HomeMy WebLinkAboutCedar Springs North PP 02-027
January 13, 2003
PP 02-027
MERIDIAN PLANNING & ZONING MEETING January 16, 2003
APPLICANT Howell-Murdoch Development Corp. ITEM NO. 6
REQUEST Continued Public Hearing from January 2, 2003 - Request for Preliminary Plat approval
of 197 building lots and 33 other lots on 81.54 acres in proposed R-8 and L-G zones for proposed
Cedar Springs North Subdivision - south of West McMillan Road and west of North Meridian 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:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION
US WEST:
INTERMOUNTAIN GAS:
OTHER: See attached Revised Plans
Contacted: \\ o.N'.w \\A >'V!J /
See previous Item Packet
See attached Staff Comments
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Phone:"37Io-735 cJ
Malerials presented at public meetings shall become properly of !he City of Meridian.
RECEIVED
DEe 3 1 2002
City Of Meridian
...City Clerk Office
. Annexation and Zoning of 81.54 Acres from RUT (Ada County) to R-8
(Medium Density Residential District) and L-O (Limited Office), by Howell-
Murdoch Development Corp. (File No. AZ-02-028).
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433' FAX (208) 887-4813
City Cierk Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
From:
Steve Siddoway, Planner II 9!-~ ~
Bruce Freckleton, Senior Engineering Tech ~
Re:
Cedar Springs North Subdivision
LEGAL DEPARTMENT
(208)288-2499 . Fax 288-2501
PUBLIC WORKS
BUILDiNG DEPARTMENT
(208) 898-5500' Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888-6854
December 31, 2002
. Preliminary Plat Approval of One Hundred Ninety Seven (197) Building Lots
and Thirty Three (33) Other Lots on 81.54 Acres, by Howell-Murdoch
Development Corp. (File No. PP-02-027).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Howell-Murdoch Development Corporation, has applied for Annexation and
Zoning, and Preliminary Plat approval of 197 building lots (184 new single family detached, I
Townhouse, and 12 Office), on 81.54 acres of land located just to the north of the recently
approved Cedar Springs Subdivision. The requested zoning designation for the subdivision is
R-8, and L-O. The net density of the project is 4.9 d.u./acre. This is a multi-phase
development.
The proposed single-family detached lots within the subdivision range from 7,000 square feet
up to 16,892 square feet. The "other" lots within the subdivision include thirty-three (33)
common landscape/drainage lots, The applicant is also requesting conceptual approval of a
future single-family attached project on Lot 18, Block 13. The future project would include up
to 112 lots ranging from 4,000 to 6,000 s.f. The northwest corner of the property (8.41 acres)
is proposed as an office park development.
LOCATION
AZ-02-02B,PP-02.027
Cedlll" Springs North.AZ,PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 2
The property is located immediately north of Cedar Springs Park Subdivision and directly east of
the recently approved Baldwin Park Subdivision, with frontage on W. McMillan Road. It is
approximately Yo west of Meridian Road.
SURROUNDING PROPERTIES
North: Rural residential/agricultural properties, zoned RUT (Ada County)
West: Baldwin Park Subdivision, zoned R-8 and rural property, zoned RUT (Ada County)
East: Rural residentialJagricultural properties, zoned RUT (Ada County)
South: Cedar Springs Subdivision, zonedR-4
OWNER OF RECORD
The property owners of record are Howell-Murdoch Development Corporation f Chukar Estates,
L.L.C. and they have provided notarized consent for submission of these applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall find adequate evidence answering the following questions about the proposed zoning
amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff fmds that the requested zoning designations, R-8 and L-O, are harmonious
with and in accordance with the effective Comprehensive Plan ('02) and Future
Land Use Map. T he northwest comer of the parcel is designated as Office or
High Density Residential in the Comprehensive Plan. The proposed office park
generally follows the area designated for office on the Future Land Use Map.
The remainder of the parcel is designated for Medium Density Residential (3 to 8
dwelling units per acre). The single-family detached area (61.56 acres) has a
density of 3.6 dwelling units per acre after subtracting out the common open
space (11.33 acres). The single-family attached area (11.57 acres) is proposed to
have a density up to 10 dwelling units per acre. While in isolation, this area could
be considered to exceed the allowed density, if the entire project is factored
together, the overall density would be just over 4 dwelling units per acre, well
within the range allowed by the Comprehensive Plan. In addition, the
Comprehensive Plan states that the applicant may request a "one step" increase
from medium to high density without a formal Comprehensive Plan Amendment.
AZ-02-028, PP-Q2-027
Cedar Springs Nortb,AZ.PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 3
Staff supports the proposed densities as meeting the intent of the Comprehensive
Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed single-family detached, single-family attached, and
office areas will be allowed within the requested R-8 and L-O zones.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that land to the south and west is being developed in a manner similar
to the proposed subdivision. Staff finds that the requested zoning designation of
R-8 is harmonious with the recently approved adjacent development (Baldwin
Park), also zoned R-8, and may be rezoned in the requested manner. ACHD has
reviewed the adjacent street capacity and has approved the proposed subdivision
(with conditions).
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed uses (single family residential and office) are
designed appropriately to match with the existing and intended character of the
general vicinity. Any change in the existing character of the area is in harmony
with the intended future land use envisioned by the Comprehensive Plan.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
AZ-02-02B,PP-02.017
Cedar Springs North,Al.PP
Planning & Zoning CommissionJMayor & City Council
December 31, 2002
Page 4
Staff does not anticipate that the proposed residential and office uses will be
hazardous or disturbing to future or existing neighbors, as long as the
recommended conditions of approval are complied with.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed will be served adequately by all
essential public facilities and services. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
The Commission and Council should review ACHD, Police and Fire
Department's comments concerning this subdivision for further information
regarding public services.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning will not be detrimental to the community's
economic welfare.
I. Will the proposed nses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of
this subdivision; however staff does not feel that the amount generated will be
detrimental to the public welfare of the city.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approaches off of McMillan Road will
create new traffic on surrounding roads. However, staff does not believe that the
AZ-02-028,PP...(l2-027
Cedar Springs North.AZ.PP
Planning & Zoning Commission/Mayor & City Council
December 31, 2002
Page 5
subdivision entrances will cause significant interference on the surrounding public
streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of
the City.
ADDITIONAL CONSIDERATIONS (ANNEXATION)
1. Non-Develooment Agreement: Staff recommends that a Non-development agreement be
required between the City and the applicant for Lot 18, Block 13. This is the large 11.57-
acre parcel intended for a future high density single-family attached project. The non-
development agreement would stipulate that no development would be allowed on the lot
until the lot is resubdivided. Staff further recommends that the future proj ect be required
to be approved as a Planned Development to ensure that the high density area has ample
open space and amenities. If the Commission or Council disagree with the requirement
for the Planned Development, Comment #2 (below) will have to be amended
accordingly.
ANNEXATION AND ZONING COMMENTS
1. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
are available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
2. A Development Agreement shall be entered into between the City of Meridian and the
Applicant as part of the Annexation application. The Development Agreement shall outline
any special conditions placed upon the Preliminary Plat application, including a non-
development agreement on Lot 18, Block 13--which is the area designated for a future
single-family attached project-unti a Conditional Use Permit for a Planned Development
is approved for the project.
AZ-02-028, PP-oz,,027
Cedar Springs North.AZ.PP
Planning & Zoning ComrnissionlMayor & City Council
December 31, 2002
Page 6
3. The legal description for annexation and zoning appears to describe the subject property,
and complies with the requirements of the State Tax Commission and City of Meridian.
PRELIMINARY PLAT FINDINGS AND REOUlREMENTS
Sections 12-3-3 1.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
1. Lot Dimensions and Setbacks: the proposed subdivision is a Preliminary Plat, but is not a
Planned Development. As such, the subdivision is subject to standard ordinance
requirements for frontage, minimum lot size, setbacks, etc. No variations from
Ordinance requirements have been requested by the applicant, and none are granted.
