HomeMy WebLinkAboutBitterbrush Point Subdivision
July 31, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Majestic, Inc.
AZ 06-036
August 3, 2006
ITEM NO.
13
REQUEST Public Hearing - Annexation and Zoning of 10.94 acres from RUT to an R-4
zone for Bitterbrush Point Subdivision - east of Meridian Road & north of Victory 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
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 8/3/2006
Planning & Zoning Commission
c:JvG~~;dia:lt
TO:
FROM:
Amanda Hess
Meridian Planning Department
884-5533
SUBJECT:
Bitterbrush Point Subdivision
. AZ-06w036
City Of Meridian
City Clerk Office
Annexation and Zoning of I 0.94 acres from RUT (Ada County) to R-4
(Medium LowwDensity Residential) zone
. PP-06-034
Preliminary Plat of27 single-family building lots and 4 common lots on 10.94
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Majestic, Inc., has applied for Annexation and Zoning (AZ) of 10.94 acres from RUT (Ada
County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 27 single family
residential lots and 4 common lots for Bitterbrush Point Subdivision. The site has not been previously
platted. The site is located approximately y,; mile northeast of the Meridian Road / Victory Road
intersection in Section 19, Township 3 North, Range 1 East, B.M., and is currently referenced as
Assessor's Parcel Number SI] 19336100.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-036 and PP-06-034) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-036 and PP-06-034 as presented in the staff report for the
hearing date of August 3, 2006, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, r move to recommend denial to the
City Council of File Numbers AZ-06-036 and PP-06-034 as presented during the hearing on
August 3, 2006, for the following reasons: (State specific reasons for denial of the annexation
and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-036 and PP-06-034 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
a. Site Address/Location:
East of Meridian Road and North of Victory Road
Section 19, T3N, RIE
b. Applicant / Owner:
Majestic, Inc.
2000 E. Overland Rd.
Meridian, ID 83642
c. Representative: Shawn Nickel, SLN Planning, Inc.
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): March, 2006
2. Date of Landscape Plan (attached in Exhibit A): May 9, 2006
g. Applicant's Statement/Justification: The proposed overall density (2.5 dwellings per acre) of
the project complies with the City's designation of Medium Low-Density Residential R-4
which allows for densities of up to 4 dwellings per acre. The subdivision will provide
landscaped open spaces and a mix oflot sizes ranging from 9,600 sq. ft. to 25,200 sq. ft.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, 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, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: July 17,2006, and July 31,2006
d. Radius notices mailed to properties within 300 feet on: July 7, 2006
e. Applicant posted notice on site by: July 24, 2006
6. LAND USE
a. Existing Land Use(s): Vacant land.
b. Description of Character of Surrounding Area: A mix of single family residential; commercial
enterprises, including an existing plant nursery.
c. Adjacent Land Use and Zoning:
1. North: Residential, zoned RUT (Ada County).
2. East: Observation Point Subdivision, zoned R-4.
3. South / West: Mussell Comer Commercial Subdivision, zoned C-G.
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
1. Public Works
Location of sewer: Bitterbrush Point will connect to an existing sewer line in
Meridian Road.
Location of water: Bitterbrush Point will be serviced via extension of mains in
E. Loggers Pass Street from Observation Point Subdivision.
Issues or concerns: 1) The need for an off-peak pumping station; 2) Revise plat
to include off site sewer main in common lot; and 3) The need for a sewer
easement prior to construction plan approval.
2. Vegetation: N/A
3. Floodplain: N/A
4. CanalslDitches/Irrigation: No major facilities; the Kennedy Lateral has been tiled
adjacent to this site.
5. Hazards: N/A
6. Proposed Zoning: R-4
7. Size of Property: 10.94 acres
f Subdivision Plat Information:
1. Residential Lots: 27
2. Non-residential Lots: 0
3. Total Building Lots: 27
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 165
7. Open Lots: 0
8. Residential Area: 10.94 acres
9. Gross Density: 2.47 units per acre (3.07 net density)
10. Lot Sizes: Lot sizes range from approximately 9,600 square feet to 25,250 square
feet. The average lot size is roughly 12,950 square feet.
g. Landscaping:
1. Width of street buffer(s): N/A. All proposed streets are local residential streets.
2. Width ofbuffer(s) between land uses: N/A. A 25-foot landscape buffer should be
provided between the residential and commercial districts upon development of the
commercial properties to the southwest
3. Percentage of site as open space: 0.81 acres (7.4%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12.
h. Proposed and Required Non-Residential Setbacks: As per the R-4 zone for attached and
detached single family dwellings.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
access to the development will be from an existing stub street, E. Loggers Pass Street,
provided from Observation Point Subdivision. Observation Point currently has approved direct
access from Victory Road. Additionally, one stub street at the north property line will be
constructed to provide connectivity to the County parcels when they redevelop. ACHD is
supportive of the proposal as long as all Site Specific and General Requirements are met (see
Exhibit B-7).
