HomeMy WebLinkAboutStapleton Subdivision PP03-019Sept. 15, 2003 PP 03-019
MERIDIAN PLANNING & ZONING MEETING September 18, 2003
APPLICANT Wardle and Associates ITEM NO. 6
REQUEST Continued Public Hearing from August 21, 2003 — Request for Preliminary Plat approval
of 40 building lots and 7 other lots on 5.93 acres in a proposed R-8 zone for proposed Stapleton
Subdivision — 3680 West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEFT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Comments
Date:
Staff Initials:
Phone:
Materials presented at public meetings shall become properly of the City of Meridian.
Susan S FasHn4o 1 f W11— 0-:A-4
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Ada County Highway District
37th
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail, tellusrnlArwn ..n. „� „.
September 4, 2003
, , I'VE,
To: Jonathan Wardle SEP 0 8 2003
4940 E. Mill Station Drive
Boise, ID 83716 of
10;ty1_ Jerk Office.
Subject: MPPO-019/MRZ03-009/MCUP03-034/CCPA03-003, Stapleton Subdivision
3680 W. Ustick Road
On August 27, 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 208-387-6178.
Sincerely,
Christy Richardson
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City ofxMeridian
Construction Services
Drainage
Utilities
W & H Pacific
3130 S. Owyhee Street
Boise, ID 83705.
'Ada .County Highway District
Right -of -Way & Development Department
Planning Review Division
This item is on the regular agenda for August 27, 2003 at 6:30 PM. This item was on the consent agenda on
August 6, 2003, but was moved to the regular agenda at the request of the Commission to discuss right-of-
way and stub streets. A motion was made for approval, and failed with a 2-2 vote. The applicant requested
deferral until such time that there would be a full Commission present The application was approved on
August 27, 2003. Please refer to Attachment 3 for request for reconsideration guidelines. Staff contact:
Christy Richardson, 387-6178, cdchardson(cbachd.ada.id.us
File Numbers: MPPO-019/MRZ03-009/MCUP03-034/CCPA03-003, Stapleton Subdivision
Site Address: 3680 W. Ustick Road
Owner: Betty Lou Britton
3680 W. Ustick Road
Meridian, ID 83642
Applicant: Jonathan Wardle
4940 E. Mill Station Drive
Boise, ID 83716
Representative: W & H Pacific
3130 S. Owyhee Street
Boise, ID 83705
Application Information
The applicant is requesting preliminary plat, conditional use, rezone and comprehensive plan amendment
approval from the City of Meridian to rezone and subdivide 5.93 -acres of currently zoned C -N property into
47 -lots within the proposed R-8 zone. The. site is located on the north side of Ustick Road, approximately
1,300 -feet east of Ten Mile Road.
Acreage:
5.93 -acres
Current zoning:
C -N
Proposed zoning:
R-8
Proposed buildable lots:
41
Proposed common lots:
7
A. Findings of Fact
Trip Generation: This development is estimated to generate 400 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permit(s) on the site. The fee will be based on the impact fee ordinance in effect at the time the
District receives a development application or building permit submittal.
3. Site Information: There is currently a single-family home and a barn on the site.
4. Description of Adjacent/Surrounding Area:
a. North: Nine Mile Drain/Agricultural land
b. South: Single-family homes (Dakota Ridge Subdivision)
c. East: Single-family homes on large parcels
d. West: Single-family home on 20+ acre parcel
5. Impacted Roadways:
West Ustick Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Ten Mile Road:
Frontage:
Functional Street Classification
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
441 -feet
Minor Arterial
3,071 east of Black Cat Road on 4/17/02
3,604 west of Ten Mile Road on 8/2/01
LOS "C"
45 MPH
Turnberry Way, a stop -controlled intersection
None
Minor Arterial
4,427 south of Ustick Road on 8/2/01
LOS "C"
45 MPH
Ustick Road, an all -way stop -controlled intersection
6. Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 2 -lanes (no center turn lane), no curb, gutter or sidewalk
abutting the site. There is a detached sidewalk on Ustick Road on the south side of Ustick Road
directly across from the site.
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7. Existing Right -of -Way
There is currently 73 -feet of right-of-way (25 -feet from centerline) for Ustick Road abutting the site.
8. Existing Access to the Site
There are two dirt/gravel driveways into the site from Ustick Road. The first driveway, serving the
existing residence, is located approximately 55 -feet from Turnbeny Way (measured centerline to
centerline) and is approximately 20 -feet wide. The second driveway, serving the barn/agricultural
area, is located approximately 175 -feet west of the first driveway and 65 -feet east of the west
property line and is approximately 40 -feet wide.
9. Site History
ACHD Planning and Development staff reviewed this site as a rezone application in October of 2002
(MAZ02-025). MAZ02-025 was an application to rezone the site from RUT to R-2. MAZ02-025 was
later denied by the City of Meridian.
10. Five Year Work Program/Capital Improvements Plan (CIP)
Ten Mile Road, from Ustick Road to Cherry Lane, is scheduled for roadway improvements in 2008 as
part of the District's Five Year Work Program (also in CIP). There are no other roadways, bridges or
intersections in the general vicinity of this site that are currently in the. District's Five Year Work
Program or CIP.
