HomeMy WebLinkAboutCallister Development CU... (3)May 12, 2003 CUP 03-001
MERIDIAN PLANNING & ZONING MEETING May 15, 2003
APPLICANT DgV2 CglllSter ITEM NO. Jr
REQUEST Continued Public Hearing from March 26, 2003 -Request for a Conditional Use Permit
for a contractor's yard for an excavation company and mini-storage facilities on 5.91 acres for
Callister Development -southwest corner of West Overland Road and South Stoddard Road
AGENCY COMMENTS
CITY CLERK: Refer to Previous Item Paekef /See Attached Minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT: I L~b~~'V~4.~
CITY BUILDING DEPT:
~~~ 6~/O~.QJ
CITY WATER DEPT: ~ Cl ^ )
CITY SEWER DEPT: l/
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:
Contacted: Date: 8l~ 1' 1 !(L/U `lam
~02 ~ Phone:
Materials presented of public meeMngs shall become property of The CITY of Merldlan.
RECEIVED
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
MAY 15 2003
City Of Meridian
City Clerk Office
DATE May 15, 2003 ITEM # 5
PROJECT NUMBER CUP 03-001
PROJECT NAME Callister Development
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
:i ~
c ~ h 12 ,i
March 24, 2003
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Dave Callister
March 26, 2003
CUP 03-001
ITEM NO. S
REQUEST Public Hearing -Request for a Conditional Use Permit for a contractors yard for an
excavation company and mini-storage facilities on 5.91 acres for Callister Development -southwest
comer of West Overland Road and South Stoddard Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR: See gttOChed Stgtt Comments
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT
CITY WATER DEPT: "Ok with Meridian Water Department'
CITY SEWER DEPT: "NO Comment' , J,, , j-.~ ®d3
CITY PARKS DEPT: ~ NG" f ~ ~ C~ I~
MERIDIAN SCHOOL DISTRICT: ~inv~-' ~ ~ I
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH: See nttaChed Comments
NAMPA MERIDIAN IRRIGATION: See OftaGhed COmmerlts
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: Date: ~ Phone:
o gg~ 7~~Qo l ~
Moiterlals prase ed at public meehngs shall become property of The Chy of Merldfan.
PUBLIC HEARING
SIGN-UP SHEET
DATE March 26, 2003
PROJECT NUMBER CUP 03-001
PROJECT NAME Callister Development
NAME FOR AGAINST
til:~i~ox
Robert D. Come
crrr coL~ca1, ~an~BF.Rs
Ron.Uidraon
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Tanm~~ deIXIX4rrd
CAierie lfrCandless
MEMORANDUM:
33 EAST IDAHO
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(7A8) 88&+'t33 ~ E~\ (7.08) 887-1813
Gh' C7ek Otrice F;u (.08) 888-+_18
To: Mayor, City Council and Flanning & Zoning Commission
LEG-1L DEP.-~RT_,b1ENI'
(_08) ~88-^A99 ~ Fas 38fL'SOL
PUBLIC IX'ORKS
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PL-INNING dVD LONNG
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March 26, 2003
~~~~~~~
From: Bruce Freckleton, Assistant to City Engineer ~ MAR ~ 7 2003
Steve Siddoway, Planner II ~~ ~~~~ City Of bleridiarz
City Clem fDfficE:
Re: Request for Annexation and Zoning of 19.79 acres from RUT to C-G (General
Coroercial) by Daue Canister (File No AZ-03-002)
Request for Conditional Use Permit for a Commercial Development including a
Contractor's Yard and Mini-Storage Facilities by Dave Canister (Frle No. CUP-
01-011).
We have reviewed the above-referenced submittals and offer the following comments, as
conditions of the applicant. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
Dave Canister has requested the annexation of a parcel of ground located at the southwest corner of
Overland Road and Stoddard Road. The applicant has requested that the zoning be changed from
RUT to C-G upon annexation by the City of Meridian.
The applicant has also requested a conditional use permit from the City of Meridian for the
construction of a contractor's yard for an excavation company and amini-storage facility. An
existing Idaho Power substation is located on the 7.54 acres south of the Hardin Drain. Phase I of the
applicant's project is an office/shop and the contractor's yard, and is intended to be constructed
within 18 months. Phase II is the proposed mini-storage units on 2.91 acres, and will be constructed
approximately one year after Phase I.. The applicant is proposing that the two uses (contractor's yard
and mini-storage) be considered as a single project/use in two phases (if not, the project must be
submitted as a Planned Development for two principal uses on the same lot). Staff concurs with the
single projectluse scenario due to the fact that the mini storage office and the contractor's yard shop
are located in a single building in Phase 1. Phase III is an unspecified future commercial project on
the northernmost 6.34 acres along Overland Road. No conceptual plans have been submitted for
Phase Ili.
The 2002 Comprehensive Plan's Future Land Use Map designates the subject property as `Mixed
Use-Neighborhood' north of the Hardin Drain and Public/Quasi-Public south of the Hardin Drain. It
has been determined by staff that the requested uses are not in harmony with the intent of the Mixed
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CITY OF MERIDIAN
Mayor, Council and P&Z
March 26, 2001
Page 2
includes the following statement: "If annexation shall necessitate an amendment to the Comprehensive
Plan, the Commission shall advise the applicant to request a Comprehensive Plan amendmem prior to
further consideration ofthe annexation". Thus, an application for a Comprehensive Plan Amendment
has been submitted by the applicant to accompany the Annexation and Conditional Use applications.