7. COMMENTS MEETING
On July 14, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities up
to three dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 27 residential building lots on 10.94 acres for a gross density of 2.47 dwelling units/acre. The
gross density is within the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
· Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitmy 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 adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department. Meridian Utility Billing Services, and Sanitary
Services Company.
· Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway filcilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to the Mussell Corner Commercial
Subdivision via the proposed micropath, as well as the stub street which will provide for
pedestrian connectivity with the county parcels to the north upon their redevelopment.
· Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the developments to the north,
northeast, and east are compatible with the proposal, the lot sizes blend well with that of
Observation Point Subdivision, and that the existing residences to the north, currently zoned
RUT, have also been buffered with appropriately sized lots.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-4 zoning designation. The subjectproperty is
located adjacent to lands zoned R-4. Staff finds that the requested zoning designation is generally
consistent with the Comprehensive Plan designation for this site.
· Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
One stub street will provide cross-access with the properties to the north should a more dense
development be proposed at said sites in the future.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a
Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Unified Development
Code, staff believes that this is a good location for the proposed single-family development.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on May 1, 2006, by
James R. Washburn, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
1. Access: Residents will enter Observation Point Subdivision via Victory Road and head
northwest along E. Observation Drive, north along S. Andros Way, and then west on E.
Loggers Pass Street to access Bitterbrush Point Subdivision. E. Loggers Pass Street is
currently a 36' -wide stub street provided by Observation Point and will serve as the sole
access to the 27 homes within the proposed subdivision.
2. Internal Streets: Internal streets sections are proposed to be at least 34-feet wide with 5-foot
wide attached sidewalks. Cul-de-sacs are proposed with a turning radius of 29.5' inside and
45' outside. The proposed design of the cul-de-sacs does not meet the Fire Department's
requirements for access. The Fire Department requires all cul-de-sacs to have a turning radius
of 28' inside and 48' outside radius. Additionally. the proposal does not meet ACHD's road
design standards. ACHD requires 36-foot street sections. with 50 feet of right-of-way. and
curb. gutter. and 5-foot attached concrete sidewalk.
3. Parking: No on-street parking shall be allowed within the cul-de-sacs. Vehicles shall be
parked in garages, driveways, or along public roads with the subdivision, but not within cul-
de-sacs. The cul-de-sacs shall be signed as "No Parking" as per the Meridian Fire
Department's comments.
4. House Orientation: Staff has concerns about the orientation of homes on several of the lots
within the proposed subdivision. Upon examination of a plat, the configuration of like yards
should match, i.e. a side yard should abut a side yard. Therefore, staff recommends that the
orientation of the homes on the flag lots and Block 1 be restricted as follows: the home on
Lot 1, Block 1, should be oriented to the southwest; the homes on Lots 2-4, Block 1, should
be oriented to the north; the homes on Lots 5 & 6, Block 1, should be oriented to the east; the
homes on Lot 3, Block should be oriented to the northeast, in a similar manner to Lots 5-12,
Block 2; and the home on Lot 14, Block 2, should be oriented to the south, to match the yards
of Lots 15-20, Block 2.
5. Common Areas / Open Space: The applicant has provided 0.81 acres (7.4%) of landscaped
open space, meeting the 5% minimum required by UDC 11-3G-3A-1. The majority of the
open space is passive in nature and provided in the form of landscaping within the Kennedy
Lateral canal easement. The applicant is also proposing some open space/common areas in
the center of the cul-de-sacs, and within one micropath lot. All common areas approved as
open space shall be vegetated and usable by residents. Maintenance of all common areas shall
be the responsibility of the Bitterbrush Point Homeowners Association.