AZ-02-02B, PP-02-027
Cedar Springs NortnAZ.PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 7
2. Block Length: Blocks 7, 9, and 13 exceed the maximum block length of 1000 feet per
Ordinance 12-4-5, Inasmuch as this is not a Planned Development, a Variance
application to exceed the maximum block length must be submitted to accompany the
Plat application to City Council. Staff would support the Variance if the following
pedestrian micropaths and stub street are added to the plat (see below):
3. Micropaths: Staff recommends the following m icropaths to break up long blocks and
enhance connectivity within the subidivision:
1. Add a micropath to Block 9 (length 1400 feet) to connect between Great
Basin Drive and White Sands Drive near lots 11 and 23.
2. Add a micropath between lots 22 and 23, Block 12 so that residents in the cul-
de-sac can access the park on lot 5.
4. Stub Streets: Staff recommends adding one stub street connecting Black Rock Drive to
Lot 18, Block 13 so that the future single-family attached phase is connected to the
single-family detached phases of the project. This stub will also give residents in the
future phase access to the open space park on Lot 5, Block 12. All other stubs are
recommended as proposed and approved by ACHD.
5. Lemp Canal Easement: During the recent Bridgetower Crossing East hearings, the
Settlers Irrigation District reduced the easement width required for the Lemp Canal to 40
feet. The applicant shall verify the required width with Settlers Irrigation District and
modify the plat if necessary.
6. Tiling of Ditches: The applicant has indicated that they intend to leave the Lemp Canal
open as a landscaped water amenity along McMillan Road. To accomplish this, the
applicant must petition City Council for a waiver from the requirement to tile the ditch
per MCC 12-4-13.A.2. While the Commission does not act directly on the waiver
request, they may make a recommendation to the Council on the matter. The same
should be done for the White Drain ifthe applicant intends to leave it open.
7. Right-of-Wav: While the right-of-way for McMillan Road is not specifically noted on
the proposed plat, it appears to be designed based on a 48-foot right-of-way from
centerline of road. In the ACHD report, dated November 26, 2002, they state that the
applicant will not be required to dedicate any additional right-of-way abutting existing
McMillan Road and that all additional right-of-way will be taken from the north side of
the road for a future 70-foot right-of-way. Applicant shall clarify the right-of-way design
shown on the proposed plat at the public hearing, and modify the plat if necessary.
8. Street Buffer Landscaping: T he entire proposed 3 5-foot street buffer along McMillan
Road is shown within the Settler's Irrigation easement. The landscape plan shows
landscaping within the buffer in compliance with the Landscape Ordinance. However, the
irrigation district easement will typically prohibit all trees shown on the plan. The
applicant will be required to either secure a license agreement with the irrigation district
to allow the proposed trees or modify the street buffer to accommodate the required trees
beyond the easement. This issue is repeated below as site specific comment #7.
AZ-02-028, PP-02-027
Cedar Sprinss Nonh.AZ,PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 8
9. Storm Water Integration: The City has had problems recently with DEQ requiring
bentonite or other impermeable treatments to the surface of stormwater detention swales,
in areas that were originally required as useable open space, due to shallow groundwater
issues. Such treatments have rendered the open spaces unusable as a wetlboggy area with
a semi-permanent water level. If depth to groundwater becomes an issue in this
subdivision in the future and DEQ requires such surfacing, such areas shall not be
counted toward the required open space calculation. The proposed landscape plan shows
all common areas fully landscaped. The applicant shall testify at the hearing whether it is
still anticipated whether the common areas can be fully landscaped as usable open space,
as currently shown, based on existing groundwater information. This issue is repeated
below as site specific comment #8.
10. Office Park Common Areas: Lot 9, Block 14 is not hatched as a "common open space
lot" on the Preliminary Plat, but it appears that this is simply an oversight. Please verify
during the public hearing whether this is intended as a common open space lot. Also, it
seems curious that around the parking lot, some of the landscape islands belong to the
common area, some belong to the building lots, some belong to the parking lot, and
others are split between building pad and common lot. The applicant should clarify the
intent of this design. Staff would support making all of the landscape islands part of the
common open space lot(s).
11. Parking Lot Layout: T he parking lot I ayout ass hown 0 n the Preliminary Plat h as an
insufficient number of landscape islands. This is corrected on the proposed landscape
plan. The plat should be corrected to match, or simply remove the stall striping from the
plat.
12. Irrigation Easement: Applicant should verify during the hearing why the 10-foo\
irrigation easement along the west property line ends at White Sands Dr. and revise the
plat if accordingly, if necessary. Note 3 contradicts this, stating that all lot lines around
the boundary of the subdivision have the irrigation easement.
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
1. Sanitary sewer service to this site shall be via main line extensions from the newly
installed White Drain Trunk. This development shall be subject to sanitary sewer
latecomer fees to reimburse the City for extending sewer service into the area. The
latecomer fees for each lot shall be due and payable upon signature on final plat.
2. Domestic water service to this site shall be via main line extensions from mains being
installed adjacent to the property.
3. Applicant will be responsible to construct the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
AZ-Q2..Q2&, PP-<l2.{l27
Cedar Springs North.AZ.PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 9
4. The applicant has indicated that the pressurized irrigation system within this development
is to be owned and operated by the Settler's Irrigation District. Please revise the plat to
show how the system is going to be served (ie connection to an existing system, or
independent pumping facilities) Underground Year-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Applicant
shall 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 shall be
responsible for the payment of assessments for the common areas prior to signature on
the fmal plat by the Meridian City Engineer.
5. A detailed fencing plan shall be submitted upon application of the final plat. Permanent
perimeter shall be required around the subdivision unless the City agrees in writing that
such a fence is not required.
6. In accordance with MCC 12-13-10-8, Applicant shall provide detached sidewalks
adjacent to McMillan Road,
7. The applicant will be required to either secure a license agreement with the Settlers
Irrigation District to allow the proposed trees in the street buffer or modify the street
buffer to accommodate the required trees beyond the easement.
8. If depth to groundwater becomes an issue in this subdivision and DEQ, or other
regulatory agency, requires impermeable surfacing in the storm water detention areas,
such areas shall not be counted toward the required open space calculation.
9. Unless a waiver is granted by Council, the applicant shall be responsible to tile all
irrigation ditches, laterals, and canals per MCC 12-4-13.1.
10. The preliminary Landscape Plan (Sheets Ll and L2 by The Land Group) is in compliance
with the Landscape Ordinance for the open space and micropath areas shown. Any
additional micropaths or open space areas shall also be landscaped accordingly. A
detailed landscape plan will be required with any application for Final Plat. Note: The
Landscape Plan does not show any sidewalks, but sidewalks shall be required, per Site
Specific Comment #6 and General Comment #6 of this report.
II. Applicant shall submit ground water monitoring data to the Public Works Department
from the date of the initial investigation (9/29/00), to current.
12. Add or revise the following preliminary plat notes:
. Correct #3 to include 5-foot wide public utilities, drainage, and irrigation easements
on all side lot lines.
AUll.Ol&,PP--02-00.1
Cedar Springs North.AZ.PP
Planning & Zoning Commission/Mayor & City Council
December 31,2002
Page 10
. Add a note to face of the plat regarding the "Right to Farm Act"
. Add a note to the face ofthe plat regarding minimum residential house size.
13. Lot Dimensions: Several lot line dimensions are missing from the plat and must be
added to the revised preliminary plat.
14. Labels: Please label the Lemp Canal, Coleman Lateral, and the White Drain on the
preliminary plat maps.
15. Phase Lines: No Phase lines are shown on the proposed Preliminary Plat. Please revise
the preliminary plat map to reflect the proposed phase lines.
16. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this application.
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fIre hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 1l0% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All pathways within the proposed subdivision shall be designed in accordance with MCC
12-13-15 "Micropath Landscaping",
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-S.
7. Two-hundred-fIfty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. 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 commencing installations.
AZ-02.028,1'1'.-.02-Q27
Cedar Springs North.AZ.PP
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 11
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to fmal plat signature.
9. Please submit all updated groundwater/soils reports to the Public Works Department for
review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 100- year storm events, and for a period of time not to
exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1.
10. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number 0 f caliper inches 0 f trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their 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.
13. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
14. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
RECOMMENDATION
Staff supports the project and the proposed mix of uses. The office park and higher density
residential uses along McMillan Road are across from a future Neighborhood Center and provide
both supportive and transitional uses, in compliance with the Comprehensive Plan.