LOCATION & SURROUNDING USES
The subject property is located on the southwest corner of the intersection of Overland Road and
Stoddard Road. The property address is 1635 S. Stoddard Rd. and is currently zoned RUT (Ada
County).
The property is surrounded by the following uses:
North: DBSI property, zoned I-L.
South: Idaho Power Substation and Rural Residential (Ada Coumy).
East: Bear Creek Subdivision, zoned R-4 and Queenland Acres Subdivision, currently zoned RUT
and Rl (Ada County), but approved as C-G (General Commercial).
bleat: Rural ResidentiaVAgricultural, zoned RUT and Rl (Ada County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-1 S-II, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the partJcular facts and circumstances of
each proposed zoning amendment in terms of the fodlawing standards and sha11 find adequate
evidence answering the following questions about the proposed zoning amendment. "
The fodlawtng is the list of standards found in 11-I 5-11 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, C-G, and the proposed uses are not
harmonious with and in accordance with the effective Comprehensive Plan (`02) and
Future Land Use Map, which designates the subject property as Mixed Use-
Neighborhood. However, an application for a Comprehensive Plan amendment has
been filed and accompanies the subject applications. If the amendment is granted, the
requested zoning will be in harmony with the Plan.
AZ-03.002
Mayor, Council and P&Z
March 26, 2001
Page 3
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. TS 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 contractor's yard and mini-storage facility will be a
conditional use within the requested C-G 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
rar7road access been developed or planned or adjacent area being developed in a
fashion similar to the proposed rezone area;
The proposed commercial designation is compatible with the approved C-G zone in
Queenland acres to the east and the existing Industrial zone to the north. Poternial
incompatibilities exist between the proposed commercial designation and existing
Bear Creek Subdivision to the southeast and future residential subdivisions to the
west. Consideration for adequate buffering of the existing and future residenial
subdivisions will need to be carefiilly considered during detailed plan reviews.
Staffrecommends that the Commission and Council consider public testimony from
surrounding property owners prior to making a determination on the compatibility of
the requested commercial designation.
ACHD has reviewed and approved the proposed subdivision (with conditions). The
application incorrectly states that "no additional right-of--way is required...." All
convnents of the ACHD should be a condition of this project, including sidewalk
construction, right-of--way dedication, etc.
E. Will the proposed uses be designed, constracted, 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;
AZ03-002
Mayor, Council and P&Z
March 26, 2001
Page 4
Staff Ends that if the accompanying Comprehensive Plan amendment is approved by
City Council, the proposed uses (contractor's yard, mini-storage, and future
commercial) will be in harmony with the intended future land use envisioned by the
Comprehensive Plan. The existing power substation use is in harmony with the
Comprehensive Plan.
Further, staff finds that the proposed new uses match with the intended character of
t2ueerdand acres to the east and the existing character of the Industrial zone to the
north. As noted above, potential incompatibilities exist between the proposed
commercial designation and existing Bear Creek Subdivision to the southeast and
future residential subdivisions to the west. Consideration for adequate buffering of
the existing and future residential subdivisions will need to be carefully considered.
To this end, staff recommends that Phase I, Phase 2 and Idaho Power street buffers
along Stoddard be constructed as part of Phase I (contractor's yard) to buffer the
existing Bear Creek Subdivision from the project.
F. Will the proposed urea 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 use 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 fac~7ities and services such
as highways, streets, police aad Sire 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;
Stafffinds that the property to be annexed cannot be served adequately by all essential
public facilities and services. Sewer service is not currently available to the site,
however the area will be served in the future by the Black Cat Trunk. Staff supports
approval of the proposed septic system forthe ofiice/shop use only. but recommends
that the applicant enter into anon-development agreement for the balance of the
property (Phase III) until proper sewer service is available in conformance with the
City's facility plan.
AZ-03002
Mayor, Council and P&Z
March 26, 2001
Page 5
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;
Stafffinds 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 conditiooa 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 surrouuding public
streets;
Staff finds that the project's vehicular approaches off of Overland Road and Stoddard
Road will create new traffic on surrounding streets. However, staff does not believe
that the project 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 Ends that no natural or scenic features of major importance will be Iost 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.
nz-os-ooz
CUP-03001 Callistar Developma~.AZ.CUP
Mayor, Council and P&Z
March 26, 2001
Page 6
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 ofthe City
if the applicant agrees to the proposed terms of the developmendnon-developmern
agreement.
ANNEXATION AND ZONING CONDITIONS
The legal description submitted with the application meets the requirements of the City of
Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
2. Applicarn shall be required to enter irno a Development Agreement with the City as a
condition of annexation. The Development Agreement should address, among other things,
the following items:
• The applicarn shall constmct a landscape buffer along Stoddard Road, from the
northenvnost point ofPhase 1 to the southernmost point of the Idaho Power substation
site, as part of Phase 1 site improvemems. This will buffer the existing Bear Creek
Subdivision from the proposed comractor's yard and the existing substation. Note:
ACRD is already requiring sidewalk to be constructed along the same area.
• Staff agrees that the required landscape buffers along Overland Road and Stoddazd Road,
adjacern to the proposed Phase 3 area may remain unbuilt until any development occurs
within the Phase 3 area. Note: Standard policy would require the entire existing parcel to
be considered as one for such improvements. However, given the large size of the parcel
to remain undeveloped (6.34 acres) and the fact that an ACHD project to widen Overland
Road adjacent to the Phase 3 property is in the 5-Year Work Program, staff finds that it is
prudent to allow the buffers to remain undeveloped along Overland and Stoddard adjacent
to Phase 3. Upon any use in the Phase 3 area, all rema n±ng buffers must be constructed.