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
6. Micropaths: One micropath connection is proposed to the Mussell Comer Development to
the southwest. As the Kennedy Lateral is currently piped is this location, this will provide for
good pedestrian access from the residential development to the commercial development to
the southwest. All micro-paths shall be constructed in accordance with UDC 11-3A-8.
Landscaping adjacent to all micro-paths should comply with UDC 11-3B.
7. Landscaping Islands: The Public Works Department does not allow manholes or water
valves in landscape islands. Water mains and / or sewer mains shall be routed around the
landscape islands to accommodate the proposed landscaping.
8. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to 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 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. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-I5 and MCC 9-1-28.
9. Fencing: Excepting where fencing currently exists along the northern and eastern boundaries,
perimeter fencing is not shown on the submitted landscape plan or preliminary plat. At the
public hearing, the applicant should state whether or not permanent fencing is proposed
around the development. The applicant should 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 perimeter fencing must be completed prior to issuance of building
permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
Fencing adjacent to all micro paths is also required, and is shown on the landscape plan. All
fencing shall be installed in accordance with UDC l1-3A-7.
10. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross
or lie within the area being subdivided shall be covered.
11. Tree Mitigation: Any existing, on-site 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 those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-036 and
PP-06-034 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subiect to the conditions listed in Exhibit
B.
11. EXHffiITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated: March 2006)
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
3. Landscape Plan (Dated: May 1, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Bitterbrush Point Subdivision AZ-06-034, PP-06-036
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
A. Drawings
1. Vicinity Map
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2. Preliminary Plat (Dated: March 2006)
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3. Landscape Plan (Dated: May 1,2006)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
B. Conditions of Approval
1. PLANNINCDEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated May 1, 2006, stamped by
James R. Washburn, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by Engineering NorthWest, LLC, dated March
2006, is approved, with the conditions listed herein. All comments and provisions of the
accompanying Annexation and Zoning application (AZ-06-036) and any future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06-034).
1.2.2 The landscape plan prepared by The Land Group, Inc., on May 1, 2006, and labeled Sheet L1.0 is
approved with the following modifications/notes:
· Provide 0.81 acres (7.4% of the site) for conmlOn open space.
· The micropath connection, otherwise known as Lot 11, Block 2, of the Bitterbrush Point
Subdivision, shall be constructed as shown on the landscape plan. Provide landscaping
adjacent to the micropath in accordance with UDC 11-3B-12. Provide fencing adjacent to
micro-paths as required by UDC 11-3A-7A-7a.
· Provide landscaping within the cul-de-sac islands, as proposed.
· Coordinate a tree mitigation plan with Elroy Huff ofthe Meridian Parks Department.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
The landscape plan is not to be altered without approval of the Planning and Zoning Department.
No field changes to the landscape plan are pennitted. All standards of installation shall apply as
listed in UDC 11-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
1.2.3 Provide a stub street to Edmonds Subdivision (Ada County) to the north, as depicted on the
preliminary plat.
1.2.4 Re-design the cul-de-sacs to meet the Meridian Fire Department's requirement of 28' inside /
48'outside turning radius, while still maintaining the integrity / intent of the landscape islands. No
parking signs shall be installed around the cul-de-sacs.
1.2.5 Dedicate and construct all internal roadways as 36-foot street sections, with 50 feet of right-of-
way, with curb, gutter and 5-foot attached concrete sidewaLk to meet ACHD's road design
standards.
1.2.6 The home on Lot 1, Block 1, shall be oriented to the southwest; the homes on Lots 2-4, Block 1,
shall be oriented to the north; the homes on Lots 5 & 6, Block 1, shall be oriented to the east; the
home on Lot 3, Block 2, shall be oriented to the northeast, in a manner similar to that of Lots 5-
12, Block 2; and, the home on Lot 14, Block 2, shall be oriented to the south.
1.2.7 All homes within the subdivision shall contain at least 1,400 square feet of living area, exclusive
of garages.
Exhibit B
All lot lines common to a public right-of-way shall reserve a 10' utility easement.
Maintenance of all common areas shall be the responsibility of the Bitterbrush Point Subdivision
Homeowners Association.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-ll.
The applicant has indicated that the Nampa / Meridian Irrigation District will own and operate the
pressurized irrigation system within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. 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 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. An underground, pressurized inigation 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.
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. 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 applicant shall submit a 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 fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
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.
