HomeMy WebLinkAboutBear Creek No 6 RZ 03-006April 28, 2003
MERIDIAN PLANNING & ZONING MEETING
May 1, 2003
APPLICANT Westpark Company ITEM NO.
REQUEST Public Hearing — Request for a Rezone of 3.41 acres from R-4 to R-8 zones for Bear
Creek No. 6 — west of South Meridian Road and south of West Overland Road
RZ 03-006
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
See attached Comments
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See attached Comments
Date:
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Phone: ' q7o
Materials presented at public meetings shall become property of the City of Meridian.
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
(208) 466-9272 - Fax 4664405
Robert D. Corrie
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
33 EAST IDAHO
BUILDING DEPARTMENT
Tammy deWee,d
(208) 898-5500 - Fan 887-1297
MERIDIAN, IDAHO 83642
Keith Bird
(208) 8884433 - FAX (208) 8874813
PLANNING AND ZONING
Cherie McCandless
City Clerk Office Fax (208) 889-42 18
DEPARTMENT
William L.M. Nary
(208) 884-5533 - FAX 888-6854
MEMORANDUM: Hearing Date: May 1, 2003 7�
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
I'JD
From: David McKinnon, Planner II N&y APR 2 5 2003
Bruce Freckleton, Senior Engineenng Tech :54
City Of Meridian
Re: Bear Creek No. 6 Subdivision City Clerk Office
• A Rezone Request of 3.41 Acres from R-4 (Low Density Residential District)
to R-8 (Medium Density Residential District), by the Westpark Company
(File No. RZ-03-006).
• Preliminary Plat Approval of Thirty -One (31) Building Lots and Two (2)
Other Lots on 10.49 Acres in a Proposed R-8 Zone, by Bear Creek, LLC (File
No. PP -03-004).
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(s), Westpark and Bear Creek LLC, have applied for the rezoning of 3.41 acres of
land located on the west side of S. Merdian Road, approximately half a mile south of Overland
and for approval of a preliminary plat consisting of thirty-one (31) building lots and two (2)
"other" lots on 10.49 acres of land in the aforementioned location. The gross density of the
project is 3.25 d.u./acre.
The subject property contains portions of three separate projects that have been reviewed by the
City of Meridian; Bear Creek Subdivision, Valley Shepard Church of the Nazarene and Kodiak
Subdivision (annexed into the city but not approved of as a subdivision). The re -platting of this
phase of Bear Creek removes a cul-de-sac from the previously approved Bear Creek preliminary
plat and provides street access into the former Kodiak property (via Ice Bear Way), thereby
eliminating the need for the much discussed access to S. Meridian Road (SH69). The proposed
plat indicates that the Church property will be given additional frontage on SH69 in exchange for
property on the south side of the proposed subdivision. The additional church property will allow
the proposed residential building lots to be increased in depth and meet the minimum lot square
footage required for the R-4 zone (the applicant has requested the R-8 zone because the proposed
subdivision does not meet the minimum lot frontage of the R-4 zone).
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 2
requested the R-8 zone because the proposed subdivision does not meet the minimum lot
frontage of the R-4 zone).
The proposed single-family building lots within the proposed subdivision range from 8,360 to
15,727 square feet in size. The "other" lots within the subdivision consist of two (2) common
lots; Lot 24 Block 9 is a storm drainage lot and Lot 3, Block 22 is located in an unimproved
non-encroachable irrigation easement. Services will be provided by existing water mains and
the Bear Creek lift station.
The applicant does not intend to install landscaping, sidewalk or other roadside improvements
on Meridian Road (SH 69) as part of the final plat for this project because the Valley Shepard
Church is not yet ready to begin construction of their new church facility that will front, on
Meridian Road. When the City annexed the church's property the improvements were
required to be constructed upon development of the property.
The Development Agreements for the Valley Shepard Church and Kodiak Subdivision will
need to be revised to correct the legal descriptions included as part of the Development
Agreements.
The legal description for the re -zoning appears to describe the subject property, and complies
with the requirements of the State Tax Commission and City of Meridian.
LOCATION
The property is located on the west side of Meridian Road, approximately %2 mile south of
Overland Road.
SURROUNDING PROPERTIES
North: Bear Creek Subdivision, zoned R-4
West: Bear Creek Subdivision, zoned R-4
East: Edmunds Subdivision, zoned RUT (Ada County)
South: Vacant Land owned By the Valley Shepard Church, zoned R-8
OWNER OF RECORD
The property owner of record is Bear Creek LLC and they have provided notarized consent for
submission of these applications.