The uses in Phases 1 and 2 shall be restricted to those depicted on the accompanying
Conditional Use Permit (CUP).
• Monument signage, as proposed by the applicant for Phases 1 and 2. A Planned Sign
Program shall be required for Phase 3.
• Non-development of the 6.34 acres shown as Phase 3 on the accomparryiug CUP, until
City sewer is available to the subject property in compliance with the City's facility plans.
AZ-03-002
Mayor, Council and P&Z
Mazch 26, 2001
Page 7
The arrangement for a septic system connection for the proposed office/shop use is
temporary and shall be abandoned, and connection made to City sewer, once the sewer is
within 300 feet of the subject property. The applicant shall coordinate the design and
location of "dry line" sewer line(s) to be installed with Phase 1 to facilitate the future
connection to City sewer.
All future uses in Phase 3 should be requved to apply through the conditional use process.
This is to give the City greater control over the transitional nature of this commercial
property in relation to the future residential uses to the west. At the time of any proposed
development on the Phase 3 site, the property must also either be platted to create
separate lot(s) from the Phase 1 property, or develop as a Planned Development to allow
multiple primary structures on a single lot.
3. Unless a waiver is ganted by City Council, all imgation ditches, laterals or canals, exclusive
of natural waterways, intersecting, crossing or lying adjacem and contiguous to the parcel
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, with written confirmation of said
approval submitted to the Public Works Department.
4. Atry 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.
5. Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at the
developer's expense. Typical locations are at street intersections and/or fire hydrants.
6. Outside lighting shall be designed and placed so as not to directly or indirectly illuminate any
nearby residential azeas and shall be in accordance with City Ordinance Sections 11-13-4.C.
and 12-5-2.M.
7. Off-street parking shall be provided in accordance with the City ofMeridian Ordinance 11-13
for use of property, or as otherwise approved through conditional use (more restrictive
parking requirements may be applied).
8. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
AZ.03-002
Mayor, Council and P&Z
March 26, 2001
Page 8
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
9. All signage in the proposed project shall be in accordance with the standards set forth in
Section 11-14 of the City of Meridian Zoning and Development Ordinance. No temporary
signage, flags, banners or flashing signs will be permitted.
10. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
11. All construction shall conform to the requirements of the Americans with Disabilities Act.
12. Underground year-round pressurized irrigation must be provided to all landscape areas on
site. Please submit hook-up and design details based on the proposed landscaping. Applicant
shall be requved to utilize any existing surface or well water fpr the primary source. If City
water is proposed as a secondary source, developer shall be responsible to pay water
assessments for the entire landscaped area.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following and shall find adequate evidence showing that such use at the
proposed location (11-17-3):
A. Will in fact constitute a conditional use as determined by City policy;
The proposed contractor's yard is listed in the Zoning Schedule ofUse Control (11-8-1) as a
conditional use within the proposed C-G zone. Indoor (mini) storage faalities are a permitted
use; however, it is being deemed accessory to and part of the proposed contractor's yard
project and must also be considered under the Conditional Use Permit.
The application incorrectly states that the Conditional Use application is only for 5.91
acres (Phases 1 and 2), as the application must apply to the emire legal pazcel.
B. Will be harmonious with and in accordance with the Comprehensive Plan and this
Title;
Staff finds that if the accomparrying Comprehensive Plan amendmem (CPA) is approved by
a~.na~z
Mayor, Council and P&Z
March 26, 2001
Page 9
City Council, the proposed uses (contractor's yard, mini-storage, and future commercial) will
be in harmony with the inended future land use envisioned by the Comprehensive Plan. The
existing power substation use is in harmony with the Comprehensive Plan.
If the CPA is not approved, the proposed uses will not be in accordance with the
Comprehensive Plan.
C. Will 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 esaeniisl character of the same area;
As noted previously in this report, staff finds that the proposed new uses match with the
intended character of Queenland acres to the east and the existing character of the Industrial
zone to the north Potential incompatibilities do exist between the proposed commercial
designation and existing Bear Creek Subdivision to the southeast and future residential
subdivisions to the west. Consideration for adequate buffering of the existing and future
residential subdivisions will need to be carefully considered. To this end, staff recommends
that Phase 1, Phase 2 and Idaho Power street buffers along Stoddard be constructed as part of
Phase 1 (comractor's yard) to buffer the existing Bear Creek Subdivision from the project.
D. Will not be hazardous or disturbing to existing or future neighboring uses;
The Commission and Council should rely upon public testimony to determine if the use would
be disturbing to the existing and future neighboring uses.
Stafffinds that the mini-storage use is essentially a quiet neighbor for the adjacent subdivision
and should help to buffer the contractor's yard and the substation from existing residences.
Since the mini-storage will not be built at the same time as the comractor's yard, staff is
requesting the landscape buffers be built along the emire project south ofPhase 1, as noted in
greater detail under item "C" above.
E. Will be served adequately by essential public facilities and services such as highways,
street, police, and fire protection, drainage structures, refuse disposal, water, sewer or
that the person responsible for the establishment of proposed conditional use shall be
able to provide adequately any such service;
Stafffinds that the proposed uses may be adequately served by all essential public services and
facilities, if the Commission and Council approve the temporary septic system in Phase 1.
F. W dl not create excessive additional requirements at public cost for public facilities and
AZ-03-002
Mayor, Council and P&Z
March 26, 2001
Page 10
services and will not be detrimental to the economic welfare of the community;
Staff finds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed use would
not be detrimental to the economic welfare of the community.