11. Traffic Impact Study: A traffic impact study was not required with this application.
Executive Summary of the North Meridian Traffic Plan
The proposed 12 -square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County highway District (ACHD)
for anticipated development build out. Based on development patterns in this area, and the concern
surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study
of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott
Road to Eagle Road. The study was necessary to determine what types of roadway improvements,
especially at intersections, would be needed to accommodate the traffic in this area at full build out.
The following are the principal findings and recommend4tions of the study:
♦ The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 square feet
of office buildings, 1,929,000 square feet of retail buildings, 12 elementary schools, 2 senior high
schools, 2 junior high schools, 38,260 square feet of church buildings, and approximately 60 acres
of park, at full build out.
♦ The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass -by trips.
♦ The distribution of the traffic from all of the study area sections indicate that approximately 30% of
the traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic
directed towards west and north. The remaining 22% of the traffic is distributed within the study
area.
♦ At build out, traffic on the arterials is expected to significantly increase.
♦ All of the arterial intersections in the study area are currently operating at acceptable level of
service of `C" or better.
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♦ The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
♦ Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
♦ At full build out, the following improvements maybe anticipated within the study area:
0 5 -lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan Road east of Black Cat Road, Ustick Road east of Black
Cat Road, Linder Road, Ten Mile Road, Meridian Road south of McMillan Road, and
Locust Grove Road at Ustick Road.
0 3 -lane road section with right turn lanes at some arterial and access intersections:
McMillan Road west of Black Cat Road, Ustick Road west of Black Cat Road,
McDermott Road, Black Cat Road, Meridian Road north of McMillan Road, and Locust
Grove Road.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works'.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
12. Other Development in Area
Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many
developers are prepared to plat entire section -miles, and have site plans developed. The preliminary
plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and
city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area:
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♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of
Meridian.
♦ On November 7, 2001 the Commission approved a rezone and annexation application for 370 -
acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot
residential subdivision on 78 -acres (Baldwin Park).
♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot
subdivision on 75 -acres (Heritage Commons Subdivision).
♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
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On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot
residential subdivision on 43 -acres (Sundance Place Subdivision).
♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot
residential subdivision on 5 -acres (Drawbridge Subdivision).
♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres
(Cobblefield Crossing Subdivision).
♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site
on 120 -acres (Havasu Creek Subdivision).
♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39 -acres (Education Campus Subdivision).
On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single-
family residential subdivision on 36 -acres
♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot
mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common
lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
♦ On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single-
family residential subdivision located on 39.92.
♦ On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use
subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 -
elementary school lots located on 38.65 -acres.
♦ On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use
subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots,
2 -commercial lots and 1 -mini storage lot.
♦ On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family
residential subdivision located on 10 -acres.
♦ On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots,
73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school
lot, 1 -high school lot and 2 -church lots on 392 -acres.
♦ On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98 -lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5 -acres.
♦ On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62 -lot residential
subdivision consisting of 32 single-family lots, 30 multi -family lots and 8 common lots on 11.3 -
acres.
♦ On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot (buildable)
residential subdivision consisting of 216 single-family lots and 14 office/commercial lots on 80 -
acres.
If staff examines each development individually, the roadway system appears adequate, but when
staff begins to add in a second or third large-scale development, the traffic capacities of the
surrounding roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. Stapleton Subdivision may also be subject to any extraordinary fees that the
District may impose.
B. Findings for Consideration
1. Explanation of Application
The applicant has submitted simultaneous applications for a Comprehensive Plan amendment,
conditional use permit, rezone and preliminary plat. The current zoning of this parcel is R-2, and in
the currently adopted Meridian Comprehensive Plan is identified as "Mixed Use — Waste Water
Treatment Plan". The uses in that category include light office, light warehousing, small-scale retail,
mini -storage, and no new residential uses are permitted. The applicant is seeking to change the
language in the comprehensive plan to allow new residential uses through the conditional use
process. If the request to amend the Comp Plan is not approved, then the other applications will not
be considered.
2. Right -of -Way & Sidewalk
Ustick Road
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
a0lows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes. District policy 7204.7.2 requires 5 -foot wide (minimum) concrete sidewalk on all
arterial roadways. A parkway strip at least 5 -feet wide is required between the back -of -curb and the
street edge of a new 5 -foot wide sidewalk.
This section of Ustick Road is not listed in the adopted Capital Improvements Plan, therefore, impact
fees cannot be used to purchase the right-of-way abutting the site. Right-of-way dedication is not
required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not
provide compensation. The applicant should do one of the following:
i. Dedicate by donation an additional 23 -feet of right-of-way along Ustick Road (48 -feet total
from centerline), and construct a minimum 5 -foot wide concrete sidewalk along Ustick Road in
its ultimate location (minimum 41 -feet from centerline). Coordinate the location and elevation
of the sidewalk with District staff. The applicant should provide the District with an easement
for any portion of the sidewalk that is not located within the right-of-way. The applicant should
also be required to obtain a.license agreement for any landscaping located in the Ustick Road
right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete
sidewalk along Ustick Road in its ultimate location. The sidewalk should be located no closer
than 41 -feet from the centerline of the right-of-way. Provide the District with an easement for
any portion of the sidewalk that is not located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete
sidewalk along Ustick Road, located at the back edge of the existing right-of-way (if feasible).