Staffs failure to cite specific ordinance prOV1SLOns or terms of the approved
annexation/conditional use does not relieve the applicant ofresponsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
1.2.8
1.2.9
1.2.10
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Meridian
Road. The applicant shall install all mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 The applicant shall be responsible to install a temporary off-peak pumping station in a location
coordinated with the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department. The design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.3 The sewer main is being shown routed through Lot 13 BLock 2. Public Works requires that mains
such as this be installed in a common lot. The applicant shall revise the plat so that the sewer
main is installed in a common lot which is a minimum of 20-feet wide.
2.4 Sewer manholes and water valves shall not be allowed to be installed in landscape islands. If
sewer or water mains are routed under the islands than no large landscaping shall be allowed
within them.
2.5 Water service to this site is being proposed via extension of mains in Observation Point
Subdivision. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.6 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.
2.7 Prior to construction plan approval the applicant shall submit a signed easement for the planned
sewer main located off of the subj ect property.
2.8 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.9 A fourteen-foot wide all weather access road shall be built to allow access to all sewer manholes
not located within the right-of-way.
2.10 With the finaL plat submittal, the applicant shall dedicate a 1 a-foot wide public utilities, drainage,
and irrigation easement along all rear lot lines, the boundary of the subdivision, and centered on
interior lot lines.
2.11 The applicant has indicated that the pressurized irrigation system in this development is to be
owned and operated by the Nampa and Meridian Irrigation District, therefore a letter of plan
approval shall be submitted prior scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (lIDC 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.
2.13 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.
2.14 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being 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.
2.16 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 tins subdivision shall be recorded, prior to applying for building permits.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 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.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill materiaL
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.26 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 fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
Exhibit 8
CITY OF MERID.IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
a. Fire Hydrants shall have the 4 12" 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 aU proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius.
3.6 No on-street parking shall be allowed along the cul-de-sacs. Vehides shall be parked in garages,
driveways, or along public roads with the subdivision. The cul-de-sacs shall be signed as "No
Parking."
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 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.
3.9 The fire department requests that any future signalization installed as the result of the
development of tins 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.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
4. POLICE DEPARTMENT
4.1 All interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The micropath shall be adequately lit to afford greater visibility of the site as policed from the
public street.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC ll-3B-IO) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC Il-3B-1O) will be followed.
6. SANITARY SERVICE COMPANY
6.1 SCC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
Exhibit B
7.1.1
7.1.2
7.1.3
7.1.4
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
Dedicate and construct the internal roadways as 36-foot Street Sections, with 50-feet of right-of-
way, complete with curb, gutter and 5-foot attached concrete sidewalks.
Construct a stub street to the north, South Forrester Avenue, located approximately 152-feet west
of the east property line (measured property line to centerline). A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
Construct the two knuckles with islands, as proposed, with no less than 29-feet of pavement on all
sides of the islands and 45-foot turning radii.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
Comply with the District's Tree Planter Width Interim Policy.
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.
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.
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.
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.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
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.
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.
Any change by the applicant in the planned use of the property which is the subject of this
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. NORTH CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approvals from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
Engineering North West, JJLJt.-
423 N. Ancestor Place, Suite] 80 Boise, Idaho 83704
(208) 376"5000 . Fax (20B) 376-5556