G. Will oot involve uses, activities, processes, materials, equipment, and couditions that
will be detrimental to aoy persons, property, or general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
Stafffinds that the development will involve uses, activities, processes, materials, equipment,
and conditions that may or may not be detrimental by reason of noise or other nuisances
generated by the proposed contractor's yard for an excavation company. The applicant
should address the use at the public hearing and state for the record any processes or
equipment on site that may create noise or other musances. The development is estimated to
generate 116 additional vehicle trips per day. The application does not contain any
information regarding the hours of operation. If the contractor's yard is utilized to stage
construction equipment and vehicles in the eazly morning or late night hours, the impact may
increase significantly.
Once the mini-storage units are built, they should serve to provide additional noise and sight
buffering between the existing subdivision and the contractor's yazd.
H. Will 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 proposed use will not interfere with general traffic patterns on any public
streets if the conditions of ACRD are met.
L Will not result in the destruction, loss or damage of a natural or scenic feature ofmajor
importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
PERFORMANCE STANDARDS
Certain unique land uses pose special problems that may have detrimental influences on
surrounding land uses. Tire following performance standards for such unique land uses shall be
adhered to in addition to all other provisions of this Title (Ord 11-12-3).
AZ-03-002
Mayor, Council and P&Z
March 26, 2001
Page I1
The following is the list of standardsfound in 11-12-3.E (Contractor's Yard) and analysis by staff.•
1. Will be located a minimum distance of three hundred feet from any residence except
for an owner's residence;
Staff finds that the fenced yard area ofthe proposed cottractor's yard is approximately 300
feet from the closest residential lot in Bear Creek (staff measured 298 feet +/-), and over 300
feet from the actual residence. Once the project shifts west a few feet to accommodate the
additional right-of--way required by ACRD, the contractor's yard should be at least 300 feet
from the residential lot, too. The yard is approximately 200-250 feet from two existing
residences in Queenland Acres, directly across Stoddard. However, the residents in the
Queenland Acres subdivision requested and were approved to be rezoned to C-G last year.
Therefore, staff finds that the Queenland Acres residences are already in transition to
commercial use at their own request.
Thus, stafffinds that the proposal is in substantial compliance with the 300-foot requirement.
2. Will have a screening fence around areas utilized for storage of equipment; and
Stafffinds that the applicant is proposing 8-foot chain link fence around the entire project, but
only provide the vinyl slats along Stoddard Road for screening, per page 3 of the applicant's
letter. Stafffeels that the entire project should be screened. Site Specific Requirement #2 on
page 12, below, requires screening fencing around the entire perimeter ofthe project.
3. Will be limited to storage, maintenance and general processing incidental to
contracting work. There shall be no general industrial or commercial uses.
Staff finds that the applicant is proposing to incorporate amini-storage project into the
contractor's yard project as a second phase. Stafffeels that the two uses are compatible and
that the proposed mini-storage will actually help buffer the existing Bear Creek Subdivision
from the proposed contractor's yard. No other general industrial uses are proposed or
approved. General commercial uses will be located in the future Phase 3, but not on the
contractor's yard site.
ADDITIONAL CONSIDERATIONS
1. Lot Snlit: It is staff's understanding that a lot split is underway for the subject property with
Ada County. The proposed lot split would divide the existing parcel along the Hardin Drain,
separating the Idaho Power substation from the remainder ofthe project. Upon contacting
AZ-03-002
Mayor, Council and P&Z
March 26, 2001
Page 12
Ada County, staff was told that the lot split application was voided, returned to the applicam,
and deemed unnecessary. Efforts to reach Idaho Power to confirm the status of the lot split
have been unsuccessful. The most recent Assessor's data we have still shows the property as
a single parcel. Staff recommends that the applicant submit written evidence from Ada
County stating that they recognize two separate legal, buildable parcels on the subject
property prior the Commission taking any action on the applications. Otherwise the project
must be submitted as a Planned Development for multiple principle uses/structures on the
same parcel.
2. Substation Landscanina: The "landscape areas" noted on the substation property have not
been currently planted, except for some grass between the eastern gravel access roads. An
approved landscape plan for the substation is on file with Ada County. It is possible that the
missing landscaping has been bonded for with Ada County to postpone landscaping until
Spring, but the Ada County planner that staff spoke with was unsure. Efforts to reach Idaho
Power on the issue have been unsuccessful so far (we've traded voicemails). Staff is
recommending that the Idaho Power substation be brought irno compliance with the approved
landscape Plan at Ada County prior to occupancy of the proposed contractor's yard. See
condition 8 below.
3. Hardin Drain: The applicant is not currently proposing to the the Hardin Drain, but rather to
fence along the north boundary only. If a waiver is not granted by City Council, the applicant
will be requved to file the drain. Staff recommends that the applicant submit calculations on
the antiapated required pipe size and request a waiver from City Council. If the waiver is
granted, the drain may remain open. If not, the drain must be tiled by the applicant. See
condition 12 below.
4. Project Acreaee: The submitted application states that the existing parcel to be annexed is
approximately 19.79 acres. The Assessor's data for this parcel states that the acreage is 20.7
acres-a full acre more. The actual annea~ation legal description cornains 21.16 acres
(because it also includes some adjacent right-of--way). The applicant should attempt to rectify
the discrepancy between the application and the Assessor's records and verify the correct
acreage at the public hearing.