Staff recommends addressing all of the issues listed under "additional considerations" to the
Commission's satisfaction and continuing the public hearing to allow the applicant to make any
modifications as necessary to comply. The plat should be corrected by the applicant and
reviewed by the Commission prior to sending the applications on to City Council. Issues to be
resolved and potentially amended on the plat include:
. Micropaths and Stub Street
. Lemp Canal Easement Width
. Right-of- Way Width
AZ-02.01S,Pl'-02.-021
Cedar Springs North,AZ.PP
.
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 12
. Street Buffer Landscaping & Width
. Office Park Common Areas and Parking
. Plat Notes and Data: including House Size, Lot Dimensions, Irrigation Easements, Right-
to-Farm Act, Labeling, and Phase Lines.
Upon resolution ofthe above issues, staff recommends approval of the applications.
AZ-02-028,PP-Q2-027
Cedar Springs North.AZ.PP
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
P+z Mts
\-ILD-03
CITY OF MERIDIAN
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . FAX (208) 887-4813
City Clerk Olliee Fax (208) 888-4218
l tcY"n. NO, 5.H.e
MEMORANDUM:
December 31,2002
To:
Mayor, City Council and Planning & Zoning Commission
Steve Siddoway, Planner II 9!-~ ~
Bruce Freckleton, Senior Engineering Tech ~
RECEIVED
JAN 1 4 2003
From:
Re:
City Of Meridian
City Clerk Office
· Annexation and Zoning of 81.54 Acres from RUT (Ada County) to R-8
(Medium Density Residential District) and L-O (Limited Office), by Howell-
Murdoch Development Corp. (File No. AZ-02-028).
Cedar Springs North Subdivision
· Preliminary Plat Approval of One Hundred Ninety Seven (197) Building Lots
and Thirty Three (33) Other Lots on 81.54 Acres, by Howell-Murdoch
Development Corp. (File No. PP-02-027).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in fuJI, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
(The followinl! staff reDort has been revised to incorDorate chanl!es made to the site Dlan
and IandscaDe Dlan bv the aDDlicant. as discussed and recommended bv the Commission
at the Drevious public hearinl! on January 2. 2003. The revised Dlans include. amonl!
other chan!!es. new micro-Daths. a Dhasin!! Dlan and several new Dlat notes. This reDOrt
includes several new conditions of aDDroval as well the elimination of presentlv
unnecessary conditions of apDroval: all of the chanl!es are marked in bold. with new
comments bein!! underlined and comments to be removed beinl! struek t1l6ul!h. Revised
on 1-13-02 bv Dave McKinnon)
The applicant, Howell-Murdoch Development Corporation, has applied for Annexation and
Zoning, and Preliminary Plat approval of 197 building lots (184 new single family detached, 1
Townhouse, and 12 Office), on 81.54 acres of land located just to the north of the recently
approved Cedar Springs Subdivision. The requested zoning designation for the subdivision is
R-8, and L-O. The net density of the project is 4.9 d.u./acre. This is a multi-phase
development.
AZ-Ol-028,PP-o2-027
Cedar Sprincj Nortb,llZ.pP(rmrd)
Planning & Zoning Commission/Mayor & City Council
December 31,2002
Page 2
The proposed single-family detached lots within the subdivision range from 7,000 square feet
up to 16,892 square feet. The "other" lots within the subdivision include thirty-three (33)
common landscape/drainage lots. The applicant is also requesting conceptual approval of a
future single-family attached project on Lot 18, Block 13. The future project would include up
to 112 lots ranging from 4,000 to 6,000 s.f. The northwest corner of the property (8.41 acres)
is proposed as an office park development.
LOCATION
The property is located immediately north of Cedar Springs Park Subdivision and directly east of
the recently approved Baldwin Park Subdivision, with frontage on W. McMillan Road. It is
approximately Yo west of Meridian Road.
SURROUNDING PROPERTIES
North: Rural residential/agricultural properties, zoned RUT (Ada County)
West: Baldwin Park Subdivision, zoned R-S and rural property, zoned RUT (Ada County)
East: Rural residential/agricultural properties, zoned RUT (Ada County)
South: Cedar Springs Subdivision, zoned R-4
OWNER OF RECORD
The property owners of record are Howell-Murdoch Development Corporation / Chukar Estates,
L.L.C. and they have provided notarized consent for submission ofthese applications.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall fmd adequate evidence answering the following questions about the proposed zoning
amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designations, R-S and L-O, are harmonious
with and in accordance with the effective Comprehensive Plan ('02) and Future
Land Use Map. The northwest corner of the parcel is designated as Office or
High Density Residential in the Comprehensive Plan. The proposed office park
generally follows the area designated for office on the Future Land Use Map.
AZ-02-028, PP-02-027
CedarSpringsNOlth.AZ.Pp(reviserl)
Planning & Zoning CommissionJMayor & City Council
December 31, 2002
Page 3
The remainder of the parcel is designated for Medium Density Residential (3 to S
dwelling units per acre). The single-family detached area (61.56 acres) has a
density of 3.6 dwelling units per acre after subtracting out the common open
space (11.33 acres). The single-family attached area (11.57 acres) is proposed to
have a density up to 10 dwelling units per acre. While in isolation, this area could
be considered to exceed the allowed density, if the entire project is factored
together, the overall density would be just over 4 dwelling units per acre, well
within the range allowed by the Comprehensive Plan. In addition, the
Comprehensive Plan states that the applicant may request a "one step" increase
from medium to high density without a formal Comprehensive Plan Amendment.
Staff supports the proposed densities as meeting the intent of the Comprehensive
Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
in the future.
c. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by.means of conditional use
permits;
Staff finds that the proposed single-family detached, single-family attached, and
office areas will be allowed within the requested R-8 and L-O zones.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff fmds that land to the south and west is being developed in a manner similar
to the proposed subdivision. Staff finds that the requested zoning designation of
R-S is harmonious with the recently approved adjacent development (Baldwin
Park), also zoned R-S, and may be rezoned in the requested manner. ACHD has
reviewed the adjacent street capacity and has approved the proposed subdivision
(with conditions).
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character ofthe same area;
Staff finds that the proposed uses (single family residential and office) are
designed appropriately to match with the existing and intended character of the
AZ-02-028,PP-oZ-OZ7
Cedar Springs North,AZ,PP(revised)
Planning & Zoning CommissionlMayor & City Council
December 31,2002
Page 4
general vicinity. Any change in the existing character of the area is in harmony
with the intended future land use envisioned by the Comprehensive Plan.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
Staff does not anticipate that the proposed residential and office uses will be
hazardous or disturbing to future or existing neighbors, as long as the
recommended conditions of approval are complied with.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed will be served adequately by all
essential public facilities and services. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
The Commission and Council should review ACHD, Police and Fire
Department's comments concerning this subdivision for further information
regarding public services.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning will not be detrimental to the community's
economic welfare.
I. Will the proposed uses not involve uses, activities, processes, materials,
eqnipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area.
AZ-02-02B, PP-02-027
Cedar Springs North.AZ.Pp(revised)
Planning & Zoning Commission/Mayor & City Council
December 31, 2002
Page 5
Staff recognizes the fact that traffic and noise will increase with the approval of
this subdivision; however staff does not feel that the amount generated will be
detrimental to the public welfare of the city.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets ;
Staff finds that the subdivision's vehicular approaches off of McMillan Road will
create new traffic on surrounding roads. However, staff does not believe that the
subdivision entrances will cause significant interference on the surrounding public
streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of
the City.
ADDITIONAL CONSIDERATIONS (ANNEXATION)
1. Non-Development Agreement: Staff recommends that a Non-development agreement be
required between the City and the applicant for Lot 18, Block 13. This is the large 11.57-
acre parcel intended for a future high density single-family attached project. The non-
development agreement would stipulate that no development would be allowed on the lot
until the lot is re-subdivided. Staff further recommends that the future project be required
to be approved as a Planned Development to ensure that the high density area has ample
open space and amenities. If the Commission or Council disagrees with the requirement
for the Planned Development, Comment #2 (below) will have to be amended
accordingly.
ANNEXATION AND ZONING COMMENTS
1. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
AZ-02-<l211, PMl-017
Cedar Springs North.AZ.Pp(revised)
Planning & Zoning Commission/Mayor & City Council
December 31, 2002
Page 6
are available from the City of Meridian. Wells may be used for non-domestic purposes
such as landscape irrigation.
