
Applicant Proposal: The applicant has not proposed to dedicate any additional right-at-way or
construct any improvements tor Locust Grove Road.
Staff Recommendation: Due to the tact that Locust Grove Road is built out to a 5-lane arterial
standard, the applicant should not be required to construct any further improvements, or dedicate
any additional right-at-way. Locust Grove Road was rebuilt in 2005, thereby restricting utility cuts
until March at 2010. Additionally, the slope abutting the right-at-way is located within a permanent
easement due to the tact that it supports the road. Any work done to this easement (landscaping or
othelWise) will require ACHD approval and any applicable license agreements.
2. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-teet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33-foot
street section with parking on both sides of the roadway, if the amount of vehicle trips per day on
the street does not exceed 1,000 and the appropriate fire department reviews and approves the
street section. The proposed density of development that will utilize the internal local residential
streets is anticipated to generate less than 1,000 vehicle trips per day.
Roadway Offset Policy: District polley 7204.11.6, requires local roadways to align or offset a
minimum of 300-feet from an arterial roadway (measured centerline to centerline).
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum at 4-
feet wide with a minimum area ot 1 DO-square feet and designed to safely channel traffic. The
roadway on either side of the traffic island should maintain a minimum of a 21-foot street section.
District policy also requires any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a homeowners association. Notes at
this should be required on the final plat. The design should be reviewed and approved by ACHD's
Development staff,
Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets
as 34-foot street sections (34-feet back-to-back) with rolled curb, gutter, and 5-foot attached
concrete sidewalks within 42-feet of right-at-way. A 1-foot sidewalk easement has been proposed
for the improvements located outside at the right-at-way. Additionally, the applicant has proposed a
center landscape island near the intersection of Locust Grove and E. Kalispell Drive (the site's entry
road). The applicant has proposed 21-toot street sections around the proposed island. E Kalispell
Drive aligns with the approach across Locust Grove. The applicant has proposed a knuckle without
an island at the southwest corner of the intersection of E. Sellalucca Street and S. Truss Avenue.
Staff Comment/Recommendation: The applicant should be required to construct the site's
internal streets as 34-foot street sections (34-feet back-to-back) with rolled curb, gutter, and 5-foot
attached concrete sidewalks within 42-feet of right-of-way, as proposed. The proposed island near
the intersection of Locust Grove and E. Kalispell Drive meets policy, and should be approved and
noted on the final plat. Any sidewalk improvements located outside of the right-of-way should have
an easement for public access. E. Kalispell Drive should align with the existing access on the west
side of Locust Grove Road, and the knuckle without an island at the southwest corner of the
intersection of E. Bellalucca Street and S. Truss Avenue should be approved, as proposed.
3. Tree Planters
3
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
Jess than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class JII trees to provide a
minimum planter width of 10-feet.
4. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204,7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, a stub street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed,
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Applicant Proposal: The applicant has proposed one stub street to the east with this application,
to be located approximately 175-feet south ot the north property line (offsetting Sellalucca Street by
approximately 95-feet).
Staff Comment/Recommendation: The proposed stub street to the east does not meet District
offset policy; however the applicant has agreed to extend the right-ot-way for S. Torino Avenue to
the east property line in lieu of constructing the stub. This will provide connectivity when the parcel
to the east redevelops, and give flexibility in meeting roadway offsets in the future. Notation of the
purpose of this right-af-way should be on the final plat. District Traffic Services will need to approve
the exact location of a road extended to the east in the future.
Note to the City of Meridian: It is the desire ot ACHD to see a tuture connection to the parcel to
the east. District Traffic Services has reviewed the site plan, and indicated that right-of-way to the
property line will provide the opportunity to meet District policy in the future. Additionally, the
roadway offset for E. Kalispell Drive should not be of concern due to the relatively Jow volume of
traffic generated by this development, as well as the fact that all lots have two ways to get to Locust
Grove Road (from S. Truss Avenue and E. Kalispell Drive).
