HomeMy WebLinkAboutPZ Comments~~ ~ ~ ~~~' Right-of--Way & Development Department
APR 2 3 2010 ~• Planning Review Division
CITY CLERKS OFFICE C H D
Project/File: Southridge West Commercial/MRZ-09-006/MCPA-09-010/MAZ-09-010
This application is for a comprehensive plan amendment and rezone of 60.74 acres from
medium high density residential to medium density residential, green space, park land,
and from mixed use commercial to mixed employment. The annexation and rezone of
5.63 acres from RUT in Ada County to mixed use mixed employment, and the rezone of
9.33 acres from medium density residential (R-8) to community business district C-C.
These properties were included as part of Southridge Subdivision which was approved
by the ACHD Commission on September 12, 2007. A concept plan was provided for the
9.33 acre rezone located at the northeast corner of Ten Mile and Overland Road. The
staff report is specific to the concept plan provided for the rezone application, as it
proposed changes to access points established with the previous ACHD action on
Southridge Subdivision.
Lead Agency: City of Meridian
Site address: Southeast corner of Ten Mile and Overland
Staff
Approval: April 22, 2010
Applicant: Cabra Creek LLC
2228 W. Piazza Street
Meridian, ID 83646
Representative: The Land Group -Van Elg
462 E. Shore Drive, STE 100
Eagle, ID 83616
Staff Contact:
Mindy Wallace
Phone: 387-6178
E-mail: mwallace(a7achdidaho.org
Application Information:
Total Acreage: 60.74-acres
Comp Plan Amendment:
Acreage: 60.74-acres
Current Zoning: RUT (Rural Urban Transition), R-8 (Medium-density residential District),
TN-R (Traditional Neighborhood -Residential), L-O (Limited Office District)
Proposed Zoning: ME (Mixed Employment District)
Annexation:
Acreage: 5.63-acres
Current Zoning: RUT (Ada County -Rural Urban Transition)
Proposed Zoning: 9.33-acres: C-C
5.63-acres: ME (Mixed Employment District
Southridge West Commercial
Rezone:
Acreage:
Current Zoning:
Proposed Zoning
9.33-acres
R-8 (Medium-density residential District)
CC (Community Business District)
A. Findings of Fact
Existing Conditions
1. Site Information: The site is vacant.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Mixed Emplo ment District ME
South Ada Count -Rural Urban Transition RUT
East Traditional Nei hborhood -Residential/ Medium-densit residential District TN-R/R-8
West Medium-density residential District R-8
3. Existing Roadway Improvements Adjacent To and Near the Site
• Overland Road is currently improved with 5-travel lanes, and no curb, gutter, or sidewalk abutting the
site within between 100 to 113-feet of right-of-way (50 to 63-feet from centerline).
• Ten Mile Road is currently improved with 2-travel lanes, and no curb, gutter, or sidewalk abutting the
site within between 73 to 87-feet of right-of-way (48-feet from centerline).
4. Impacted Roadways:
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
Overland 750' Principal 5,051 east of Ten Mile on Better 35/45
Road Arterial 2/20/10 than "C" MPH
Ten Mile 750' Principal 8,717 north of Overland on Better 35/45
Road Arterial 5/27/09 than MPH
5,437 south of Overland on C
5/27/09
*Acceptable level of service for atwo-lane principal arterial roadway is "E" (15,500 ADT).
*Acceptable level of service for afive-lane principal arterial roadway is "E" (37,000 ADT).
5. Existing Access: There is no defined access to this property.
6. Site History: ACRD previously reviewed and approved this site as part of Southridge Subdivision in
September 11, 2007. As part of the Commission action direct lot access was prohibited to Ten Mile Road.
The findings of this staff report are consistent with the original approvals for Southridge Subdivision.
Development Impacts
7. Trip Generation: This application is for a rezone only. The applicant is not proposing any specific
development at this time. Therefore, staff cannot estimate the number of vehicle trips anticipated to be
generated by the rezone of the site. The following is a list of potential uses as allowed by the proposed
zoning, as well as the average daily trips (ADT) per 1,000 square foot of building.