2. A Development Agreement shall be entered into between the City of Meridian and the
Applicant as part of the Annexation application. The Development Agreement shall outline
any special conditions placed upon the Preliminary Plat application, including a non-
development agreement on Lot 18, Block 13-which is the area designated for a future
single-family attached project-unti a Conditional Use Permit for a Planned Development
is approved for the project. The DA shall also include a temDorarv buildine restriction
on Lot 4. Block 13 to Drohibit buildine on this lot until the construction of the
roadwavs in Dhase two of the subdivision to allow for emereencv vehicle access to
McMillian Road.
3. The legal description for annexation and zoning appears to describe the subj ect property,
and complies with the requirements of the State Tax Commission and City of Meridian.
PRELIMINARY PLAT FINDINGS AND REOUlREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
AZ.(I2.028,PP-02-027
Cedar Springs Norlh,AZ,PP(revised)
Planning & Zoning Commission/Mayor & City Council
December 31, 2002
Page 7
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Councilor Commission's
attention.
ADDITIONAL CONSIDERATIONS
1. Lot Dimensions and Setbacks: the proposed subdivision is a Preliminary Plat, but is not a
Planned Development. As such, the subdivision is subject to standard ordinance
requirements for frontage, minimum lot size, setbacks, etc. No variations from
Ordinance requirements have been requested by the applicant, and none are granted. Lot
22. Block 12 does not meet the minimum 40' of frontal!e reQuired of a cul-de-sac lot
and shall be revised to meet the minimum reQuirements of the MCC: please see site
specific comment number 13 below.
2. Bloek Len2th: Bloeks 7, 9, and 13 exceed the maldmum bloek length of 1000 feet
per Ordinanee 1::! 4 S. InllSmueh as this is not a Planned ge';elo{lment, a Varianee
Il{Iplieation to eneed the maximum bloek length must be submitted to aceompany
the Plat Il{Iplication to City Couneil. Staff would support the Variance if the
following pedestrian mieropaths and stub skeet are added to the {Ilat (see llelowj:
~ Micro-paths: The connection to lots the common lots located between Lots 14 and 15
Block 12 and Lots 4. 5 and 6 of Block 6 shall be constructed as micro-paths in
accordance with the MCC: please see site specific comment number 10 below. Staff
reeommends the foll9Wing mieropaths to break up long bloel,s and enhanee
eonneeti\.ity within the subidiv.jsion:
1. i'.dd a mieropath to Bloek 9 (length 1400 feet) to eonnect betweeu Creal
Basin grke and Wkite Sands grin near lilts 11 and 23.
2. Add a miero{latk between lots 22 and 23, Bloel. 1::! so that resideuts in the
eul de sae ean aeeess the pari. on lot S.
4. Stub Streets: Staff recommends adding one stub street connecting Black Rock Drive to
Lot 18, Block 13 so that the future single-family attached phase is connected to the
single-family detached phases of the project. This stub will also give residents in the
future phase access to the open space park on Lot 5, Block 12. All other stubs are
recommended as proposed and approved by ACHD.
5. Lemp Canal Easement: During the recent Bridgetower Crossing East hearings, the
Settlers Irrigation District reduced the easement width required for the Lemp Canal to 40
feet. The applicant shall verifY the required width with Settlers Irrigation District and
modify the plat if necessary.
6. Tiling of Ditches: The applicant has indicated that they intend to leave the Lemp Canal
open as a landscaped water amenity along McMillan Road. To accomplish this, the
AZ-02_028,PP-02-027
Cedar Springs North.AZ.PP{reviaed)
Planning & Zoning Commission/Mayor & City Council
December 31,2002
Page 8
applicant must petition City Council for a waiver from the requirement to tile the ditch
per MCC I2-4-13.A.2. While the Commission does not act directly on the waiver
request, they may make a recommendation to the Council on the matter. The same
should be done for the White Drain if the applicant intends to leave it open.
1. Rif:kt ef Wa"/: While the right of Wll'.!' for MeMiIlan R-ead is not speeifically noted
OB the pFeposed plat, it appears to he de~igBed hased OB a 48 feet right of w~ from
eeBterliBe of raad. IB the .A"CIID Feport, dated Novemher ]Ii, ]00], they state that
the applieaBt will !!ill: he required to dedieate ftBy additioBal right of w~ ahuttiRg
ell:istiBg Mel\ilillaB Road aBd that aD additioBal right of way will he tal.eB fFam the
ROFth side of the road for a future 10 feet right af w~. Applieant shall elaFify the
Fight of way desigB ShOWR aB ..he proposed plat at the puhlie hcariRg, aRd modify
th e plat if Becessary.
8. Street Buffer LandseaaiBE:: The eBtire pFoposed JS foot stFeet huffeF along
Mel\<lillaB Road is ~hOWB within the SettleF's Irrigation easemeBt. The laBdsea-pe
plaB shows laBdGeaping withiB the huffeF iB compliaBce with the Landseape
OrdiBaBce. I1oww:eF, the irrigation distFiet easemeBt will typieally pFohihit all tFecs
showB on the plaB. The applicant wiD he requiFed to either seeure a liecBse
agreemeBt with the irrigatioB distriet to aDow the proposed trees OF modify the
stFeet huffeF to aceommodate the Fequired tFees heyoBd the casement. This iGsue is
Fepeated helow as site specifie eamment #7.
9. Storm Water Integration: The City has had problems recently with DEQ requiring
bentonite or other impermeable treatments to the surface of stormwater detention swales,
in areas that were originally required as useable open space, due to shallow groundwater
issues. Such treatments have rendered the open spaces unusable as a wetlboggy area with
a semi-permanent water level. If depth to groundwater becomes an issue in this
subdivision in the future and DEQ requires such surfacing, such areas shall not be
counted toward the required open space calculation. The proposed landscape plan shows
all common areas fully landscaped. The applicant shall testify at the hearing whether it is
still anticipated whether the common areas can be fully landscaped as usable open space,
as currently shown, based on existing groundwater information. This issue is repeated
below as site specific comment #8.
10.0ffiee PaFk CommoB AFeas: Lot 9, Blocl. 14 is BOt hatehed as a "eommen opeB
spaee lot" on the PFelimiBary Plat, hut it appcaFs that this is simply ftB oversight.
Please verify during the puhlie heaFing whetheF this is iBtcnded as a eommon opeB
spaee lot. lYso, it seelBll eUFiolls that arouBd the parkiBg lot, some of the laBdseape
islands helong to the eOlBmOB areH; some helong to the huildiBg lots, some helong to
the paFkiRg lot, and othcR are split hetlveeB huilding pad ftBd commeR lot. The
applieaRt should elaFify the iRtcBt of thiG desigR. Staff would support making all of
the IftBdseape isIftBds part ef the COlBmOR apeR spaee 10t(5o).
11. Parking Lot Lavout: The parking lot layout as shown on the Preliminary Plat has an
insufficient number of landscape islands. This is corrected on the proposed landscape
AZ.02.028,PP-02-027
Cedar Springs North.AZ.PP(reviBed)
Planning & Zoning Commission/Mayor & City Council
December 31,2002
Page 9
plan. The plat should be corrected to match, or simply remove the stall striping from the
plat.
12. Ir-ri~ation Easement: .".f1plieant ~houhl verify during the hearing why the 19 foot
irrigation ell5ement 1lI0ng the west property line ends at White Sands Dr. anll revise
the plat if aeeordingly, if neees~ary. Note J eontralliets this, stating that all lot lines
arounll the houndary of the SUilllivision have the irrigation easement.
13. TemDorarv Emereencv Vehicle Access: The aDDlicant has DroDosed a 30' wide
temDorarv emereencv vehicle access across Lots 4 & 19. Block 13 of the DroDosed
subdivision. The easement will have to be imDroved in a manner that will SUDDort the
additional weieht of fire/emereencv vehicles. Please review the Fire DeDartments
comments on this matter for additional information.
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
1. Sanitary sewer service to this site shall be via main line extensions from the newly
installed White Drain Trunk. This development shall be subject to sanitary sewer
latecomer fees to reimburse the City for extending sewer service into the area. The
latecomer fees for each lot shall be due and payable upon signature on final plat.