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
3. Access Points
Direct lot access to arterials and collectors is normally restricted (District policy 7207.8).
Public Street
Location
District policy 7204.11.6 restricts the location of a local street along an arterial to be in alignment with
or offset a minimum of 300 -feet from any other street.
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Stapleton Avenue
The applicant was originally proposing to construct Stapleton Avenue approximately 250 -feet west
(measured centerline -to -centerline) of Turnberry Way on the south side of Ustick Road. The proposed
location of Stapleton Avenue did not meet District policy.
The applicant has submitted a re -design with Stapleton Avenue being relocated to the west to meet
the 300 -foot offset requirement. (See revised plat) This location meets District policy and should be
approved with this application.
Driveways
Location
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
45 MPH to align or offset a minimum of 230 -feet from any existing or proposed driveway.
Existing Access Points
The existing access to the single-family home on Lot 17, Block 1, is located approximately 40 -feet
west (measured near edge to near edge) of Tumberry Way on the south side of Ustick Road. The
location of the existing driveway into the site does not meet District policy. However, due to the
orientation of the existing dwelling, it would be infeasible to take access off of the proposed internal
streets. Staff recommends that the existing single-family arra.es nnint ramnin „nfu ettrh Hmn thnf fha
The existing driveway should be paved its full width and 30 -feet into the site from the edge of
pavement.
Other than the access points specifically approved with this application, direct lot or parcel access to
Ustick Road should be prohibited. Lot access restrictions, as required with this application, shall be
stated on the final plat(s).
4. Stub Streets
District policy 7203.5.1 and 7205.5 require stub streets to provide intra -neighborhood circulation and
to provide access to adjoining parcels. Connectivity limits the vehicle miles traveled, minimizes the
number of vehicles that utilize arterial and collector roadways for short distances and provides
multiple access points for emergency vehicles. District policy also requires temporary turnarounds
with a temporary easement provided to the District at the end of stub streets that are greater than
150 -feet in length with a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE
EXTENDED IN THE FUTURE". A stub street shall be designed to slope towards the street
intersection and drain surface water toward that intersection, unless a satisfactory storm drain system
is installed.
Stub Street to West
On the submitted preliminary plat, the applicant is proposing to stub Tourist Street to a 24 -acre
undeveloped parcel to the west (Parcel #SO434438600). In order to establish good traffic circulation,
and to comply with District policy, the applicant should construct Tourist Street to the west property
line and install a sign at the end of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE". Coordinate the sign plan for the stub street with District staff.
Stub Street to East
To the east of the proposed subdivision there is a long and narrow 0.88 -acre parcel (Parcel
#SO434438900) that was created from a lot split with the triangular shaped parcel just to the east,
Parcel #SO434449120. Each parcel has one existing single-family dwelling. Staff has reviewed the
possibility of requiring a stub street to the eastern parcels for connectivity purposes and has
discussed with the City of Meridian how the area might develop. Based on the existing zoning of
those properties, the City indicated that it is unlikely that more than one or two additional dwellings
would be constructed if the property subdivided. For the street to be extended, and to serve more
than one or two houses, both properties would have to develop, and they are currently under
separate ownership. If a stub street is not provided from this parcel to the east, future residents in the
subject development and in the two parcels to the east may have to enter onto the arterial roadway
(Uptick Road) to get between the developments.
Staff has determined that a stub street should not be required to the east, due to the unusual shape
and limited size of the parcels. The applicant is providing a stub street to the west where there will be
an opportunity for connectivity and development.
3. Internal Streets
Right-of-Way/Street Section
District policy 7204.4.1 and Figure 72-FlA require 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks. A right-of-way width less than 40 -feet will not be permitted (District policy 7204.4.1). Any
request to the District to approve a street with a right-of-way width of less than 50 -feet must prove by
clear and convincing evidence that the facts and circumstances of the development warrant a finding
of an exceptional case as outlined in policy 7204.4. District policy 7204.4.2 states that developments
with buildable lots that are less than 1 -acre in size will typically provide streets having a minimum
pavement width of 32 -feet with curb, gutter and sidewalks. The total street width shall be 36 -feet from
back -of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes
forecast to be generated by the development. District policy 7204.4.3 and Figure 72-FlA allow local
urban residential public roads to be constructed with a 29 -foot street section, with curb, gutter,
sidewalks within 42 -feet of right-of-way, if the amount of vehicle trips per day on the street is not
expected to exceed 1,000, there is.no possibility that the roadway will be extended in the near future,
no parking signs are installed on one side of the roadw�y and the appropriate fire department reviews
and approves the street section.
The applicant is proposing to construct Stapleton Avenue, from Ustick Road to Tourist Street, and
Tourist Street, west of Stapleton Avenue, as 36 -foot wide streets with curb, gutter and 5 -foot wide
concrete sidewalks within 50 -feet of right-of-way. Staff is supportive of the design of these sections of
Stapleton Avenue and Tourist Street as they meet District policy.