C. Site Specific Conditions of AQProval
1. Construct the site's internal streets as 34-foot street sections with rolled curb, gutter, and 5-foot
concrete sidewalks within 42-feet of right-of-way; and provide an easement for any sidewalk
improvements located outside of the right-of-way.
2. Construct the center island on KalispelJ Drive with a minimum 21-foot street section on either side,
in compliance with District policy requirements.
4
3. Construct a knuckle without an island at the southwest corner of the intersection of E. Bellalucca
Street and S. Truss Avenue, as proposed.
4. Construct Kalispell Drive in alignment with the existing access on the west side of Locust Grove
Road, as proposed.
5. Close any unused access to Locust Grove Road not specifically approved with this application to
match existing improvements.
6. No cuts are .allowed to Locust Grove Road until March, 2010.
7. Obtain District approval and any applicable license agreements for the use of the supporting slope
abutting the right-of-way on Locust Grove Road.
8. Extend the right-of-way for S. Torino Avenue to the east property line to provide future connectivity
to the adjacent parcel, noted on the final plat.
9. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Awroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
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.
5
11. It is the responsibility of the applicant to verify all existing utilities within the right-at-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, it 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
6
7
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Meridian, Idaho
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the flling 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 othelWise 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 othelWise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
9
II
Development Process Checklist
II
[8'jSubmit a development application to a City or to the County
[8'jThe City or the County will transmit the development application to ACHD
[8'jThe ACHD Planning Review Division will receive the development application to review
[8'jThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
!8lWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its confonnance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes ot impact tee calculation.)
· The applicant is required to get a pennit from Construction Services (ACHD) for ANY work in the right-at-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance ot building penn it. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approach(s)
· Submit a "Driveway Approach RequesF fonn to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
· Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Penn its along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, it trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
· At least one week prior to setting up a Pre~Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
· Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre~Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
10
C/y1
GfHDD~E~FTATRARRIATCMl'JN~ CENTRAL DISTRICT HEALTH DEPARTMENT
III L Environmental Health Division
Return to:
o Boise
DEagle
o Garden City
~ridian
o Kuna
DACZ
Rezone # A z. 0 G - 0 '-I 0
Conditional Use #
Preliminary / Final/Short Plat P f 010 - 0'3 2>
e.1(~ bvo c Sv~divi~:'o~
01.
02.
03.
04.
05.
06.
We have No Objections to this Proposal.
JUL 2 5 2006
We recommend Denial of this Proposal.
City OfMericlian
City Clerk Officp
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
as.
After written approval from appropriate entities are submitted, we can approve this proposal for:
e:! central sewage 0 community sewage system 0 community water well
o interim sewage 8"'central water
o individual sewage 0 individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
acentral sewage Qyommunity sewage system 0 community water
o sewage dry lines ~ central water
,.l8( 10. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o 14. Please see attached stormwater management recommendations
o 15.
o child care center
Reviewed By: ./- -;c:
/''i'
/ _/r"
/::/
Review Sheet
15726.001EH0904
ST:A TE OF IDAHO
)
) S
)
COUNTY OF ADA
AFFIDAVIT OF POSTING
~RE C E rVEr)
JUL 2 6 2006
CiTY OF MERIDIAN
CiTY CLERK OFFICF
I,
Mike Arpold,
(name)
PremierlSigns,lnc, 2100 E. Fairview Avenue, Suite 7
i (address)
855-0380
(phone)
Meridian
(city)
I
IClaho
j(state)
I
I
, being first duly sworn upon
oath, depose and say:
I personallyppsted the su ect property with the hearing notice sign 10 days prior to the public
hear.in~ for th~ . . .
w/land~ca~qg.
Dated this 24th. day ofl
I
JU~~
(Si9nature)
SUBSCRIBED AND ISWORN to
!
Master\affid-posting
,
me the day and year first above written.
~I ~
"~?0 / }
bu~ /-::'/ .' -" /uJ2.--/
Notary Pu .c ~aho /
Residing at I '-I!--.J? C cz/c ~
My Commission Expires: '7 - zg , cJ 7
1