• Medical Office- 36.13 ADT/1,000 sf
• Specialty Retail- 44.32 ADT/1,000 sf
• Convenience Market w/Gasoline Pumps- 845.60 ADT/1,000 sf
• Fast Food w/Drive-Thru 496.12 ADT/1,000 sf
2 Southridge West Commercial
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
9. Capital Improvements Plan/Five Year Work Plan
The following improvements are scheduled in the District's Five Year Work Plan:
• The intersection of Ten Mile Road and Victory Road is scheduled in the Five Year Work Plan to be
widened and signalized.
• Ten Mile Road is scheduled to be widened to 5-lanes from the interchange to new Overland Road in
2011.
The following improvements are listed in the District's Capital Improvement Plan (CIP):
• Ten Mile Road is listed to be widened to 5-lanes from Victory Road to Overland Road between 2019
and 2027.
• The intersection of Ten Mile Road and Overland Road is listed to be widened to 5-lanes on the north
leg, 6-lanes on the south leg, and 4-lanes on the east leg and signalized between 2014 and 2018.
B. Findings for Consideration
This application is for a rezone and annexation application only. Listed below are some of the findings for
consideration that the District may identify when it reviews a future development application. The District may
add additional findings for consideration when it reviews a specific redevelopment application.
1. Overland Road
Right-of-Way Policy: 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.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on
all collector roadways and arterial roadways (7204.7.2).
Applicant's Proposal: The applicant is not proposing any improvements to Overland Road.
Staff Comment/Recommendation: As part of the Overland Road realignment project the developer of
Southridge Subdivision realigned Overland Road as a two lane roadway through the development. As
part of that project all of the right-of-way for the future widening of Overland Road to 5-lanes and for the
widening and signalization of the Overland/Ten Mile Road intersection was dedicated, however the
sidewalk has not been constructed abutting the site. Therefore, the applicant should be required to
construct a 5-foot wide detached concrete sidewalk located a minimum of 48-feet from the centerline of
Overland Road abutting the site. Coordinate the location of the sidewalk with Development Review staff.
2. Ten Mile Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F16).
This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete
detached sidewalks and bike lanes.
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on
all collector roadways and arterial roadways (7204.7.2).
Applicant's Proposal: The applicant has not proposed any improvements to Ten Mile Road.
Staff Comment/Recommendation: The developer of Southridge Subdivision has already dedicated all
of the right-of-way for the future widening of Ten Mile Road to 5-lanes and for the widening and
signalization of the Overland/Ten Mile Road intersection abutting the site, however the sidewalk has not
been constructed abutting the site. Therefore, the applicant will be required to construct a 5-foot wide
detached concrete sidewalk located a minimum of 42-feet from the centerline of Ten Mile Road abutting
the site. Coordinate the location of the sidewalk with Development Review staff.
3 Southridge West Commercial
3. Roadway Offsets
Access Management Policy: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer can show
that the use of a combined access point to a collector or arterial street is impractical, the District may
consider direct access points. Access points for proposed developments at intersections should be
located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4,
unless a waiver for the access point has been approved by the District Commission.
Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near
a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-
access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only
driveway.
Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of
300-feet from an arterial roadway (measured centerline to centerline).
Applicant's Proposal: The applicant is proposing to construct one roadway to intersect Overland Road
located approximately 370-feet east of the intersection of Ten Mile Road and Overland Road. It is unclear
whether the road is proposed to be public or private.
Staff Comments/Recommendation: The applicant's proposal to construct one roadway to intersect
Overland Road does not meet District offset from a Signalized Intersection policy, which requires
driveways or private roads to be located a minimum of 440-feet from the intersection. If the roadway is to
be private, staff recommends a modification of policy to allow the roadway to be located as proposed,
because it is providing sole access to the site.