2. Domestic water service to this site shall be via main line extensions from mains being
installed adjacent to the property.
3. Applicant will be responsible to construct the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
4. The applicant has indicated that the pressurized irrigation system within this development
is to be owned and operated by the Settler's Irrigation District. Please revise the plat to
show how the system is going to be served (ie connection to an existing system, or
independent pumping facilities) Underground year-round pressurized irrigation must be
provided to all lots within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Applicant
shall 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 shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the Meridian City Engineer.
5. A detailed fencing plan shall be submitted upon application of the final plat. Permanent
perimeter shall be required around the subdivision unless the City agrees in writing that
such a fence is not required.
AZ-02-028, PP-02-027
Cedar Springs Nortb,AZ,PP(revised)
Planning & Zoning Commission/Mayor & City Council
December 31,2002
Page 10
6. In accordance with MCC 12-13-1O-S, Applicant shall provide detached sidewalks
adjacent to McMillan Road.
7. The applicant wiD be required te either seeure a lieease agreemeat with the Settlers
Irrigatien District te allow the proposed trees ill the street buffer or modify the
street buffer to aeeommodate the required trees beyond the easemeat.
8. If depth to groundwater becomes an issue in this subdivision and DEQ, or other
regulatory agency, requires impermeable surfacing in the storm water detention areas,
such areas shall not be counted toward the required open space calculation.
9. Unless a waiver is granted by Council, the applicant shall be responsible to tile all
irrigation ditches, laterals, and canals per MCC 12-4-13.1.
10. The preliminary Lanlkeape Plaa (Sheets L1 and Ll hy The Laad Cnup) is in
eOBlJlliaaee with the Lanlkeape Ordiaaaee for the open space and micro path areas
showB. ;\ny additional micn paths or opea space areas sllall also he laadscaped
aeeordiagly. Additional micro-paths shall be depicted on the landscape plan and
constructed between Lots 14 & 15. Block 12 and between Lots 4. 5 & 6 Block 6. A
detailed landscape plan will be required with any application for Final Plat. Note: The
Landscape Plan does not show any sidewalks, but sidewalks shall be required, per Site
Specific Comment #6 and General Comment #6 of this report.
I L Applicant shall submit ground water monitoring data to the Public Works Department
from the date of the initial investigation (9/29/00), to current.
12. Add or revise the following preliminary plat notes:
· Correct #OJ to iaektde S foot wide puhlic utilities, draiaage, and irrigatieu
ease meats on all side let Jiaes.
· ...dd a note to face ef the plat regarding the "Right to Farm "~ct"
· Add a note to tile face of the plat regardillg miBimum re~idential house siilJe.
· Add a note to the face of the plat Iimitinl! solid fencinl! adiacent to micro-path
lots to no more than four (4) feet in heililit per the Meridian Landscape
Ordinance.
· Add a note the face of the plat rel!ardinl! the dedication and maintenance of Loti
Block 1. Lot 1 Block2. Lots 1 & 10 Block 3. Lot 29 Block7 and Lot 19 Block 13.
13. Lot Dimensions: Several Lot line dimensions for parts of Lot 11 Block 13. Lots 6. 7.
and 8 Block 12. Lots 4 and 5 Block 7 and Lot 16 Block 6 are missing from the plat and
must be added to the revised preliminary plat. Furthermore. Lot 22 Block. 12 does not
AZ-02.028,PP-02-027
Cedar Springs North.AZ.PP(revised)
Planning & Zoning CommissionlMayor & City Council
December 31, 2002
Page 11
meet the minimum lot frontal!e requirement for lots on a cul-de-sac (40') and shall
be revised to meet the minimum requirements of the MCC for lot frontal!e.
I i. Labels: Please label the Lemp Caual, Colemau Lateral, BDd the "'hite Dram en the
preliminary plat maps.
IS. Phase LiDes: No Phase tiues are shown on the }lFop03ed PrelimiDary Plat. Plea3e
revise the preliminary plat map to reflect the pr-eposed phase Iiues.
16. Ten (10) copies ofa revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this application.
GENERAL COMMENTS
I. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fIre hydrant placement with the City of Meridian Public Works Department.
3, A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
4. All pathways within the proposed subdivision shall be designed in accordance with MCC
12-13-15 "Micropath Landscaping",
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shal1 be
submitted for the subdivision with the fInal plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
7. Two-hundred-fIfty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. 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 shal1 obtain design and
permit from the Public Works Department prior commencing instal1ations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), with written
approval or non-approval submitted to the Public Works Department. If lateral users
AZ-02-028, PP-02-02.7
Cedar Springs North.AZ.Pp(revised)
Planning & Zoning Commission/Mayor & City Council
December 31, 2002
Page 12
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
9. Please submit all updated groundwater/soils reports to the Public Works Department for
review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 100-year storm events, and for a period of time not to
exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1.
10. 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 removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-S. Wells
may be used for non-domestic purposes such as landscape irrigation.
13. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
14. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
RECOMMENDATION
Staff supports the project and the proposed mix of uses. The office park and higher density
residential uses along McMillan Road are across from a future Neighborhood Center and provide
both supportive and transitional uses, in compliance with the Comprehensive Plan.
Staff recommends addressing all ofthe issues listed under "additional considerations" to the
Commission's satisfaction and eeRtHlllml! the ImbUe heariBl! to allow the applicant to make
any modifications as necessary to comply. The plat should be corrected by the applicant and
reviewed by the Commission prior to sending the applications on to City Council. Issues to be
resolved and potentially amended on the plat include:
. Mieril paths aRd Stub Street
. Lemp Canal Easement Width
. Rigkt efWayWidtk
. Street Buffer Landseaping & Width
. Office Park Common Areas aad Parking
. Plat Netes aad Datal ineludmg Heuse Bbe, Let Dimeasioas, Irrigation Easemeats,
Right to Farm f.et, Labeling, aad Phase Liaes.
Upon resolution of the above issues, staff recommends approval of the applications.
AZ_1l2_ll'lS,l'P--02-02i
Cedat Springs North.AZ.PP(revised)
Page I of 1
Sharon Smith
From: Brad Hawkins-Clark [hawkinsb@ci.meridian.id.us]
Sent: Friday, January 10, 2003 5:09 PM
To: 'Sharon Smith'; greenl@oi.meridian.id.us
Cc: bergw@ci.meridian.id.us; Steve; Dave McKinnon
Subject: NMAP CPA Discussion
RECEIVED
JANl 0 2003
City Of Meridian
City Clerk Office
Sharon and Tara,
Could you please add the subject topic for discussion to the end oftha P&Z Commission's 1-16 agenda? I just
spoke with Keith Borup and he agreed to have this item added. The Commission needs to set a data for the
NMAP Comp Plan Amendment hearing so we can notice. This item wlU need to have a dedicated hearing all of its
own.
Thanks!
Brad H-C
1/13/2003
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLlAML.M. NARY
KEITH BIRD
TAMMYDEWEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
_..~
c:::M;;;d/:;h't;'<~
1>
~ JD^HO ~
~~l).\H.......ur!p, V&JSJ "I tlm
MERIDIAN CITY/RURAL FIRE DEPARTMENT
CHIEF
KEN W. BOWERS
DEPUTY CHIEF - FIRE PREVENTION
JOSEPH SILVA
DEPUTYCHlliF-~G
BILL JOHNSON
540 East Franklin Road
Meridian, lD 83642
(208) 888-1234
Fax (208) 895-0390
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TO:
RECEIVED
JANI 3 2003
City Of Meridian
City Clerk Office
Mayor, City Council & Meridian Planning & Zoning Commission
January 13, 2003
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cedar Springs North Subdivision File AZ 002-028, PP 02-027 (Revised)
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
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 400' apart. 1997 UFC Appendix
III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1
9. The proposed 197-lot subdivision with an estimated
household would have a total estimated population of 571 re
out. The Meridian Fire Department has experienced 2069 res
year 2000 and 2251 calls for service in 200 I. According to
completed by Fire & Emergency Services Consulting Group in Feb!.
2000 our requests for service are projected to reach 2800 in the year .
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide. This
may affect the landscape islands in Block 15 Lot I, they may have to be
posted "No Parking Fire Lane". UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
12. All building uses and occupancies will have to meet the separation
requirements of the Building Code.