RE -ZONING ANALYSIS
RZ 3-006, PP43-ON Beer Geek No. 6.B TP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 3
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 finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan (`02) and Future Land Use
Map which designates the subject property as Medium Density Residential (3 to 8
dwelling units per acre) and Low Density Residential (up to 3 dwelling units per
acre). The project has a gross density of 3.25 dwelling units per acre.
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
again 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 residential development will be a
permitted use within the requested R-8 zone.
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 west, and north has already been developed in a
manner similar to the proposed subdivision. The surrounding subdivisions are
zoned R-4.
ACHD has reviewed and approved the proposed subdivision (with conditions).
ITD is the agency responsible for the frontage improvements on Meridian Road,
please review their comments for additional information concerning SH 69.
B -03-00, PMI04 Bear Creek No. 6. Z.PP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 4
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 use (single family residential) is designed
appropriately to match with the existing and intended character of the general
vicinity. The proposed changes to the existing character of the area are 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 d oes not anticipate that the p roposed residential u se w ill b e h azardous o r
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 can be served adequately by all
essential public facilities and services.
The Commission and Council should review ACHD 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,
equipment and conditions of operation that will be detrimental to any
U-03-006, PMM04 Hear Creek No, 6IaZ.PP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 5
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 g enerated w ill be
detrimental to the public welfare of the city.
I 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 approach located within the previously
approved Bear Creek Subdivision will not create interference with traffic on
surrounding roads.
Please review ACED comments concerning vehicular approaches and traffic
generation.
I{ 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 rezone of this property would be in the best interest of the
City.
RE -ZONE COMMENTS
1. Revise the legal descriptions for the Kodiak Subdivision and the Valley Shepard Church's
Development Agreements. The revised Development Agreements shall be recorded prior to
the recordation of the final plat.
2. The annexation of the "Kodiak" property shall be completed prior to City Council approval
of the rezone and preliminary plat.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
R -03-006, PP43-004 Bear Creek No.6RZ.PP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 6
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;
As noted above, 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. Block Length: Block 22 exceeds the maximum block length of 1,000 feet per Ordinance
12-4-5. A Variance application to exceed the maximum block length must also be
submitted to accompany the Plat application to City Council. A Variance application
must be submitted to accompany the Plat application to City Council, if a variance cannot
be obtained from the City, the applicant shall be responsible to revise the plat to
accommodate a longer block in this location.
SITE SPECIFIC CONDITIONS OF APPROVAL (PRELIMINARY PLAT)
1. Sanitary sewer service to this site shall be via main line extensions from mains installed
in the Bear Creek Subdivision.
RZ-03-006, PPA3-004 Be. Creek Na. 6.RZ.PP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 7
2. Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property.
3. The applicant has indicated that the pressurized irrigation system within this development
is to be an extension of the system that is owned and operated by the Nampa Meridian
Irrigation District. Underground Year-round pressurized irrigation must be provided to all
lots w ithin this d evelopment. T he C ity o f M eridian r equires t hat p ressurized i rrigation
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. I f a s urface or w ell
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.
4. A revised fencing plan shall be submitted with the final plat indicating the reduction in
fence height to 3'where the fencing is within 20' of S. Alaska Way, in compliance with
the MCC.
5. A variance shall be submitted by the applicant to allow blocks within the subdivision to
exceed the maximum block lengths required by MCC 12-4-5. If the City Council denies
the variance request, the preliminary plat will need to be revised and remanded back to
the Planning and Zoning Commission for additional review.
6. A revised landscaping plan, in accordance with the Landscaping Ordinance shall be
submitted with the final plat application. The plan shall include a revised drainage swale
design in accordance with the Landscape Ordinance.
7. Landscaping adjacent to Lot 9, Block 22 shall be installed in conjunction with the
development of the Valley Shepard Church property to the south (Parcel #
S1224417330), and not as a part of the proposed Bear Creek #6 Subdivision..
8. 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.
9. If the maintenance of any common lots within the subdivision is to be the responsibility
of anyone other than the HOA, a note shall be added to the face of the plat indicating who
the responsible party shall be. Written documentation of acceptance of the maintenance
of the common lot(s) from the responsible party (if other than the HOA), shall be
submitted to the City with the final plat application.
10. Add or revise the following preliminary plat notes:
(2). Include Lot and Block numbers of the common lots.
GENERAL COMMENTS
A -03-006, PMM04 Bear Geek No 6B .PP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 8
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 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
5. 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.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be filed 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 final plat signature.