If the roadway is a public street than the roadway meets the intent of the District Access Management
Policy by providing sole access to the site and meets District Roadway Offset policy and should be
approved, as proposed.
4. Internal Streets
Right-of-Way Policy: 40-foot Street Section and Right-of-Way Policy: District policy 72-F1A requires
that industrial/commercial roadways be constructed as 40-foot street sections with curb, gutter and 5-foot
wide concrete within 54-feet of right-of-way.
Private Road Policy: District policy 7205.6, otherjurisdictions in Ada County establish the requirements
for private streets. The District retains authority and will review the proposed intersection of a private and
public street for compliance with District intersection policies and standards.
Applicant Proposal: The applicant has proposed to construct one internal street to intersect Overland
Road located approximately 370-feet (measured near edge to near edge) east of Ten Mile Road. It is
unclear whether the road is proposed to be public or private.
Staff Comment/Recommendation: If the applicant proposes to construct a public roadway, then the
applicant will be required to construct a 40-foot wide commercial roadway with vertical curb, gutter, and 5-
foot wide attached concrete sidewalk within a minimum of 54-feet of right-of-way.
If the City of Meridian approves a private road, the applicant shall be required to pave the private
roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement
of Overland Road and install pavement tapers with 15-foot curb radii abutting the existing roadway edge.
If private roads are not approved by the City of Meridian, the applicant will be required to revise and
resubmit a development application to provide a public standard local street in this location.
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that a private road will be accepted as a public road if such a
request is made in the future. Substantial redesign and reconstruction costs may be necessary in order
to qualify this road for public ownership and maintenance.
4 Southridge West Commercial
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels
5. Driveways
Access Management Policy: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer can show
that the use of a combined access point to a collector or arterial street is impractical, the District may
consider direct access points. Access points for proposed developments at intersections should be
located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4,
unless a waiver for the access point has been approved by the District Commission.
Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near
a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-
access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only
driveway.
Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes
over 1,000 vehicles to a maximum width of 36-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.
Driveway Paving Policy: 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.
Applicant's Proposal: The applicant has proposed to construct one right-in/right-out only driveway with
a deceleration lane on Ten Mile Road located approximately 250-feet north of Overland Road.
Staff Comments/Recommendation: The applicant's proposal for aright-in right-out only driveway onto
Ten Mile Road will not be approved as proposed. As noted in the original ACHD Conditions of Approval
for Southridge Subdivision, direct lot access to Ten Mile Road is prohibited. Additionally, ACHD's Access
Management Policy restricts access to arterial roadways. With this site's close proximity to the future Ten
Mile Road/I-84 interchange and the anticipated increase in traffic as a result of direct access to I-84, direct
lot access to Ten Mile is prohibited. The site will be adequately served by the proposed street.
Staff would be supportive of an emergency only access onto Ten Mile Road if needed to serve the site.
The access would need to be restricted with either bollards or a gate.
6. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall
cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property
for use in future development may be required. If a street ends at the development boundary, it shall meet
the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub
streets will be required to provide intra-neighborhood circulation or to provide access to adjoining
properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and
7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than
150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum
turning radius of 45-feet. Landscape and parking islands may be constructed in turnarounds if a minimum
inside curb radius of 28-feet, and a minimum outside radius of 45-feet are provided. The pavement width
shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing.
5 Southridge West Commercial
Applicant Proposal: The applicant has proposed one stub street to the north property line. The stub
street is proposed to be located 400-feet northwest of west property line (property line to near edge). It is
unclear whether the stub street is proposed to be public or private.
Staff Comment/Recommendation: If the stub street is a public roadway then the proposed stub street
meets District policy and should be approved, as proposed. The applicant will be required to construct the
temporary turnaround to provide a minimum turning radius of 45-feet. A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD right-of-
way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain
facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at
intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all
landscaping located at an uncontrolled intersection and a 50-feet offset from stop signs. Landscape plans
are required with the submittal of civil plans and must meet all District requirements prior to signature of
the final plat and/or approval of the civil plans.