13. A 20' wide temporary access road, capable of carrying an imposed weight
load of 70,000 pounds will be required to access the project from McMillan
Rd. The road will cross the Lemp Canal and access the project across lots 4
& 19 in Block 13.
PUBLIC HEARING
SIGN-UP SHEET
~ECEIVED
JAN 16 2003
CITY OF MEIUDUu~
PROJECT NUMBER
January 16, 2003
PP 02-027
DATE
Cedar Springs North Subdivision
PROJECT NAME
NAME FOR AGAINST
.
December 30, 2002
PP 02-027
MERIDIAN PLANNING & ZONING MEETING January 2, 2003
APPLICANT Howell-Murdoch Development Corp. ITEM NO. 11
REQUEST Public Hearing - Request for Preliminary Plat approval of 197 building lots and 33 other
lots on 81.54 acres in proposed R-8 and L-O zones for proposed Cedar Springs North Subdivision-
south of West McMillan and west of North Meridian 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:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ..t:oc. ~ 0.o\..)\(..t /
l{)~~. r [t~
See attached Comments
See attached Comments
"No Commenf'
"No Comments at this lime"
See attached Comments
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date: rJ~)lh;1;L Phone: ~71I1330
Malerials presented at public meetings shall become properly of !he CIIy of Meridian.
MAYOR
ROBERT D. CORlUE
CoUNCIL MEMBERS
WilLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ElLIOTT
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MERIDIAN CITY/RURAL FIRE DEPARTMENT
CHiEF
KEN W. BOWERS
DEPUTY CHIEF. FIRE PREVENT1Q:-..I
JOSEPH SILVA
DEPUTY CIllEF - TRAINING
BIll JOHNSON
540 East Frank]in Road
Meridian, ID 83642
(208) 888-]234
Fax (208) 895-0390
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December 19, 2002
RECEIVED
DEe 1 9 2002
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Howell-Murdoch Development File AZ 002-028, PP 02-027
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
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 400' apart. 1997 UFC Appendix
ill-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1
9. The proposed 197-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 571 residents at build
out. The Meridian Fire Department has experienced 2069 responses in the
year 2000 and 2251 calls for service in 2001. According to a report
completed by Fire & Emergency Services Consulting Group in February of
2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide. This
may affect the landscape islands in Block 15 Lot 1, they may have to be
posted ''No Parking Fire Lane". UFC 902.2
1 L Building setbacks shall be per the Building Code for one and two story
construction.
12. All building uses and occupancies will have to meet the separation
requirements of the Building Code.
...
.- 't '-:i:lt it."
"AS"~ ~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development and its location within the
North Meridian Planning Area. This item is scheduled to be on the consent agenda on November 26, 2002
at 11:00 am. Tech Review for this item was held with the applicant on November 15, 2002. Please refer to
the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atuning@achd.ada.id.us
File Numbers:
Cedar Springs North Subdivision/MPP02-027
Site address:
South side of McMillan Road west of Meridian Road
ill:
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CS
LJ
Owner/Applicant:
Howell-Murdoch Development Corporation
4822 North Rosepoint, Suite C
Boise, Idaho 83713
RECEIVED
NOV2 1 2002
Representative:
JUB Engineers, Inc.
Gary Lee
250 South Beechwood Avenue, Suite 201
Boise, Idaho 83709
City of Meridian
City Clerk Office
Application Information
The applicant is requesting annexation, rezone and preliminary plat approval for a 229-lot mixed use
subdivision. The subdivision is proposed to contain 184-single-family residential lots, 12-otfice lots, 32-
common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots
(townhomes). The applicant is seeking rezone from RUT to R-8 and LO. The site is located on the south
side of McMillan Road west of Meridian Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
81.54- acres
RUT
R-8 and LO
197 -lots
32-lots
Vicinity Map
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 3,064 additional vehicle trips per day
(10 existing) based on the submitted traffic study.
2. Impact Fees: The impact fee rate from the fee tables for these uses are:
The impact fee for a residence below 1 ,500-square feet is $1,055.00 per unit.
The impact fee for a residence above 1 ,500-square feet is $1,294.00 per unit.
The impact fee for the commercial uses will be designated when a more specific use has been
identified.
These rates are based on the impact fee ordinance in effect at this time.
3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact
study was compiled by Washington Group International and the following is a summary of the
findings:
. The proposed development is projected to generate an average daily traffic (ADT) of 3,064
vehicles per day (vpd), of which 335 vpd are projected to occur in the PM peak hour.
. Linder and Meridian Roads are both two-lane north-south facility classified as a minor arterial.
The posted speed limit is 50 mph.
. McMillan Road is a two-lane east-west facility classified as a minor arterial. The posted speed
limit is 50 mph.
. The intersection of Linder Road with McMillan Road and the intersection of Meridian Road with
McMillan Road are both all-way stop controlled intersections. These intersections currently
operate at an acceptable LOS. The LOS for the build out year of 2007 will be dependant on the
rate in which development occurs. However, these intersections will not have adequate capacity
to handle the site traffic as well as the increase in traffic due to other developments in the 12-
square mile North Meridian Planning Area at 2020. ACHD will continue to monitor these
intersections, based on traffic volumes, and prioritize them accordingly.
Existing and Future Traffic Projections on Vicinity Roadways:
Linder Road NI McMillan 5,067 16,023 14,000 2-Lane Minor
Arterial
Linder Road SI McMillan 6,500 8,600 14,000 2-Lane Minor
Arterial
McMillan WI Linder 1,750 12,450 14,000 2-Lane Minor
Road Arterial
McMillan EI Linder 3,540 11,524 14,000 2-Lane Minor
Road Arterial
McMillan EI Meridian 3,016 12,873 14,000 2-Lane Minor
Road Arterial
2
3,192
10,760
14,000
2-Lane Minor
Arterial
2-Lane Minor
Arterial
Meridian Road
N/ McMillan
Meridian Road
S/ McMillan
4,160
16,121
14,000
. Based on North Meridian Traffic Study
The following are the principal recommendations of the study:
1. The forecasted daily traffic volumes for the main roadway in the PUD are 4,067 vehicles. The
projection is that this roadway will attract traffic from the neighboring subdivisions through the
stub streets. The planning threshold (LOS D) for a two-lane collector roadway is 9,500
vehicles. This indicates that the main roadway should provide excellent operating conditions
under build-out traffic volumes.
2. All of the internal streets that are planned for front-on-housing have daily traffic projections
less than 1,000 vpd.
3. A separate left-turn lane and separate right-turn lane are required on McMillan Road at the
intersection with the site access road. This was determined using ACHD's warrant for right-
turn bays and left-turn bays.
4. The site access is proposed to be controlled by a stop sign on the south leg of the T-
intersection with McMillan Road. The intersection is projected to operate under capacity for
the build out year of 2007.
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 29-32 of T4N
R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The
following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2
senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60
acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
3
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted
with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right
turns lanes may be necessary.
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a
3-lane section west of Black Cat. At arterial intersections and at access intersections right turns
lanes may be necessary.
. Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections right turns lanes may be required.
. McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and
at access intersections turn lanes may be required.
. Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right
turn lanes may be required.
. Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections turn lanes maybe required._
. Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in
the study area. At arterial intersections right turn lanes may be required.
. locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn
lanes may be required. At Ustick Road a 5-lane section is forecasted.
Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming,
and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this
situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that
ACHD will pay out-of-pocket to acquire the right-of-way.
4. Site Information: The site currently has an exiting single-family residence. The remainder of the
site is agricultural land.
5. Description of Adjacent Surrounding Area:
a. North: Undeveloped
b. South: Cedar Springs Subdivision (approved on 12-12-01)
c. East: Undeveloped
d. West: Baldwin Park Subdivision (approved on 2-06-02) and an undeveloped 40-acre parcel
6.