The applicant is proposing to construct Stapleton Avenue, north of Tourist Street, Tourist Street, east
of Stapleton Avenue, and Traveler Street, as 29 -foot street sections with curb, gutter and 5 -foot wide
sidewalks within 42 -feet of right-of-way. Staff is supportive of the design of the reduced right-of-way
and reduced street sections as they meet District policy.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45 -feet. The applicant should also be required to provide a minimum of a 29 -foot street section on
either side of a center island within a turnaround. All medians should be constructed a minimum of 4 -
feet wide to total a minimum of a 100 -square foot area. District policy 7205.2.1 states that the
maximum number of expected trips per day generated by those properties taking access from an
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individual cul-de-sac shall not exceed 400. The design and construction requirements for cul-de-sac
streets shall apply to temporary dead end streets. The developer shall grant a roadway easement to
the District for those portions of the cul-de-sac that extend beyond the dedicated street right-of-way
(District policy 7205.2.1).
The applicant is proposing to construct non-standard, T-type turnarounds for Stapleton Avenue,
Traveler Street and Tourist Street. The District will consider alternatives to the standard turnaround
on a case-by-case basis. The determination to allow a non-standard turnaround will be based on
turning area, drainage, maintenance considerations and the written approval of the emergency fire
service for the area where the development is located. Minimum design standards shall be met for all
non-standard turnarounds. The applicant should submit a design of any non-standard turnaround for
review and approval by District Development Division staff. NOTE: Approval of the staff report does
not indicate approval of the non-standard turnaround designs. The applicant should construct District
approved turnarounds for Stapleton Avenue, Tourist Street and Traveler Street.
5. Islands
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat to be owned and maintained by a homeowners association. Notes
of this should be required on the final plat.
The applicant is proposing to construct an island within the right-of-way of Stapleton Avenue. In
accordance with District policy, if islands are constructed, the applicant should provide a minimum
clear distance of 21 -feet (measured back -of -curb to back -of -curb) on both sides of the island.
C. Site Specific Conditions of Approval
This section of Ustick Road is not listed in the adopted Capital Improvements Plan; therefore, impact
fees cannot be used to purchase the right-of-way abutting the site. Right-of-way dedication is not
required with this application. If the applicant chooses to dedicate the right-of-way, ACHD will not
provide compensation. The applicant shall do one of the following:
Dedicate by donation an additional 23 -feet of right-of-way along Ustick Road (48 -feet total
from centerline), and construct a minimum 5 -foot wide concrete sidewalk along Ustick Road in
its ultimate location (minimum 41 -feet from centerline). Coordinate the location and elevation
of the sidewalk with District staff. The applicant should provide the District with an easement
for any portion of the sidewalk that is not located within the right-of-way. The applicant should
also be required to obtain a license agreement for any landscaping located in the Ustick Road
right-of-way.
ii. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete
sidewalk along Ustick Road in its ultimate location. The sidewalk should be located no closer
than 41 -feet from the centerline of the right-of-way. Provide the District with an easement for
any portion of the sidewalk that is not located within the right-of-way.
iii. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete
sidewalk along Ustick Road, located at the back edge of the existing right-of-way (if feasible).
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
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2. Construct the main entrance into the subdivision, Stapleton Avenue, in alignment with Turnberry Way
on the south side of Ustick Road, OR offset a minimum of 300 -feet (measured centerline to
centerline). The street shall be constructed with as a 36 -foot street section within 50 -feet of right-of-
way with curb, gutter and 5 -foot wide concrete sidewalks between Ustick Road and Tourist Street as
proposed. Stapleton Avenue shall be constructed with 21 -foot street sections on either side of the
proposed center median.
3. Construct Tourist Street, west of Stapleton Avenue, and Stapleton Avenue, south of Tourist Street, as
36 -foot street sections with curb, gutter, and 5 -foot wide concrete sidewalks within 50 -feet of right-of-
way. Provide the District with an easement for any portion of any sidewalk that is not located within
the right-of-way.
4. Construct Stapleton Avenue, north of Tourist Street, Tourist Street, east of Stapleton Avenue, and
Traveler Street as 29 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks, within
42 -feet of right-of-way. Sign the streets for "NO PARKING" on one side.
5. Construct District approved turnarounds for Tourist Street, Stapleton Avenue and Traveler Street.
The applicant shall submit a design of any non-standard turnaround for review and approval by
District Development Division staff. The turnarounds shall have a minimum 18 -foot radius and a
minimum right-of-way width of 42 -feet.
6. Construct Tourist Street to the west property line, as proposed. Install a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan
for the stub street with District staff.
Pave the existing driveways their full width and at least 30 -feet into the site beyond the edge of
pavement.
8. Any landscape islands/medians within the public right-of-way dedicated by this plat shall be owned
and maintained by a homeowners association. Notes of this shall be required on the final plat.
9. Other than the access points specifically approved with this application (Stapleton Avenue & existing
driveways), direct lot or parcel access to Ustick Road is prohibited. Lot access restrictions, as
required with this application, shall be stated on the final plat(s). The existing driveways are
approved with the current use only.
10. 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.
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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 two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
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. Aerial Map
3. Preliminary Plat
4. Reconsideration Guidelines
5. Letter from applicant
11
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 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.
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.