7. 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.
8. 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.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. 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.
11. 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.
BZ 3-006, PP -03006 &.Creek Na. 6. ZPP
Planning & Zoning Commission/Mayor & City Council
May 1, 2003 (Hearing Date)
Page 9
12. 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 recommends approval of the proposed rezone and preliminary plat with the conditions of
approval noted above.
A -03-006, PP -03-004 Be. Creek No. 6.B PP
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE CoNmssioNERS
RicHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
0+ CITY OF d T
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MERIDIAN CITY/RURAL FIRE DEPARTMENT
CHIEF
KEN W. BOWERS
DEPUTY CHIEF - FIRE PREVENTION
JOSEPH SILVA
DEPUTY CHIEF - TRAINING
BILL. JOHNSON
540 East Franklin Road
Meridian, ID 83642
(208)888.1234
Fax(208)895-0390
April 18, 2003 RECEIVED
APR 18 2W3
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Bear Creek No. 6 RZ 03-006
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That a fire -flow of 1,000 gallons per minute be available to service the entire project.
Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III -A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of water supply for fire protection is contingent upon acceptance of the
water system by the City of Meridian for water quality.
4. All radii shall be 28' inside and 48' outside radius.
The proposed project lies outside the five-minute response zone goal. Achievement
of this goal is subject to budgetary constraints and is intended to enhance the
probability of a favorable outcome on a request for Basic Life Support. The budget
constraints are typically defined as capital outlay for facilities that are located within
1.5 miles from a given location and sufficient operational funds to staff the facilities.
6. 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, this is up from 2069 responses in the year 2000.
7. Any dead-end exceeding 150' in length as the result of a phasing process will require
an approved turn -around.
14
Ada County Highway District
Sherry R. Huber, President 318 East 37th Street
Susan S. Eastlake, 1 at Vice President
uaruen uicy iu aor 1w-o4nr
Dave Bivens, 2nd Vice President
Phone (208) 387-6100
David E. Wynkoop, Commissioner
FAX (208) 387-6391
John S. Franden, Commissioner
E-mail: tellus®ACHD.ada.id.us
April 9, 2003
To: Bear Creek LLC
Greg Johnson
660 E. Franklin Road, Suite 240
RECEIVED
Meridian, Idaho 83642
Subject: MPP03-004/MRZ03-006
APR 1 12003
Bear Creek No. 6
City of Meridian
2435 South Meridian Road
City Clerk Offiee
On April 8, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
Sincerely,
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
Briggs EngineFring
Steve Arnold
1800 Overland Road
Boise, Idaho 83705
A.
.A - Ada County Highway District
Way & Development Department
Plannin¢ Review Division
This application does not require Commission action and is approved at the staff level as of Tuesday, April 8,
2003. Tech Review for this item was held with the applicant on Friday, April 4, 2003. Please refer to the
Attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax,
jnewton@achd.ada.id.us
File Numbers: MPP03-004/MRZ03-006/Bear Creek No. 6
Site address: 2435 South Meridian Road
Owner/Applicant: Bear Creek LLC
Greg Johnson
660 E. Franklin, Suite 240
Meridian, Idaho 83642
Representative: Briggs Engineering
Steve Arnold
1800 Overland Road
Boise, Idaho 83705
Application Information:
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
rezone and preliminary plat approval to plat a residential subdivision. The site is located on the west side of
Meridian Road approximately''/2 mile north of Victory Road.
Acreage: 10.49
Current Zoning: R-4 (Low Density Residential) R-8 (Medium Density Residential)
Proposed Zoning: R-8 (Medium Density Residential) 3.41 -acres
Proposed buildable lots: 30 -Single Family Residential Lots
2 -Common Lots
1 -Church Lot
Vicinity Map
MPP03-0041MRZ03-006
Bear Creek 6ubd1Welon No. 6
Merldian Road
A. Findings of Fact
Trip Generation:
This development is estimated to generate 300 additional vehicle trips per day (10 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
Dobie Engineering submitted a traffic study for the original Bear Creek Subdivision on June 2, 1999.
This proposed development is estimated to generate less than 1,000 -trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
The site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Bear Creek Subdivision No. 5
b. South: Undeveloped parcel
c. East: Meridian Road
d. West: Bear Creek Subdivision No. 1
Roadway Improvements Adjacent To and Near the Site, Right -of -Way
West Cub Street was constructed as a stub street with Bear Creek Subdivision No.1 and was
constructed as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet of right-of-way.