SITE SPECIFIC REQUIREMENTS FOR CONDTTIONAL USE PERMTT
1. A minimum 20-foot-wide landscaping buffer shall be installed along Stoddard Road, from the
northernmost point ofPhase 1 to the southernmost point of the substation site, as required by
the Landscape Ordinance. It appears that the buffer shown on the submitted plans is only 18
feet wide and must be widened to at least 20 feet. In addition, ACHD is requiring additional
right-of--way along Stoddard. All these things will have the effect of shifting the required
AZA3A02
i
Mayor, Council and P&Z
March 26, 2001
Page 13
buffer and entire project to the west.
2. The proposed fences around the entire perimeter of the contractor's yazd and mini-storage
facility shall be 6-feet tall, minimum, and sight-obscuring. Magnum fence height is 8 feet per
City Ordinance. All fences shall be continuously maimained in good repair.
3. A 10-foot wide gravel shoulder must be constructed along Stoddard Road adjacent to the
landscape buffer. The balance of the future right-of--way must be landscaped with at least
grass per Ordinance 12-13-10-9. This will requve a license agreement with ACRD. ACRD
has no street improvements planned for Stoddard in the Five-Year Work Program.
4. A portion of the landscape buffers along Stoddard aze proposed to be used for storm
drainage. All such integrated storm water detention azeas shall be designed and constructed
in compliance with Ordinance 12-13-14, Stormwater Integration, including slopes less than
3:1, no gravel or cobble facilities, and fully vegetated.
A single monument sign location is approved for Phases 1 and 2, as depicted on the site plan.
Applicam shall propose a mascim„m height for the monument sign for review and approval by
the Commission and Council. Staff recommends
6. Sewer service is not currently available to the site, however the azea will be served in the
future by the Black. Cat Trunk. Staff supports approval of the proposed septic system for the
office/shop use only. but recommends that the applicant enter into anon-development
agreement for the balance of the property (Phase III) until proper sewer service is available in
conformance with the City's facility plan. The arrangemem for a septic system connection for
the proposed office/shop use is temporary and shall be abandoned, and connection made to
City sewer, once the sewer is within 300 feet of the subject property. The apphcant shall
coordinate the design and location of "dry line" sewer line(s) to be installed with Phase 1 to
facilitate the future connection to City sewer.
7. Water service to this site will be via extensions from existing mains in Stoddazd Road.
Applicant will be responsible to construct the water mains to and through this proposed
development (looped). Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Please provide the Public Works Departmem with information on
anticipated fire flow and domestic water requirements for the proposed site. Flow and
pressure from the existing mains should be monitored with the Meridian Water Department.
8. The Idaho Power substation shall be brought into compliance with the approved landscape
plan at Ada County prior to occupancy of the proposed comractor's yazd.
AZ-03-002
Mayor, Council and P&Z
March 26, 2001
Page 14
9. All vehicular use azeas utilized for the proposed contractor's yard and mini-storage uses shall
be paved in accordance with Meridian City Code. This will require the access road off of
Overland and all azeas within the conractor's yazd that aze drive aisles (including access to
the proposed covered parking and shop) must be paved. Storage areas may remain gravel,
but all vehicular use areas and driveways must be paved. Revise the site plan to depict the
paved areas.
10. Ordinance 12-13-11-2.B and C require that the proposed driveway access along the west
property line, from Overland Road to the entrance into the contractor's yazd, be landscaped
with one tree per 35 lineal feet and shrubs, lawn, or other vegetative groundcover. The
landscape plan must be modified to reflect this change.
11. All mini-storage units shall have a 20-foot cleaz minimum sepazation between buildings, and
between fences and buildings, for circulation and emergency access.
12. Unless a waiver is granted by City Council, all irrigation ditches, laterals or canals, exclusive
of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel
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, with written confirmation of said
approval submitted to the Public Works Department.
13. A revised site plan and landscaping plan reflecting all the required modifications to the site
plan and landscaping shall be submitted at least ten days prior to the next public hearing.
GENERAL REOUIltEMENTS
1. Off-street pazking shall be provided in accordance with Section 11-13 ofthe City ofMeridian
Zoning and Development Ordinance and/or as detailed in site-specific requirements.
2. Paving and striping shall be in accordance with the standards set forth in Sections 11-13-4.D.
and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in
accordance with Americans with Disabilities Act (ADA) requirements.
3. A drainage plan designed by a State of Idaho licensed azchitect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking azeas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standazds and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
nzos-ooz
Mayor, Council and P&Z
March 26, 2001
Page IS
responsible for filing all necessary applications with the Idaho Department of Water
Resowces regarding Shallow Injection Wells.
4. Outside lighting shall be designed and placed in such a manner as to eliminate glare and
illumination of the adjoining roadways and properties, in accordance with City Ordinance
Section 11-13-4.C.
All signage shall be in accordance with the standards set forth in Section 11-14 of the City
Zoning and Development Ordinance.
6. All construction shall conform to the requirements of the Americans with Disabilities Act.
7. Trash enclosures shall meet the requirements of the Sanitary Service Company's guidelines
for location and size.
8. Applicant's (or successor's) faiiwe to comply with any of the terms of approval of the
conditional use permit shall be cause for revocation of the conditional use permit.
RECOMMENDATION
Staff recommends that the application be continued and that the applicant submit revised plans in
accordance with the conditions of the staff report. Then subject Annexation and Conditional Use
applications should not be acted on until after the accompanying Comprehensive Plan amendment is
acted on.
Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments to
the land use map component of the comprehensive plan to the governing board not more frequently
than once every six (6) months. If the Commission were to act on the Callister Comprehensive Plan
Amendment and the Annexation and Conditional Use requests, it would tie up the North Meridian
Area Plan (NMAP) for six months before a recommendation could be made on it.
Upon approval of the accompanying Comprehensive Plan amendment and modifications to the site
and landscape plans in conformance with this report, staffrecommends approval of the applications.
nzoa-ooz
~~~
-"~~~" Ada County Highway District
Susan ~. tasuaKe, ~ st vice rresioent
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
March 19, 2003
To: Dave Callister
2873 West Wind
Eagle, Idaho 83616
Subject: MCUP03-001/MAZ03-002/MCPA03-001
Mini-Storage
SWC Overland Road and Stoddard Road
RECEISTEI~
MAR 2 1 2003
City of Meridian
City Clerk Office
On March 19, 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 208-387-6177.
Andrea N. Tuninc
Principal Develop
Right-of-way & D
Planning Division
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
Idaho Power Company
10790 Franklin Road
Boise, Idaho 83709
Pinnacle Engineers
Clint Boyle
12552 West Executive Drive Suite
Boise, Idaho 83713
.,~' '~~.
'° Ada County Highway District
Xight-oJ-Way c~ Development Department
Planning Review Division
This application requires Commission action to approve the acquisition of right-of-way on Overland Road and
Stoddard Road. This item is scheduled to be on the consent agenda on Wednesday March 19, 2003 at
12: DO pm. Tech Review for this item was held with the applicant on Friday February 28, 2003. Please refer
to the aftachment for request for reconsideration guidelines. Andrea N. Tuning, 208-387-6177-phone, 208-
387-6393-fax, atuning@achd.ada.id.us
File Numbers: MCUP03.001/MAZ03-0021MCPA03-001
Site address: Southwest corner of Overland Road and Stoddard Road
Owner: Idaho Power Company
10790 Franklin Road
Boise, Idaho 83709
Applicant: Dave Callister
2873 West Wind
Eagle, Idaho 83616
Representative: Pinnacle Engineers, Inc.
12552 West Executive Drive Suite B
Boise, Idaho 83713
Application Information
The applicant is requesting annexation, rezone, comprehensive plan amendment and conditional use
approval to construct amixed-use facility containing a 4,000 square foot office building, a 5,000 square foot
shop and 34,650 square feet of mini-storage units. The site is currently zoned RUT and is proposed to be
rezoned to C-G. The site is located on the southwest corner of Overland Road and Stoddard Road.
Acreage: 19.79-acres
Current Zoning: RUT
Proposed Zoning: C-G
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 116 additional vehicle trips per day (0
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 effect at that time.
Traffic Impact Study: A trafFc impact study was not required with this application.
4. Site Information: The site currently has an existing Idaho Power substation. This use was approved
in 2001.
5. Description of Adjacent Surrounding Area:
a. North: Commercial
b. South: Agricultural (42.73-acres)
c. East: Bear Creek Subdivision and single-family residential lots (0.74 to 0.84-acres)
d. West: Single-family residential lot (7.6-acres)
6. Impacted Roadways
Overland Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Stoddard Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
645-feet
Minor arterial
East of Linder Road was 6,348 on 4-10-02
West of Meridian Road was 15,205
Currently better than "C"
45 MPH west of Stoddard and 35 MPH east of Stoddard
1,280-feet
Collector
South of Overland Road was 583 on 1-17-01
Currently better than "C°
45 MPH
Roadway Improvements Adjacent To and Near the Site
Overland Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
Stoddard 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
Overland Road currently has 55-feet of right-of-way abutting the site (25-feet from centerline).
Stoddard Road currently has 55-feet of right-of-way abutting the site (25-feet from centerline).
9. Existing Access to the S1te
The Idaho Power substation has an existing driveway that intersects Stoddard Road located
approximately 50-feet south of the north property line.
2
The Idaho Power substation has an existing TEMPORARY driveway that intersects Overland Road
approximately 25-feet east of the west property line. This driveway was approved in 2001 as a
temporary driveway that would be allowed until the remainder of the site develops (the site is now
redeveloping).
10. Site History
The District reviewed and approved a conditional use and master site plan for this parcel on
September 12, 2001 (01-30-CU/01-20-MSP). The Commission required the applicant to construct 5-
footwide concrete sidewalk on Overland Road and Stoddard Road abutting the developing portion of
the parcel with the understanding that right-of-way abutting the entire parcel shall be dedicated when
the remaining portion of the parcel redevelops. In addition to the dedication of right-of-way the
applicant was required to install the improvements (sidewalk) abutting the developing portion of the
site on Stoddard Road. Rather than constructing the sidewalk on Stoddard Road abutting the
developing portion of the site, the applicant provided the District with a road trust in the amount of
$9,010.00 on June 10, 2002.
***The applicant should be required to construct sidewalk abutting the Idaho Power Substation site in
conjunction with this project. The road trust that was provided to the District will be released to the
applicant.
11. Other Development in Area
On July 7, 1999, the District reclassified Stoddard Road to a collector roadway. The designation of
Stoddard Road occurred in conjunction with the review and approval of Bear Creek Subdivision, a
326-lot residential subdivision on 150.79-acres. In turn, Bear Creek Subdivision was required to
dedicate 35-feet of right-of--way (from centerline) and construct 5-foot concrete sidewalk located 2-
feet within the new right-of-way.