Request for Reconsideration
12
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CITY OF MERIDIAN SEP 18 2003
PUBLIC HEARING CITY OFMERIDT NT
SIGN-UP SHEET
DATE September 18, 2003 ITEM # 6
PROJECT NUMBER
PP 03-019
PROJECT NAME Stapleton Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
C�.a.,.lc5 �l^Rvt X
August 18, 2003 PP 03-019
MERIDIAN PLANNING & ZONING MEETING August 21, 2003
APPLICANT Wardle and Associates ITEM NO. S
REQUEST Continued Public Hearing from August 7, 2003 — Request for Preliminary Plat approval
of 40 building lots and 7 other lots on 5.93 acres in a proposed R-8 zone for proposed Stapleton
Subdivision — 3680 West Ustick Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Emailed:
See 0AaCWLVvLYrzJS
Cio P1 k +,
q- (�ro3
Phone:
Staff
Materials presented at public meetings shall become property of the City of Meridian.
Tara Green
From: MCPCHARLES@aol.com
Sent: Thursday, August 21, 200
To: clerk@meridiancity.org; G
Subject: Stapleton Subdivision P8L
PICU (Lala 4-2ou%i� 11
Auqusi -)I a6(9
SI&p1ekn SLLb AUG 2 1 2003
City Of Meridian
City Clerk Office
Please forward to P&Z commission for public hearing tonight, August 21 2003.
Stapleton Subdivision ,
Dear Planning and Zoning commissioners,
Before I get into my request I would like to thank you for the work you have
done. Your volunteer work has helped make Meridian one of the most beautiful
cities in Idaho. I was at the last meeting but was not able to comment since
it was past midnight. I can not make it tonight because of my job. Please
accept this letter as comment and thank you for the chance to have input on this
request.
I am opposed to the Stapleton subdivision because I believe the use is to
intense and does not harmonize with the area. The request for 41 lots on 6.39
acres squeezes the houses so tight they need a reduction in minimum lot size,
reduction in minimum home size, reduction in minimum square footage on main floor
of multi-level homes, and reduction in setbacks just to make them fit in an
R8 zone!
My main concern is the 2 story houses next to the East property boarder. I
believe they will be detrimental to enjoyment of my home. With ten 2 story
houses squeezed up against our property line I will feel like I am on display and
be uncomfortable being in my own back yard.
My second concern is the amount of noise and lights from that many houses.
My third concern is traffic flow will back up on Ustick without a turning
lane and the dangers to ponderosa grade school traffic.
The existence of the waste treatment plant in this area has created many
questions concerning what uses are appropriate adjacent to such a facility.
The WTTP designation waschosen because this is a sensitive transition area
and needs a buffer zone around the city's wastewater treatment plant.
I would support a less intense zoning designation such as R2 with out
concessions to setbacks and placing a limitation to single story homes near the East
property boarder.
I request you do not accommodate a change to the Comprehensive plan. This
particular proposal is not an improvement to the area or of the existing plan. It
does not warrant a change to the plan settled on after 2 years of public
meetings and public process.
Here is a quote from Councilman Nary in regards to acceptable reasons to
amend the Comprehensive Plan.
"If we are going to amend our Comprehensive Plan that's our imagineering
document of what we think the city can be, what we would like it to be, what we
think -- at the time we put it together and passed it, what we think is
likely to be the type of growth and development and business opportunities that
are going to be there. To change it, I guess for me I have to think that we are
going to get something better than I imagined it would be and this isn't it."
1
Thank you for your time,
Charles Crane 3600 W Ustick Rd. Meridian ID 83642
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Robert D. Corrie
11��
CITY OF MEDIAN
(208) 466-9272 Fax 466-0405
CITY COUNCIL MEMBERS
PUBLIC WORKS
Tammy deWeerd
33 EAST IDAHO
BUILDING DEPARTMENT
(208) 898-5500 Fax 887-1297
Keith Bird
MERIDIAN, IDAHO 83642
Cherie McCandless
(208) 888-4433 - FAX (208) 887-0813
PLANNING AND ZONING
City Clerk Office Fax (208) 888-4218
DEPARTMENT
William L.M. Nary
(208) 884-5533 - FAX 888-6854
STAFF REPORT: P&Z Hearing Date: August 21, 2003
Transmittal Date: August 14, 2003
To: Mayor, City Council and Planning & Zoning Commission T������
From: Bruce Freckleton, Senior Engineering Tech 1{ tom'
Brad Hawkins -Clark, Planner III ZAL AUG 15 2003
Re: Stapleton Subdivision
City Of Meridian
City Clerk Office
Rezone of 6.39 Acres from C -N (Neighborhood Commercial) to R-8 (Medium
Density Residential), by Wardle and Associates (File No. RZ-03-009).
• Preliminary Plat Approval of 40 Building Lots and 7 "Other" Lots on 5.93 Acres in
a Proposed R-8 Zone, by Wardle and Associates (File No. PP -03-019).
• Conditional Use Permit for a Planned Development for 41 Lot Subdivision to
Include Reduced Lot Sizes, Reduced Size of Homes, Reduced Minimum Square
Footage on Main Floor of Multi -Level Homes and Reduced Setbacks, by Wardle
and Associates (File No. CUP -003-034)
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, Wardle and Associates, has requested the rezone of 6.39 acres of land at 3680 W.