Project No. 05.0Q4-01
Date: May 1,2006
BITTERBRUSH POINT SUBDIVISION
ANNEXATION AND REZONE DESCRIPTION
A parcel ofland located in a portion of Government Lot 4, Section 19, T. 3 N., R 1 E.,
B.M., Ada COW1ty, Idaho, more particularly described as follows:
Commencing at the section comer common to Sections 19 and 30 of said T. 3 N., R. I E.,
and Sections 24 and 25 ofT. 3 N., R. 1 W., B.M.;
Thence North 00055'37" East, 2661.02 feet on the section line common to said Sections
19 and 24 to the 1/4 scction comer common to said Sections 19 and 24;
Thence reversing direction, South 00055'37" West, 1330.65 feet on the section line
common to said Sections 19 and 24 to the northwest corner of Government Lot 4 of said
Section 19;
Thence leaving said section line, South 89059'45" East, 232.00 feet on the northerly
boundary line of said Government Lot 4 and on the southerly boundary line of Edmonds
Subdivision, as same is shown on the Plat thereof recorded in Book 33 of Plats at Page 2050 of
Ada County Records to a point being 10.00 feet easterly of the centerline of the Kennedy Lateral,
as described in Deed Instrument No. 7608075 of Ada County Records, said point also being the
REAL POINT OF BEGINNING;
Thence South 89059'45" East, 894.69 feet on the northerly boundary line of said
Government Lot 4 and the southerly boundary line of Edmonds Subdivision to the northeast
comer of said Government Lot 4, said point also being the northwest corner of Observation Point
Subdivision, as same is shown on the Plat thereof recorded in Book 84 of Plats at Page 9276 of
Ada County Records;
Thence South 00046'12" West, 894.64 feet on the easterly boundary line of said
Government Lot 4 and the westerly boundary line of said Observation Point Subdivision to a
point being W.OO feet north of the centerline ofthe said Kennedy Lateral;
Thence leaving said boundary line, North 53005'22" West, 285.31 feet, said line being
10.00 feet northerly of and parallel with the centerline of the said Kennedy Lateral;
Thence on a line being 10.00 feet northerly orand parallel with the centerline of the
Kennedy Lateral for the following courses and distances:
Bittcrbsu-sh Pomt Sub, ArmcxaEion.Retonc De5r;::.doc
Pas. 1 00
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Thence North 50028'28" West, 558.77 feet to a point of curve;
Thence 438.42 feet on the arc of a curve 10 the righI, said curve having a radius of 655.00
feet, a central angle of38021 '02" and a chord distance of 430.28 feet which bears
North 31017'57" West (ronnerly described as 438.43 feet of are, a central angle of3802I '05" and
a chord distance of 430.29 feet) to the real point of beginning. Said parcel contains 10.94 acres
more or less.
PREPARED BY:
Engineering NorthWest, LLC
James R. Washburn, PLS
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-4 as a Principally Permitted Use. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds 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 delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 1l-SB-3.E).
Staff finds that all essential services 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;
and this is a logical expansion of the City limits. In accordance with the findings listed
above, staff finds that Annexation and Zoning of this propertv to R-4 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 fmds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Finding Items 3 and 4 above under Annexation Findings for more
details.)
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
own cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
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
1j\~
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
~R:t~~CEI-VE~r)
,-
o
City of Meridian
660 E. Watertower Lane
Suite 202
Meridian, ill 83642
Gnv OF fJJERIDJAf\!
CITY (;1 i=R(( (';;:':1(::
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 of the Bitterbrush Point Subdivision will have an impact on school enrollments
at Mary McPherson Elementary, Lake Hazel Middle and Mountain View High SchooL
We can predict that these homes, when completed, will house eight (8) elementary aged
children, seven (7) middle school aged children, and six (6) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
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,
~~A-
Wendel Bigh~
Building & Construction Manager
€13
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July 25, 200~~:;1::~Z~U'~'ki v~
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John S. Frandenl President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
To:
Majestic, lnc
. 2000 East Overland Road
Meridian, 10 83642
JUL 27 2006
City Of Meridian
City Clerk Office
Subject:
MPP-06-039 / MAZ-06~036
Bitterbrush Point Subdivision
South Meridian Road
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 208-387-6174.
Sincerely,
;;
Ryan McDaniel
Planner I
Right-of-way & Development Services
Ada County Highway District
cc: p!5?J!l,ct file, Utilities
l~lty)iQ!ttyl~ni&ttSi@
Shawn L. Nlckell SLN Planning
148 North 2nd Street, Suite 101
Eagle, 10 83616
Engineering NorthWest, LLC
423 North Ancestor Place, Suite 180
Boise, 10 83704
Ada County Highway District. 3775 Adams Street. Garden City, ID · 83714 · PH 208-387-6100 · FX 345-7650 · www.achd.ada.id.us
Project/File:
Oo~ut~ ~oe-
Lead Agency:
Site address:
Staff Level
Approval:
Ownerl Applicant:
Representative:
Staff Contact:
Tech Review:
Bitterbrush Point Subdivision I MPP-06-039 I MAZ-06-036
This is a preliminary plat application for the development of 27 residential lots on
approximately 11-acres.