12. Five Year Work Program/Capital Improvements Plan
In 2007, the District will be reconstructing Overland Road from Meridian Road to Linder Road.
Overland Road will be constructed as a 3-lane rural street section with bike lanes and a 5-foot
detached concrete sidewalk. With this project, the intersection of Overland Road and Stoddard Road
is to be reconstructed to a 3x3 intersection. **The District will be acquiring right-of-way on Overland
Road fora 5-lane roadway (96-feet of right-of-way/48-feet from centerline).
Overland Road and Stoddard Road are not programmed in the Capital Improvements Plan.
B. Findings for Consideration
Right-of-Way and Sidewalk
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
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.
District policy requires the construction of sidewalk on all collector and arterial roadways.
Overland Road and the Overland Road/Stoddard Road intersection are listed as a proposed project
in the District's currently adopted Five-Year Work Program, but not in the currently adopted 20-year
Capital Improvements Program. As such, the applicant cannot receive reimbursement for dedicated
right-of-way from collected impact fees, but may be reimbursed from other available District funds if
approved by the Board of Commissioners.
Overland Road
The Board of Commissioners authorize the expenditure of other District funds (approximately
$30,000.00), if available, for the purchase of right-of-way on Overland Road dedicated by the
applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot
be secured, the applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Overland Road, and construct
a minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-
feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Overland Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk
construction along the applicant's property.
Stoddard Road
Stoddard Road from Overland Road fo 500-feet south of Overland Road.
The Board of Commissioners authorize the expenditure of other District funds (approximately
#3,000.00), if available, for the purchase of right-of-way dedicated by the applicant, with the applicant
constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall
do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk
construction along the applicant's properly.
Stoddard Road 500-feet south of Overland Road fo 1,110-feet south of Overland Road
Stoddard Road 500-feet south of Overland Road to 1,110-feet south of Overland Road is not listed as
a proposed project in the District's currently adopted Five-Year Work Program or in the currently
adopted 20-year Capital Improvements Program. As such, the applicant cannot receive
reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do
one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet
from the centerline of the right-of-way.
4
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
Stoddard Road 1,110-feet south of Overland Road to the south property line (approximately
1,280-feet south of Overland)
Stoddard Road 1,110-feet south of Overland Road to the south property line (approximately 1,280-
feet south of Overland) to 1,110-feet south of Overland Road is not listed as a proposed project in the
District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital
Improvements Program. As such, the applicant cannot receive reimbursement for dedicated right-of-
wayfrom available collected impact fees. The applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct
a minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
45 to align or offset a minimum of 230-feet from any existing or proposed driveway.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
Modification of Policy
The applicant is proposing to construct a 30-foot wide driveway to intersect Stoddard Road
approximately 590-feet south of Overland Road. This driveway would be located on the west side of
Stoddard Road approximately 195-feet south of an existing driveway on the east side of Stoddard
Road. This driveway does not meet District policy. Due to the fact that the driveway on the east side
of Stoddard Road is utilized by an existing single-family residential home and the home is likely to
5
redevelop in the near future (staff has seen a number of informal proposals for the site), staff
recommends that the applicant be granted a modification of policy to construct a 30-foot wide
driveway to intersect Stoddard Road approximately 195-feet south of an existing driveway on the east
side of Stoddard Road, as proposed.
The applicant is proposing to utilize an existing driveway that intersects Overland Road approximately
610-feet west of Stoddard Road. -This driveway was approved as a temporary driveway on
September 12, 2001 with the application for the Idaho Power substation (01-30-CU/01-20-MSP).
Staff recommends that the applicant be granted a modification of policy allowing the driveway to
remain with the agreement that the District will reconstruct the driveway to align with the driveway on
the north side of Overland Road in 2007 with the Overland Road/Stoddard Road project.
The applicant would like the District to construct a 30-foot wide driveway to intersect with Overland
Road approximately440-feet west of Stoddard Road. This driveway location meets District policy.
The applicant would like the District to construct a 25-foot wide driveway to intersect with Stoddard
Road approximately 220-feet south of Overland Road. This driveway location meets District policy.
The applicant would like the District to construct a 25-foot wide driveway to intersect with Stoddard
Road approximately 410-feet south of Overland Road. This driveway location meets District policy.
3. Other Access
Overland Road and Stoddard Road are classified roadways. Other than the access points that have
been approved with this application, direct lot access to Overland Road and Stoddard Road is
prohibited unless otherwise approved by the District.
C. Site Specific Conditions of Approval
1. The applicant shall do one of the following for Stoddard Road 1,110-feet south of Overland Road to
the south property line:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from
the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Stoddard Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and utilities.
2. The applicant shall do one of the following for Stoddard Road 500-feet south of Overland Road to
1,110-feet south of Overland Road:
a. Dedicate by donation an additional 10-feet of right-of-way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from
the centerline of the right-of-way.
6
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Stoddard Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
3. The Board of Commissioners authorize the expenditure of other District funds (approximately
$3,000.00), if available, for the purchase of right-of-way on Stoddard Road from Overland Road to
500-feet south of Overland Road dedicated by the applicant, with the applicant constructing a
sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the
following:
a. Dedicate by donation an additional 10-feet of right-of--way along Stoddard Road, and construct a
minimum 5-foot wide concrete sidewalk along Stoddard Road, located a minimum of 28-feet from
the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Stoddard Road, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $10,000.00, to be used for future sidewalk
construction along the applicant's property.