Ustick Road. The land lies within the Mixed Use -Wastewater Treatment Plant (MU-WWTP) area of
the 2002 Comprehensive Plan Future Land Use Map, is presently zoned C -N, and consists of one
existing dwelling and pasture. The property was annexed and zoned C -N by the current owner, Betty
Lou Britton, under annexation file AZ -02-025. The subject applications were submitted concurrently
with a fourth application — a Comprehensive Plan Amendment (CPA) application to change the Comp
Plan text to allow new residential uses within the MU-WWTP area. A separate staff report was
prepared for this application (File CPA -03-003).
The Applicant's preliminary plat application proposes 40 residential lots and 7 other lots. The other
lots include common open space, street buffers, micropaths, and stormwater lots. The proposed
residential gross density of the subdivision is 6.91 dwelling units per acre; net density is 9.26 dwelling
units per acre. The minimum lot size is 3,400 square feet. (Note: A revised plat, stamp dated 7/29/03,
was transmitted on 7/30/03 as a result of an ACHD condition to relocate the entry road to the west.
RZ-03-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 2
This revised plat contains 39 residential lots (incl. one existing) and 5 other lots. This report is based
on the revised plat.)
The Applicant has also requested approval of a Conditional Use Permit for a Planned Development
(PD) to allow reduced development standards, including reduced lot size, reduced setbacks, reduced
minimum house size and reduced floor area. (See chart below for a comparison and summary of
proposed exceptions.)
Setbacks- City Requirements (R -S) Proposed Setbacks
Front: 20' Front: 18.5' (20' from back of s/w)
Rear: 15'
Side: 5'
Street side: 20'
Lot Size- City Requirements
R-8: 6,500 sq.ft./d.u.
(for detached)
House Size- City Requirements
1,301 sq. ft. min.
Vt Floor Area -City Requirements
800 sq. ft. min.
Rear: 15'
Side: 5'
Street side: 10'
Proposed Lot Sizes
3,400 sq. ft./d.u.
Proposed Minimum Area
1,100 sq. ft. min.
Proposed Minimum Area
500 sq. ft. min.
The Applicant has provided the following amenities as part of the PD: ten percent (10%) open space
and two picnic/hardscape areas on common lots.(Note: Since the lot configurations have been
modified from the original submission, the open space area will need to be recalculated. This is
addressed under the CUP comments below.)
Staff is recommending denial of the companion CPA application (CPA -03-003). If that application is
denied by the P&Z Commission and City Council, the subject applications should also be denied since
no new residential uses would be permitted in this area and the residential rezone and plat would not
conform to the underlying zone. However, if the Commission and Council approve the CPA
application, Staff has provided an analysis and recommended conditions of the rezone, preliminary plat
and conditional use permit applications below.
CURRENT OWNERS OF RECORD
Betty Lou Britton is the current property owner and has submitted notarized consent for Jake Centers
to submit the subject applications.
LOCATION
The subject property is located at 3680 W. Ustick Road within Section 34, Township 4 North, Range
West, near the mid -mile point between Black Cat Road and Ten Mile Road.
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 3
SURROUNDING PROPERTIES
North: Nine Mile Drain (owned by the U.S. Bureau of Reclamation); W WTP is north of the drain
South: Dakota Ridge Subdivision No. 1, zoned R-4.
East: Existing single family residence, zoned R-2 (Meridian; approx..88 acre parcel)
West: Agricultural parcel, zoned RUT (Ada Co. — approx. 23 acre parcel)
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested residential zoning designation, R-8, is not harmonious
with and in accordance with the adopted Comprehensive Plan, which designates the
land to be MU-WWTP. A separate application has been submitted proposing to amend
the text of the Comprehensive Plan to allow new residential uses.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff finds Dakota Ridge Subdivision to the south is not anticipated to be rezoned in the
future and will remain a residential zone. We also find that the existing residential
property to the east and the WWTP to the north are unlikely to be rezoned in the future.
The large, undeveloped parcel to the west, currently zoned RUT, will likely be rezoned
in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning — for example, a residential
area turning into commercial area by means of conditional use permits;
If the rezone is approved, Staff finds that the subject property would be developed in a
manner substantially consistent with the proposed R-8 zoning and/or consistent with
allowable Planned Development uses.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 4
Staff finds that the annexation and zoning of the residential parcels to the east and the
build -out of Dakota Ridge Subdivision are similar to the proposed use and would be
compatible. However, we also find that no change has been made nor is a change
expected for the WWTP to the north.
The arterial street abutting the project, Ustick Road, and other arterials nearby are not
planned for improvements in Ada County Highway District's Five Year Work Program.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed subdivision would not be harmonious with the intended
character of the north side of Ustick Road. The MU-WWTP area — approximately 420
acres — is intended to be developed in a manner that compliments the existing WWTP
facility. The WWTP does occasionally emit odors that would not be harmonious with
residential uses.
Staff finds that the proposed uses can be designed and constructed in a manner that will
be harmonious with and appropriate in appearance with the existing residential
subdivision to the south. The existing character of the area will change, especially upon
build -out of the proposed project. Staff recommends the Commission and Council rely
upon testimony to determine if the subdivision will be harmonious with the low density
residential uses to the east.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff finds the Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the neighboring uses.
Staff finds that the addition of residences to this area will be disturbing to the operation
of the WWTP in that the City may receive an increase in the number of complaints
regarding odors at the plant. A disturbance is possible considering the Stapleton plat
proposes nine (9) new dwelling units adjacent to a single, existing dwelling unit. This
should be factored into the Commission and Council's decision-making process.