City of Meridian
South Meridian Road
July 25, 2006
Majestic, Inc
2000 East Overland Road
Meridian, 10 83642
SNL Planning, Shawn Nickel
148 North 2nd Street, Suite 101
Eagle, 10 83616
Ryan McDaniel
Phone: 387-6174
E-mail: rmcdaniel@achd.adaJd.us
July 20,2006
Application Information:
Acreage: 10.94
Current Zoning: RUT
Proposed Zoning: R-4
Residential Lots: 27
Common Lots: 4
A. FindinQs of Fact
Existing Conditions
1. Site Information:
The site is currently vacant and
used for agricultural purposes.
1
Bitterbrush Point Subdivision
2.
D
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d" A
eSCrlP'lon 0 acen urroun In!:! rea:
Direction Land Use Zoning
North Sin~le Family DwellinQ RUT
South Vacant C-G
East Observation Point Subdivision R-4
West Vacant C-G
3. Existing Roadway Improvements and Right-of-Way Abutting or Near the Site:
East Loggers Pass Street is currently improved with 2-traffic lanes, 36-feet of
pavement with curb, gutter and sidewalk abutting the site. There is 50-feet of
right-of-way existing for East Loggers Pass Street (25-feet from centerline).
Victory Road currently is currently improved with 2 traffic lanes, no curb,
gutter or sidewalk. There are three lanes on Victory Road at its intersection
with Meridian Road (SH 69). There is approximately 75-feet of right-of-way
existing for Victory Road.
Meridian Road (SH 69) is under the jurisdiction of the Idaho Transportation
Department. State Highway 69 (Meridian Road) is currently improved with
80-feet of pavement, 4 traffic lanes, a center turn lane, and no curb, gutter, or
sidewalk with no curb, gutter or sidewalk. There is approximately 128-feet of
right-of-way existing for State Highway 69 which is under the jurisdiction of
the Idaho Transportation Department.
4.
Existing Access:
There is one defined access point to East Loggers Pass Street from this
property.
5. Site History:
Development Impacts
6. Trip Generation:
ACHD has not previously reviewed this site for a development application.
This development is estimated to generate 270 additional vehicle trips per
day (0 existing) based on the Institute of Transportation Engineers Trip
Generation Single Family Detached Dwelling land use designation.
7.
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.
8.
9
Traffic Study:
A traffic impact study was not required with this application.
mpac e oa ways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Victory Road 3,203' Minor Arterial 3,745 east of Better than 45 MPH
Meridian Road in "C'J
2005
1,769 west of
Meridian Road in
2005
Meridian 2,368' Principal Arterial 24,899 north of Better than 55 MPH
Road (SH 69) Victory in 2004 "en
18,196 south of
Victory in 2004
t d R d
2
Bitterbrush Point Subdivision
*Acceptable level of service for a two-lane arterial roadway is "0" (14,000 AOT).
*Acceptable level of service for a five-lane arterial roadway is "0" (33,000 AOT).
NOTE: ACHD Traffic Engineering staff recently conducted a cut-thru analysis for 3rd and Sth Streets located
between this site and Overland Road. [t is important to mention that a very high am peak traffic pattern
was observed on 3rd Street. Out of the SOO Vehicle Trips per Day counted for 3rd Street 1S0 occurred
during the am peak hour accounting for 30% of the daily trips for that day.
10. Capital Improvements Plan/Five Year Work Program
The intersection of Victory Road and Meridian Road (SH 69) is scheduled to be signalized this year
(2006).
B. FindinQs for Consideration
1. Internal Roadways
District Street Section and Right-of-Way Policy:
District policy 7204.4.2 states, "developments with any buildable Jot that is less that i-acre in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of
this width may be allowed, depending on traffic volumes forecast to be generated by the
development. Concrete sidewalks shall be a minimum of S-feet in width unless they are separated
from the curb S-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Applicant Proposal:
The applicant proposes to extend East Loggers Pass Street into the site. The extended street and
all of the internal roadways are proposed to be constructed as 36-foot street sections within SO-feet
of right-of-way.
Comment/Recommendation:
Staff is supportive of the applicant's proposal for the internal roadways, which are approved with
this application.
2. Stub Streets
Stub Street Policy:.
District policy 7203.S.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 720S, "non-continuous streets." District policy 720S.S 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.S,
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 iSO-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 proposes to construct a stub street to the north, South Forrester Avenue, located
approximately 1S2-feet west of the east property line (measured property line to centerline).