Impacted Roadways
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
1,340-feet
Minor arterial
East of Linder Road was 3,123 on 4-0-02
Currently better than "C"
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
O-feet
Minor arterial
North of McMillan Road was 3,192 on 7-12-00
North of Ustick Road was 4,156 on 8-2-00
Currently better than "C"
4
Linder Road
Frontage: O-feet
Functional Street Classification: Minor arterial
Traffic count: North of McMillan Road was 6,297 on 4-9-02
South of McMillan Road was 5,853 on 4-16-02
Level of Service: Currently better than "COO
7. Roadway Improvements Adjacent To and Near the Site
Meridian Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
8. Existing Right-of-Way
Meridian Road currently has 50-feet of right-of-way (25-feet from centerline).
9. Existing Access to the Site
The existing single family residential dwelling currently takes access from a driveway that intersects
McMillan Road approximately 360-feet west of the east property line.
10. Site History
The District has not previously reviewed an application for this site in the past.
11. Five Year Work Program
There are no projects within this area that are scheduled in the District's Five Year Work Program.
12. Other Development in Area
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
. On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7,2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision, The subdivision consisted of 862 single-family dwellings, 171 multi-family.
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
5
. On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
. On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
. On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
. November 6,2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 119.83-acres (Havasu Creek Subdivision).
. On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
. On November 20,2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road,
Linder Road) reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Cedar Sprin9s North Subdivision may also be subject to any extraordinary
fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the cost of
the improvements deemed necessary by the study, including right-of-way costs. The outcome of the
economic study has provided the District with an estimate of the costs to improve the roadways in the
North Meridian Planning Area to handle the traffic generated by the proposed developments in the
area. This final estimated cost is not yet available, as staff is still reviewing street section options that
may reduce the right-of-way costs.
B. Findings for Consideration
1. Right-of-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5-
foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to
6
accommodate the projected traffic volumes on McMillan Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the
Commission has supported the recommendations in the past, staff is recommending that the
applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of-
way (48-feet from centerline).
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial roadways.
3. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance, North Summit Way, to intersect McMillan
Road approximately 565-feet east of the west property line. This roadway location meets District
policy and should be approved with this application.
All of the internal roadways meet District policy in regard to roadway offsets and should be approved
with this application.
4. Street Sections
The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This roadway street section meets
District policy and should be approved with this application.
The applicant is proposing to construct North Summit Way as a residential collector. According to the
submitted traffic impact study, the volumes on North Summit Way exceed the volumes of traffic that
are allowed on residential collectors. The applicant should construct North Summit Way as a
collector roadway with a 33-foot street section with vertical curb, gutter and 5-foot concrete sidewalk
within 50-feet of right-of-way. The 33-foot street section can accommodate two 11-foot traffic lanes
and two 4-foot bike lanes. Direct lot access and front on housing is prohibited on collectors
The applicant is proposing to construct islands/medians within the public right-of-way. To safely
channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should
provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median.
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
7
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct three new stub streets and extend four stubs.
The applicant is proposing to construct West Fallen Leaf Drive to extend to the east property line
approximately 480-feet north of the south property line. Staff is supportive of this location. Due to the
fact that West Fallen Leaf Drive is less than one-lot in depth and less than 150-feet, the applicant
should not be required to construct a temporary turnaround at the terminus of the roadway. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to construct West Sage Springs Drive to the east property line
approximately 1,140-feet south of the north property line. Staff is supportive of this location. Due to
the fact that West Sage Springs Drive is less than one-lot in depth and less than 150-feet, the
applicant should not be required to construct a temporary turnaround at the terminus of the roadway.
The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to construct West Stone Pond Drive to the west property line
approximately 830-feet south of the north property line. Staff is supportive of this location. Due to the
fact that West Stone Pond Drive is less than one-lot in depth and less than 150-feet, the applicant
should not be required to construct a temporary turnaround at the terminus of the roadway. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to extend North Portage Avenue from the south property line
approximately 400-feet west of the east property line. This stub street was approved by the Ada
County Highway District on December 12, 2001 as a portion of the Cedar Springs Subdivision. Staff
is supportive of the extension of this roadway.
The applicant is proposing to extend North Rhodes Avenue from the south property line
approximately 100-feet east of the west property line. This stub street was approved by the Ada
County Highway District on December 12, 2001 as a portion of the Cedar Springs Subdivision. Staff
is supportive of the extension of this roadway.
The applicant is proposing to extend West Yosemite Drive to the west property line approximately
170-feet north of the south property line. This stub street was approved by the Ada County Highway
District on February 6, 2002 as a portion of the Baldwin Park Subdivision. Staff is supportive of the
extension of this roadway.
The applicant is proposing to extend West White Sands Drive to the west property line approximately
1, 170-feet north of the south property line. This stub street was approved by the Ada County
Highway District on February 6, 2002 as a portion of the Baldwin Park Subdivision. Staff is
supportive of the extension of this roadway.
6. Knuckles
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
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
8
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Planning and Development staff.
The applicant is proposing to construct 6-knuckles without center islands within them. Staff is
supportive of the location of all of the knuckles.
7. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area.
The applicant is proposing to construct 3-cul-de-sac turnarounds without center islands within the
subdivision. The applicant should provide a minimum turning radius of 45-feet.
8. Roundabouts
The applicantis proposing to construct a roundabout on North Summit Way approximately 500-feet
south of McMillan Road. The roundabout should be designed with 21-foot street section on either
side of the center island without driveways accessing the roundabout. The applicant will be required
to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the
roundabout with traffic services staff.
9. Driveways
The applicant is proposing to construct a shared driveway for the commercial lots. The shared
driveway is proposed to be located on North Summit Way approximately 260-feet south of McMillan
Road. This driveway location meets District policy and should be approved with this application.
10. Islands/Medians
District policy 7202.7 and 7207.5 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 of this should be required on the final plat.
11. Other Access
Other than the access points specifically approved with this application, direct lot access to McMilian
Road and North Summit Way is prohibited. These restrictions should be noted on the final Plat.
C. Site Specific Conditions of Approval
1. Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of
a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#195).
2. Construct 5-foot concrete sidewalk abutting McMillan Road located 2-feet within the right-of-way. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
9
3. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
4. Construct North Summit Way as a collector. Construct North Summit Way as a collector roadway
with a 33-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way.
5. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median.
6. Construct West Fallen Leaf Drive to extend to the east property line approximately 480-feet north of
the south property line, as proposed. Staff is supportive of this location. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. ConstructWesLStone P.Dnd Drive tothe west propertyJine approximately 830-feet south of the north
property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
8. Extend North Portage Avenue from the south property line approximately 400-feet west of the east
property line, as proposed.
g. Extend North Rhodes Avenue from the south property line approximately 100-feet east of the west
property line, as proposed.
10. Extend West Yosemite Drive to the west property line approximately 170-feet north of the south
property line, as proposed.
11. Extend West White Sands Drive to the west property line approximately 1, 170-feet north of the south
property line, as proposed.
12. Construct 6-knuckles without center islands within them, as proposed.
13. Provide a minimum turning radius of 45-feet for all cul-de-sac turnarounds.
14. Construct a roundabout on North Summit Way approximately 500-feet south of McMillan Road, as
proposed. Design the roundabout with a 21-foot street section on either side of the center island
without driveways accessing the roundabout. Dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabout with traffic services staff.
15. Construct a shared driveway to be located on North Summit Way approximately 260-feet south of
McMillan Road, as proposed.
16. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
17. The applicant shall enter into a development agreement with ACHD that outlines right-of-way
acquisition, costs, timing and payment; and shall also include an agreement that this development
shall be subject to any extraordinary impact fee, LID or other funding source established by the
10
District to improve the surrounding roadways; or shall be subject to the development's proportionate
share of surrounding roadway improvements as established by the applicant's traffic impact study.
18. Other than the access points specifically approved with this application, direct lot access to McMillan
Road and North Summit Way is prohibited. These restrictions shall be noted on the final Plat.
19. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3..Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction SeNices at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction SeNices at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction SeNices 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.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. 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.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. 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.
10. 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.
11. 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
11
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
12
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion maybe seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
13
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~__:::."_":.::;=-_.. EDAR SPRINGS NORTlt SUBDIVlSIO J....n ENOl.".$,"~! ~
~=~~=-~'&o~::;:'~ MERIDIAN, ADA COUNTY, IDAHO ~$GlmI~"" I' c:
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(I', CENTRAL
.. DISTRICT
Gi~~~I~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Return to:
o Boise
DEagle
o Garden City
~eridian
o Kuna
OACZ
o Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~ approval from appropriate entities are submitted, we ca.n approve this proposal for:
~ralsewage 0 community sewage system 0 community water well
o interim sewage ~ntral water
o Individual sewage '1j individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~5J1vironmental Quality:
~ntral sewage 0 community sewage system 0 community water
o sewage dry lines ~ntral water
Run-off is not to create a mosquito breeding problem.