G. Will the area be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
The Commission and Council will need to reference any written or verbal testimony
submitted by the Meridian Police Department regarding their ability to adequately
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 5
service this project. The Meridian Fire Department has submitted a list of conditions
and needs in order to adequately serve the project. The ACHD Commission held a
public hearing on August 6, 2003 but did not take final action due to discussion of a
potential stub street to the east. ACHD tabled the application to their August 27th
meeting. Water and sanitary sewer service are proposed to be extended from existing
service lines in Ustick Road.
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;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
rezone will not be detrimental to the community's economic welfare.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or
the general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare or odors;
Staff finds that the proposed residential uses will not be detrimental to persons, property
or the general welfare of the area. Staff also finds that the proposed use will create
additional traffic on adjacent arterial roads. No Traffic Impact Study was required or
provided by the Applicant, but an estimated 400 new daily trips will be generated by the
subdivision, if approved at the proposed level.
Staff does not anticipate the proposed uses will create excessive noise, smoke, fumes,
glare, or odors.
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
ACHD staff has reviewed and recommended approval of the vehicular approach to
Stapleton Subdivision off of Ustick Road. (The original plan did not meet ACHD's off-
set policies. However, the revised plat does comply.) The ACHD Commission has not
formally approved the application.
K Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that the Nine Mile Drain is adjacent to the north and northeast boundaries of
the property. However, the Applicant is not proposing to encroach into the existing 100 -
foot, preserved boundary for the drain. If all agency design and treatment standards are
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 6
followed, Staff fords there will not be a loss or damage by approval of this rezone
request.
L. Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592,11-17-1992)"
Staff finds that the rezone of this property would not be in the best interest of the City
because it does not comply with the above -required Findings — specifically Findings A,
D and E.
REZONE COMMENTS
1. The legal descriptions submitted with the application appear to meet the requirements of the City
of Meridian and State Tax Commission.
2. The subject property is within the Urban Services Planning Area.
3. Any existing domestic wells and/or septic systems within this project will have to be removed from
their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic
purposes such as landscape irrigation.
4. 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.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the application is not in conformance with a couple of key
policies of the Comprehensive Plan. Staff is recommending denial of the proposed subdivision
since it is intended to allow new residential uses and the Comprehensive Plan prohibits said
uses. See Annexation and Zoning Analysis item A.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. See
Annexation and Zoning Analysis item H.
c. The continuity of the proposed development with the capital improvement program;
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 7
Staff finds that the subdivision will not conflict with the capital improvement plan. Because
the developer is installing sewer, water, local street infrastructure, utilities and irrigation, the
subdivision will not require the expenditure of capital improvement funds. See Annexation and
Zoning Analysis item H.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. Staff recommends that the Commission and Council consider the Meridian Police and
Fire Departments' comments with regard to their capability to serve the proposed development.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis; no hazardous natural features
have been identified on the site.
SPECIAL CONSIDERATIONS
A. Reduced Street Sections: Several street segments of the subdivision are proposed with reduced
section and right-of-way widths. ACHD's staff reports recommends approval of the 42 -foot
right-of-way on Traveler, Tourist and the north end of Passenger Avenue, but the 40 -foot right-
of-way shown for the turnarounds on Traveler and Tourist may be questionable. The Applicant
should confirm with ACHD that these 40 -foot right-of-way widths are acceptable and submit a
written confirmation to the P&Z Department. (See Site Specific Condition #4.) The Meridian
Fire Department has conditioned and the Applicant agrees to restrict parking to one side on the
reduced street sections.
B. Reduced Lot Frontages: The plat shows reduced R-8 lot frontages for all lots within the
subdivision. However, the PD application does not request the reductions. Unless the PD
application is amended, all single family detached lots must meet the 65 -foot minimum
frontage and all flag lots must meet either the 10 or 15 foot minimum frontages. Specifically,
since Lots 35 and 36 share a common driveway and twenty feet of combined frontage is shown,
Staff could support this reduction (a ten -foot reduction from ordinance), if requested by the
Applicant. However, we do not support the 15 -foot frontage widths shown for Lots 9 and 10,
Block 1. It does not appear that a common driveway is proposed to serve these two lots nor are
they flag lots, which would require the 30 -foot minimum frontage. If ACHD requires a stub
street to the east, this issue will become moot since the lots would likely be removed. However,
if ACHD does not require a stub, the Applicant shall redesign these lots and submit an
amended plat that meets the ordinance. (See Site Specific Condition #5.)
C. Ustick Road Right -of -Way ACHD's staff report provides the Applicant three (3) options for
dealing with the Ustick Road right-of-way and sidewalk. The plat shows a total of 44 feet from
the centerline to the proposed new property line — which is four (4) feet less than the standard
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 8
dedication. It is not clear if the Applicant intends to dedicate the right-of-way and where the
sidewalk is being proposed. Staff recommends that the future right-of-way be placed on
separate common lot(s) so that they will be easily conveyable in the future. See Site Specific
Condition #3.
D. Pressurized Irrigation: The applicant has provided documentation showing that there is an
insufficient amount of surface irrigation water available to the property to operate a pressurized
irrigation system. Therefore, the applicant is requesting a variance to the pressurized irrigation
ordinance requirement. If this is granted, the applicant shall be subject to paying well
development fees.