3
BittArhrll~h Pnint ~II hrli\licdnn
Staff Comment/Recommendation:
Staff is supportive of the applicant's proposal for the stub street, which is approved with this
application. This stub street, South Forrester Avenue, shall align with and connect to a future
roadway to the north of this site. A sign shall be installed at the terminus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN tHE FUTURE".
3. Knuckle and Island Policy
District Knuck]e Policy:
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an
island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a
minimum a(ea of 1 DO-square feet and designed to sa,fely channel traffic. The roadway around the
traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed
and approved by ACHD's Development staff.
Applicant Proposal:
The applicant proposes to construct two knuckles with center islands. Each island is proposed with
29.5-feet of pavement on all sides and 45-foot turning radii.
Staff Comment/Recommendation:
Staff is supportive of the applicant's proposal for the two knuckles with center islands, which are
approved with this application.
C. Site Specific Conditions of AIDlroval
1. Dedicate and construct the internal roadways as 36-foot Street Sections, within 50-feet of right-of-
way, complete with curb, gutter and 5-foot attached concrete sidewalks, as proposed.
2. Construct a stub street to the north, South Forrester Avenue, located approximately 152-feet west
of the east property line (measured property line to centerline). A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
3. Construct the two knuckles with islands, as proposed, with no less than 29-feet of pavement on all
sides of the islands and 45-foot turning radii.
4. Comply with all Standard Conditions of Approval.
D. Standard Conditions of AIDJroval
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 Bitterbrush Point ~lIhrlivh:::inn
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 tor occupancy.
10. Payment ot applicable road impact fees is required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-ot-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two 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 tilled) 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 ot this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
5 Rittorhl"'llC!h Pnin+ C:-llh,.,l;".I;~:_"'"
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
6
Bitterbrush Point Subdivi!O;inn
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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 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.
8
Ritto..h..llc::h Pninf c::"hrlhtici........
II
Development Process Checklist
II
[8JSubmit a development application to a City or to the County
[8JThe City or the County will transmit the development application to ACHD
[8JThe ACHD Planning Review Division will receive the development application to review
[8JThe Planning Review Division will do one of the following:
DS~nd 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.
[8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[8JThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER?
Construction Zone
o Driveway or Property Approach(s)
· Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
· Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sJ. 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 Stormwater
Division.
o Idaho Power Company
· Vic Steelman at Idaho Power must have his IPCO 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.
9
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7J\
Ci CHDD~E~~TATRARRIT~~~JN~ CENTRAL DISTRICT HEALTH DEPARTMENT
Ii Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat P f (), - O? c;
B;I-hv-bvol.r [... ,00;.....+
A-2 0' -030
Return to:
o Boise
o Eagle
o CJarden City
~ertdian
o Kuna
OACZ
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01.
02.
03.
04.
05.
06.
JUL 2 5 2006
We have No Objections to this Proposal.
City Of I'4eridian
CitJ' Clerk Office
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~.
After written approval from appropriate entities are submitted, we can approve this proposal for:
BlCentral sewage 0 community sewage system 0 community water well
o interim sewage ~entral water
o individual sewage 0 individual water
.9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~ntral sewage 0 community sewage system 0 community water
o sewage dry lines ~ntral water
Qr1 O. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
Date:-.2J~ DC
Reviewed B/7'
Review Sheet
o 14. Please see attached stormwater management recommendations
015.
15726.001 EH0904
AFFIDAVIT OF POSTING
ECEI'V-E.f)
J 2 6 2006
CiTY OF MERIDIAN
errv CLERK OFFICE
STATE OF IDAHO
)
) S
)
COUNTY OF ADA
Meridian
(city)
premierlsigns,lnet 2100 E Fairview Avenue, Suite 7
! (address)
I
I
I~aho
I (state)
I
I
I
I
855~0380
(phone)
I, Mike Arnold,
(name)
, being first duly sworn upon
oath, depose and say:
I personally posted the sub ect property with the hearing notice sign 10 days prior to the public
hearing for the .. .
. 1
. :
Dated this
: 24th.
i
day 1
I
I
!
.JUI:;:~ ~
(Signature)
i
SUBSCRIBED AND jWORN to
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ra me the day and year first above written.
c;CZLJ
Notary Pu . or Idaho' ./l -.
Residing at /1(..'::<"4 tcel::..~
My Commission Expires: ?..;z y. 07
~~ter\affid-posting
1