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.
01.
02.
03.
04.
05.
06.
07.
A8.
~g.
fi/J O.
011.
1// (),L - ();;2.7
We have No Objections to this Proposal.
NOV 1 5 2002
We recommend Denial of this Proposal. City Of Meridian
. . . . City Clerk Office
SpecifiC knowiedge as to the exact type of use must be provIded before we can comment ern thiS Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment conceming 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 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
~14.
o child care center
I?; e IP-f ~ ( ff'"f!j H-7i77Jc.Ht/l:J
;((> l:..t)Yv.I ,.:,,, ~c1 ~o~
l;'7t)/',n w~ Date: LLJ 1Z-If!L
Reviewed By: A.--#--~ I<51#'
CDHD 9100 Ikc
Review Sheet
~.. CENTRAL
{!tB~lI~
MAIN OFFICE' 707 N. ARMSTRONG PL' BOISE. ID 8370~-0825 . (208) 375-5211 . fAX 327 -8500
To prel'fmt and treat disease and disability; to promote heallhy lifestyles; and to protect and promote llre health and qllality of Ollr em'irOl1ment,
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley, Elmore, Boise, and Ada Counties
Ada I Boise County Office
707 N.,Armsrong PI
Boise, ID 83704
Enviro. Health: 327-7499
Family Pionnirlg: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
VI/Ie: 327-7A88
FAX: 327-8500
Adc-WIC Satellite Office
1 606 Robert St
Boise. ID 83705
Ph, 3311-3.355
FAX: 33A.3355
Elmore County Olfice
520 E, 8th Street N.
Mounto:n Home. 10 836.47
Enviro. Health: 587-9225
Family Health: 587-.4Ll07
WIC: 587-4409
FAX: 587-3521
Volley County aUice
703 N, 1st Street
P.O. Box 14Ll8
McCalL ID. 83638
Ph. 634-7194
FAX: 634-217Ll
~&~1~,[)~
'503 FIRST STREET SOUTH NAMPA, IDAHO 8365i -4395
FAX # 208-463-0092
November 12, 2002
RE CE IVED Phones; Aceo Code 208
OFFICE: Nompo 466-786'
SHOP: Nompo 466-0663
NOV 1 3 2002
Will Berg, City Clerk
City of Meridian
33 East Idaho
.Mmifilii;~.~3641
City Of Meridian
City Clerk Office
Re: PP 02-027 Preliminary Plat approval for proposed Cedar Springs North Subdivision
Dear Commissioners:
A Land Use Change /Site application is required by the Nampa & Meridian Irrigation District.
The developer will need to contact Ms. Donna Moore, Asst. Secretary-Treasurer at 466-7861.
This property lies outside ofthe District's boundaries, if this phase will be hooked-up to the pump
station a delivery contract will have to be worked out with Settlers Irrigation District.
Sincerely,
~~"
-er;". _
Bill Henson, Asst. Water Superintendent
NAMP A & MERIDIAN IRRIGATION DlSTRlCT
BH/dll
Cc: File - Shop
File - Office
Water Superintendent
;.'L',
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS. 23.000
BOISE PROJECT RIGHTS - 40,000
/;::-~; 1;::,'.' i,i. ii'
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
phones: Area Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466-0663
7 November 2002
Gary A. Lee
J-U-B Engineers
250 S. Beechwood Ave., Suite 201
Boise, ID 83709
RECEIVEr
, -- NOVI3 2oiJ2
Dear Mr. Lee: C~ty Of Meridian
CIty Clerk Office
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
RE:
Land Use Change Application - Cedar SDrinas North Subdivision
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fiil out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
1JUA1 !/. ~~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Asst. Water Superintendent
WiiI Berg, City Clerk, City of Meridian
Howell-Murdoch Devel. Corp.lChukar Estates, LLC, 4822 N Rosepoint. Suite C. Boise, ID 83713
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23.000
BOISE PROJEO RIGHTS, 40,000
SETTLERS' IRRIGATION DISTRICT
COpy
P.O. BOX 7571 . BOISE. IDAHO 83707
PHONE 344-2471
November 8, 2002
RECEIVED
NOV 13 2002
Gary Lee
JUB Engineers, Inc.
250 South Beechwood Avenue, Suite 201
Boise, ID 83709
City Of Meridian
City Clerk Office
Re: PP 02-027 Preliminary Plat for Cedar Springs North Subdivision.
..~._Dew:cQ~_,_c~_~_~_~ '~~._,___~
---~~--_.~--'---'---- -'-
After review of the preliminary plat of the above-mentioned application Settlers
Irrigation District requests the following:
1. All irrigation and drainage facilities/easements will need to be protected that are
effected by this project The facilities involved are the Coleman Lateral,
McKinney Lateral, and the Settlers (Lemp) Canal. The Coleman Lateral courses
along the eastern boundary, the McKinney Lateral courses through the northern
part of the property, and the Settlers Canal courses along the north boundary. A
license agreement needs to be in place prior to construction.
2. All Storm drainage must be retained on-site.
3. Plan review/inspection fees shall be paid prior to any approvals.
4. The developer has indicated that SID will own, operate, and maintain the pressure
irrigation system. An agreement needs to be in place prior to the pre-construction
meeting.
If you have any questions please call 343-5271.
Nathan Draper, Manager
Settlers Irrigation District
Cc: Will Berg, City of Meridian
Joint School District No.2
911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
RECEIVED
NOV - 7 2001
November 4, 2002
City of Meridian.
City Clerk OfficE
City of Meridian
33 East Idaho
Meridian, Idaho 83642
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 Cedar SPrings North Subdivision will have a significant impact on school
enrollments at Ponderosa Elementary. Eagle Middle. and Eagle High School.
We can predict that these homes, when completed, will house forty-nine (49) elementary
aged children, forty-one (41) middle school aged children, and thirty-seven (37) 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 888-6701.
Sincerely,
~:P-
Wendel Bigham
Supervisor of Facilities and Construction
/
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, IDAHO \~
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19~~
PARKS & RECREATION
(208888-3579. Fa,\: 898-5501
PUBUC WORKS
(208) 898.5500 'Fax 887.] 297
BUILDING DEPARTMENT
(208)887-121] . Fax 8S7-l:97
PLANNING AND ZONING
(:08) 884-5533 . Fax 888-6854
LEGAL DEPARTMENT
(208) 28S';!.!.')9. Fa.'.; 28S':!501
rrie
CITY COU
Tammy Weerd
William L. M. N:lf)'
Cherie McCandless
Keith Bird
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: December 26, 2002
Transmittal Date: October 31, 2002 Hearing Date: January 2, 2003
File No.: PP 02-027
Request: Preliminary Plat approval of 197 building lots and 33 other lots on 81.54 acres in
in proposed Ro8 and LoO zones for proposed Cedar Springs North Subdivision
By: Howell 0 Murdoch Development Corporation
Location of Property or Project: south of West McMillan Road and west of North Meridian Road
David Zaremba, P/Z (No VAR. VAG, FP)
Jerry Centers, P/Z (No VAR, VAG, FP)
Leslie Mathes, PIZ (No VAR, VAG, FP)
Michael Rohm, P/Z (No VAR, VAG. FP)
Keith Borup, P/Z (No VAR. VAG, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
V Water Department
Sewer Department
Sanitary Service (No VAR. VAG, FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
U.S. West (FPIPP only)
Intermountain Gas (FPIPP only)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
AdaCoun (Annexa~on only)
L
it;.!
RECEIVED
NOV - 7 2001
City of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN. IDAHO 83642
(208) 888-4433 . Fax (208) 887.48 i3 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288-1193
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
IAN 022003
- -
CITY OF MERIDIk'l
DATE
January 2, 2003
PROJECT NUMBER
AZ 02-028 PP 02-027
PROJECT NAME
Cedar Springs North Subdivison
NAME FOR AGAINST
.
.
.
. .
. .