South Ice Bear Way was constructed as a stub street with Bear Creek Subdivision No.5 and was
constructed as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet of right-of-way.
Meridian Road is improved with 5 -travel lanes, with no curb, gutter or sidewalks. State Highway
69/Meridian Road is under the jurisdiction of Idaho Transportation Department (ITD).
9. Existing Access to the Site
There is an existing driveway into the site off Meridian Road located adjacent to the south property
line.
10. Site History
On July 7, 1999, the ACHD Commission reviewed and approved Bear Creek Subdivision, a 326 -lot
residential subdivision to the west of this site.
On October 11, 2000, the ACHD Commission reviewed and approved MAZ00-0018, a rezone from
RT to R-8 and annexation into the City of Meridian. ACHD has not approved a development plan on
that parcel. The conceptual plan is for a church that will have recreational facilities along their north
property line and single family residential along their south property line.
On October 24, 2001, the ACHD Commission reviewed and approved Kodiak Subdivision a 28 -lot
residential subdivision on 5.4 -acres.
2
11. Capital Improvements Plan/Five Year Work Program
This location is not programmed into the District's current Capital Improvements Plan and/or Five
Year Work Program for reconstruction or any roadway improvements. State Highway 69/Meridian
Road is under the jurisdiction of Idaho Transportation Department (ITD).
12. Letter of Intent
The proposed church lot is not to be developed with the residential portion of this development, but
will be developed in the future when the Church to the south is constructed.
B. Findings for Consideration
Right -of -Way
District policy 7204.4.1 and Figure 72-FlA requires 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks.
2. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres in size
will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and
sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 -
feet or more in which case the sidewalk shall be a minimum of 4 -feet in width.
The applicant is proposing to extend West Cub Street that was constructed with Bear Creek
Subdivision No. 1. Staff is supportive of the connection. The applicant is proposing to extend West
Cub Street as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet of right-of-way.
The applicant is proposing to extend South Ice Bear Way that was constructed with Bear Creek
Subdivision No. 5. Staff is supportive of the connection. The applicant is proposing to extend South
Ice Bear Way as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet of right-of-way
3. Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all local streets, except those in
rural developments with net densities of one dwelling unit per acre or less (7204.4.7).
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
4. 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).
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
3
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 one -stub street with the development, South Alaska Way is
proposed to be constructed as 36 -foot street sections with curb, gutter and sidewalks within 50 -feet of
right-of-way:
➢ South Alaska Way is proposed to extend to the southwest property line approximately 1,085 -
feet west of Meridian Road. Staff is supportive of this location. Due to the fact that this stub
street is less than 150 -feet in length, 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".
5. Residential 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 100 -square foot area.
C. Special Recommendation to ITD and the City of Meridian:
The applicant should be required to construct a 5 -foot wide concrete sidewalk on Meridian Road (SH -
69) abutting the developed portion of the site. Coordinate the location of the sidewalk with ITD staff.
2. The applicant is not proposing any driveway locations on Meridian Road (SH -69). The applicant and
ITD should consider a shared access with the parcel to the south (MAZ-00-018) for the lot (lot 9,
Block 22) that fronts Meridian Road (SH -69). When the District receives a formal application for lot
9, Block 22 the District will review and approve driveway locations in accordance with the policies and
guidelines that are in effect at that time.
D. Site Specific Conditions of Approval
Comply with requirements of ITD for State Highway 69 (Meridian Road) frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of the final plat or
issuance of a building permit (or other required permits), whichever occurs first. Contact District III
Traffic Engineer at 334-8340.
2. Construct West Cub Street as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet of
right-of-way as proposed.
3. Construct South Ice Bear Way as a 36 -feet street section with curb, gutter and sidewalk within 50 -feet
of right-of-way as proposed.
4. Construct an ACHD approved turnaround at the terminus of South Ice Bear Way. Submit a design of
the turnaround for review and approval by District staff.
5. Construct South Alaska Way located between Lot 24, Block 9 and Lot 20, Block 22 as proposed.
South Alaska Way shall be constructed as 36 -foot street sections with curb, gutter and sidewalks
within 50 -feet of right-of-way. Install a sign at the terminus of the roadway stating that, 'THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
6. Comply with all Standard Conditions of Approval.
E. 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 Services 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 the District's Utility Coordinator at 387-6258 (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 Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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 #197, 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. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
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
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.
F. 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
0
Request for Reconsideration
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to beheld
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
7
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE May 1, 2003 ITEM # 11
PROJECT NUMBER
PROJECT NAME
RZ 03-006
Bear Creek No. 6
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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