4. The Board of Commissioners authorize the expenditure of other District funds (approximately
$30,000.00), if available, for the purchase of right-of--way on Overland Road dedicated by the
applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot
be secured, the applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Ovedand Road, and construct a
minimum 5-foot wide concrete sidewalk along Overland Road, located a minimum of 41-feet from
the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Overland Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Provide a road trust deposit in the amount of $12,900.00, to be used for future sidewalk
construction along the applicant's property.
5. Construct a 30-foot wide driveway to intersect Stoddard Road approximately 195-feet south of an
existing driveway on the east side of Stoddard Road, as proposed. This driveway is approved with a
modification of policy.
6. Utilize an existing driveway that intersects Overland Road approximately 610-feet west of Stoddard
Road, as proposed. The District will reconstruct the driveway to align with the driveway on the north
side of Overland Road in 2007 with the Overland Road/Stoddard Road project.
7
7. Overland Road and Stoddard Road are classified roadways. Other than the access points that have
been approved with this application, direct lot access to Overland Road and Stoddard Road is
prohibited unless otherwise approved by the District.
8. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. 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 Construction Services 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 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. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least iwo full business days prior to
breaking ground within ACRD 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 6e 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
8
waiveNvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
Request for Reconsideration of Commission Action
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 may be 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 far 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.
10
11
Inf ern#~r
P. L.LC
800 W. Overland Road, Meridian, Idaho 83642 Tel:(208) 888-2910
www.Intermuun[ainvet.cum Petve[@veluci[us.ne[
Mazch 19, 2003
~C~~D
MAR 2 1 2003
To: City of Meridian CITY OF NIERIDIAIV
Re: Dave Callister Annexation & Zoning
Dear Commissioners,
I own Intermountain Pet Hospital and the Pet Lodge which are situated directly across
from the property in question for annexation and zoning. We recently completed a very
expensive addition and remodel which maintained the azea design and quality mandated
by the City of Meridian.
I do not feel a contractors yazd for an excavation company and mini-storage units aze in
the realm of quality envisioned by these same city planners. This type of project does not
fit into a subdivision and quality commercial development. The project would be better
suited for property adjacent to the Interstate and situated in an industrial zoned area.
Further, it is my understanding that the comprehensive plan projected quality homes and
quality adjacent commercial facilities in this area of Meridian. Industrial components do
not belong in such an environment. I am unable to attend the heazing but I want to go on
record as objecting to the annexation and zoning for this industrial use as proposed by
Dave Callister.
Sincerely,
~~h'1
Dr. Robert F. Beede
Quality Care',with a Loving Touch
RECEIVED
FEB 2 ~ 2003
' City of Meridian
City Clerk OffieF
'~a~~ 8c 1~te~x ~Inau~,afi~aaz ?~ur.,~uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
February 24, 2003
-- -- - _ Will Bed-City Clerk - - _ -
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: CUP 03-001 Conditional Use permit for Callister Development
Dear Commissioners:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
The Nampa & Meridian Irrigation District requires that a Land Use Change/Site
application be filed. The developer must contact Ms. Donna Moore, Asst.
Secretary/Treasurer at the District's main office at 466-7861 for further information.
Any encroachments within the easement area of the Hardin Drain without approved plans
are unacceptable. The easement of the Hardin Drain must be protected and all storm
drainage must be retained on site.
Sincerely,
,~~,~
Bill. Henson, Asst. ~1Vater Superintendent
NANIPA & MERIDIAN IRRIGATION DISTRICT
BH/dll
Cc: File -Shop
File -Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
FEB 2 8 2003
City of Merfdfau
~" y~,~~~CityL'lerkOffioe CU ZT
,1~.~~t~ ~t v/GYM ~ ~ ~ 1 .
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Clint Boyle, AICP
Pinnacle Engineers, Inc.
12552 W. Executive Drive, Suite B
------ -- -- --- -
Boise, I D 83713 - - -- - ---
RE: Land Use Change Application - Callister Develoament
Dear Mr. Boyle:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
rer
c` ret~ lTreasu
Donna N. Moore, Asst. Se ry
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, City of Meridian
Dave Callister, 2873 W. Wind, Eagle, ID 83616
Idaho Power Co., 10790 Franklin Road, Boise, ID 83709
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
26 February 2003
CENTRAL CENTRAL DISTRICT HEALTH DE 7-~
•• DISTRICT ~L Return to:
C HEALTH Environmental Health Division ^Boise
DEPARTMENT
FFB 2 ~ ~~~;:~ ^Eagle
Rezone # City of Meridian ^ Garden City
~Pfleridian
Conditional Use # ~ v. P b ,~ -r~r~
Preliminary /Final /Short Plat ^Kuna
^ ACZ
(',~~/.~,~~ ,emu. A•~ ^Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
~3- Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
~-4~ We will require more data concerning sail conditions on this Proposal before we can comment.
/Id7 5. Before we can comment concerning individual sewa a sposal, we will require more data concerning the depth of:
~Z ^ high seasonal ground water waste flow characteristics
^ or bedrock from original grade ^ other
This office >~ er quire a siutly to assess the impact of nutrients and pathogens to receiving ground waters and/or
!l/~~~~~- surface waters.
^ 7. This project shall be reviewed by the Idaho. Department of Water Resources concerning well construction and
water availability.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community waterwell
^ interim sewage ^ central water
^ individual sewage ^ intlividualwater
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmerdal Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 1 O. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools orspas ^ child care center
^ beverage establishment ^ grocery store
^ 14.
Date: ~/~/~
Reviewed By: ~ ~'~~~i~,df°
Review Sheet
CDHDW401kc