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less
than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires
a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the
planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also
requires Class I and Class III trees to provide a minimum planter width of 10-feet.
8. Other Access
Ten Mile Road and Overland Road are classified as principal arterial roadways. Other than access
specifically approved with a development application, direct lot access shall be prohibited to these
roadways.
C. Site Specific Conditions of Approval
This application is for a rezone and annexation only. Listed below are some of the site specific conditions of
approval that the District may require when it reviews a future development application. The District may add
additional site specific requirements when it reviews a specific redevelopment application.
1. Construct a 5-foot wide concrete sidewalk located a minimum of 48-feet from the centerline of Overland
Road abutting the site. Coordinate the exact location of the sidewalk with Development Review Staff.
2. Construct a 5-foot wide detached concrete sidewalk located a minimum of 42-feet from the centerline of
Ten Mile Road abutting the site. Coordinate the exact location of the sidewalk with Development
Review staff.
3. Construct one roadway (public or private) to intersect Overland Road located approximately 370-feet
east of the intersection of Ten Mile Road and Overland Road, as proposed.
4. If the proposed roadway is public then:
• Construct the public roadway as a 40-foot wide commercial roadway with vertical curb, gutter,
and 5-foot wide attached concrete sidewalk within a minimum of 54-feet of right-of-way and
construct a temporary turnaround at the terminus of the street to provide a minimum turning
radius of 45-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
5. If the proposed roadway is private then:
6 Southridge West Commercial
• Construct one private street 20 to 24-feet wide with 15-foot curb return radii where it intersects
Overland Road. The private street shall be paved its full width at least 30-feet in from the public
street.
6. Enter into a license agreement for any landscaping proposed within ACHD right-of-way abutting the
site.
7. Ten Mile Road and Overland Road are classified as principal arterial roadways. Other than the one
access specifically approved with this development application on Overland Road, direct lot access
shall be prohibited to these roadways.
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. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-
way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual,
ISPWC Standards and approved supplements, Construction Services procedures and all applicable
ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other
required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees is required prior to building construction. The assessed impact
fee will be based on the impact fee ordinance that is in effect at that time.
11. 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 (1-811-342-1585) at least two full business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event
any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative of
the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation
of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the Highway
District of its intent to change the planned use of the subject property unless awaiver/variance of said
Southridge West Commercial
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an undue
burden on the existing vehicular transportation system within the vicinity impacted by the proposed
development.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordination
4. Request for Reconsideration Guidelines OR Appeal Guidelines
5. Development Process Checklist
8 Southridge West Commercial
Conceptual Site Plan
Southridge West Commercial
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10 Southridge West Commercial
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road
improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements by
Highway entities, developers shall provide written notification to the affected utility owners and the Ada
County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits,
scope of roadway improvements/project, anticipated construction dates, and any portions critical to the
right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary
project plans and schedule a plan review conference. Depending on the scale of utility improvements,
a plan review conference may not be necessary, as determined by the utility owners. Conference
notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities
of the status of right of way/easement acquisition necessary for their project. At the plan review
conference each company shall have the right to appeal, adjust and/or negotiate with the developer on
its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and
time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar
days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans.
Utilities may request an updated plan review meeting if revisions are made in the preliminary plans
which affect the utility relocation requirements. Utilities shall have thirty days after receiving the
revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final
notification of its intent to proceed with right of way improvements and include the anticipated date work
will commence. This notification shall indicate that the work to be performed shall be pursuant to final
approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to
right of way improvements. Utility relocation activity shall be completed within the times established
during the preconstruction meeting, unless otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for
e-mail notification information.
11 Southridge West Commercial
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a
previous development application and that the site specific requirements from the previous development also apply to this
development application.
^Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
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
12 Southridge West Commercial
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.
Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during
such time meet with the appellant to discuss the matter, and may also consider and/or
modify the decision that is being appealed. A copy of the reply and any modifications to
the decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
13 Southridge West Commercial
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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 for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or law
in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter is
to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take any
action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
14 Southridge West Commercial
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT Return to:
i~THEALTN Environmental Health Division ^go;~
DEPARTMENT
^ Eagle
Rezone # CPS' ~ -410 /~' z- 09 'Q/ O r~ ~ O ~ ~ Op ~ ^ Garden C'
Meridi
Conditional Use # ^Kuna
Preliminary /Final /Short Plat ^ACZ
Sa~ir ~l~t- ~vrl~.r~-c~
^ Star
4 y
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 soil conditions on this Proposal before we can comment.
^5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^6. This office may require a study to assess the impact of nutrierits and pathogens to receiving ground waters and/or
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 water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^10. 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 or spas ^ child care center
^ beverage establishment ^ grocery store
^14. Please see attached stormwater management recommendations
^ 15.
Reviewed By:
Date: 3 / I /L_
Review Sheet
15726-001EH0904
.. DIS RICT CENTRAL DISTRICT HEALTH DEPARTMENT
Return to:
HEALTH Environmental Health Division ^Boise
DEPARTMENT
^ Eagle
Rezone # C~~' 4'~ -Ol0 ~" ~ 09 ~Ql ~ l~ ~ O ~ ^ ffp ~o ^ Garden C'
Meridi
Conditional Use # ^Kuna
Preliminary /Final /Short Plat ^ACZ
Soar ~l~t- ~wvicl~...Q ^ Star
We have No Objections to this Proposal. ~'~ P~~ ti~P~~
^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 soil conditions on this Proposal before we can comment.
^5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
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 water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^10. 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 or spas ^ child care center
^ beverage establishment ^ grocery store
^14. Please see attached stormwater management recommendations
^ 15. Reviewed By:
Date: 3 /1L/L_
Review Sheet
15726-001EH0904
RF,CF_,TVF_.D
FEB 2 6 2010
°;ITY CLERh'~ ~~FIG
p ~ ~.
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208 463-0092
Phones: Area Code 208
City of Meridian
Jaycee Holman, City Clerk
33 E Broadway Avenue, Ste 102
Meridian, ID 83642-2619
RE: CPA 09-010, AZ 09-010 & RZ 09-006/Southridge West Commercial
Dear Jaycee:
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for revie~~~,
prior to final platting. Please contact Suzy Hewlett at 466-7861 for fi>rther information.
All laterals and waste ways must be protected. The District's Ridenbaugh Canal courses through this
proposed project. The District's easement for the Ridenbaugh Canal at this location is a minimum of one
hundred twenty feet (120'), sixty feet (60') to each side of the centerline.
However please contact the District directly to verify the width of easement necessary to operate, maintain
and repair the Ridenbaugh Canal. Please send revised plans showing exactly what proposed
encroachments, if any, will be within the District's easement and exactly how far.
This easement must be protected. Any encroachment without a signed License Agreement and
approved plan before any construction is started is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with
Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Sincerely,
l.~-~^
Greg urtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GC/dbg
C: File - Oftice/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHTS 40,000
22 February 2010
'l~ir~ia & ~2enid~a~c ~Ifinigatio~ Dia~~ct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
Van Elg, Sr. Planner OFFICE: Nampa 466-7861
The Land Group, InC. SHOP: Nampa 466-0663
462 E. Shore, Suite 100
Eagle, ID 83616
RE: Land Use Change Application - Southridqe West Commercial
Please note the District now requires three (3) sets of plans
Dear Van Elg:
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,
'_`~' ,
Suzette .Hewlett, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
SGH/smc
cc: File
Water Superintendent
Jaycee Holman, City of Meridian
Justin Blackstock, Cabra Creek, LLC,
enc.
2228 W. Piazza Street, Meridian, ID 83616
COPY
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHTS 40,000