SITE SPECIFIC COMMENTS (Preliminary plat)
Sanitary sewer service is proposed to drain to an existing main in Ustick Road. Staff discussed
with the applicant the possibility of accessing the sewer trunk line that runs along the east side
and parallel with the Nine Mile Drain. If this is not a viable alternative, staff requests that the
applicant provide documentation proving this out. By accepting the proposed design, the City
would be accepting pipes with less than minimum slopes.
2. Water service to the subdivision will be readily available to the south from Ustick Road.
3. If the Applicant dedicates Ustick Road right-of-way, modify the plat to accommodate the future
right-of-way as required by ACHD along Ustick Road. All future right -of way shall be located
on a separate common lot.
4. The Applicant shall confirm with ACHD that the proposed 40 -foot right-of-way widths within
the subdivision are acceptable and submit a written confirmation to the P&Z Department. If
not, a revised plat must be submitted at least 10 days prior to the next public hearing.
5. Unless a new stub street to the east is required by ACHD, the Applicant shall redesign the area
around Lots 9 and 10, Block 1 to have these lots conform with MCC 11-9-1 or as otherwise
approved through a PD application and submit an amended plat prior to the next P&Z
Commission hearing.
6. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks
adjacent to Ustick Road. The minimum width of the parkway area between the future curb and
sidewalk is five (5) feet. In any parkway areas less than ten feet wide, tree plantings within the
parkways will be restricted to either Class I or Class II trees.
7. The street buffers along Ustick Road shall include 25 feet of landscaping and may be measured
from the future back of curb, since detached sidewalks are required. If the right-of-way ends at
the back of curb, the width of the landscape buffer common lot shall be at least 30 feet wide to
provide a full 25 feet of landscaping exclusive of the sidewalk width.
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 9
Fencing details shall be submitted with the Final Plat application for perimeter fencing. All
fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. Micropath
fencing shall be shown per Ordinance 12-13-15-9.
9. Revise the preliminary plat to correct the lot numbering sequences within Block 1. Lot 30 is
duplicated and Lot 7 is not contiguous with Lot 6.
10. The preliminary plat shall graphically depict all existing easements of record. If not currently
shown, submit a revised plat at least ten days prior to the next public hearing.
GENERAL COMMENTS (Preliminary plat)
Please submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, and the lot and block numbering. Make any corrections -necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final
plat.
4. Two -hundred -fifty and one -hundred -watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
5. Perimeter fencing shall be required, unless otherwise agreed upon in writing by the Planning
Director. No fencing will be permitted within the required landscape buffers. The Applicant
shall address the type of fencing planned at the P&Z Commission public hearing. Submit
detailed fencing plans for review and approval with submittal of the Final Plat. All required
fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be
required for these fences prior to signature on the final plat. Perimeter fencing shall be installed
prior to obtaining building permits.
6. A detailed landscape plan for the common areas, including pathways and types of construction,
shall be submitted for review and approval with the submittal of the final plat applications. The
plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed
ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the Final Plat.
7. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. The ditches to be piped should be shown on the site plans. 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.
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 10
8. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
9. Any drainage areas (detention/retention basins) must be designed to ensure that water is
retained only during 100 -year storm events, and for a period of time not to exceed 24 hours.
Side slopes within drainage areas shall not exceed 3:1.
10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have
to be removed.
11. Please submit updated groundwater/soils monitoring data to the Public Works Department for
review. The project engineer should pay close attention to the results of field studies
determining the groundwater, soil type & and characteristics during the design and construction
phases. The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3 -feet above the highest established normal groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above
groundwater.
STANDARDS FOR CONDITIONAL USE PERMITS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
Staff finds that some of the proposed lots do not meet the frontage standards of the proposed
zone and relief from such standards was not specifically addressed in the PD application.
Except as noted above, if the request for relief from bulk and dimensional standards is granted,
the lots and open space comply with the PD and Subdivision Ordinances.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See the Annexation Findings above.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 11
See item E under Annexation and Zoning Analysis.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
See comments under Item F under the Annexation and Zoning Analysis.
E. That the proposed use 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 services;
See comments under Annexation & Zoning Analysis item G.
F. That the proposed use 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;
See comments under Annexation & Zoning Analysis item H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
See comments under Annexation & Zoning Analysis item I.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
See comments under Annexation & Zoning Analysis item J.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See comments under Annexation & Zoning Analysis item K.
SPECIAL CONSIDERATIONS
A. Reduced Lot Frontages: As noted under the Preliminary Plat "Special Considerations," the
Applicant did not specifically request a reduction to the minimum lot frontages as part of the
PD application. In order to approve the Preliminary Plat as submitted, the PD application must
be amended and approved to allow for such reductions.
B. Reduced Standards: The Applicant has requested approval of a PD to allow reduced
development standards including reduced lot sizes and house sizes. As part of the application,
RZ-03-01-009; PP -03-019; CUP -03-034 Stapleton Sub RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: August 21, 2003
Page 12
Staff is requesting the Applicant submit a sample floor plan of a house with the 500 square foot
first floor. The Commission and Council should also consider if the requested modifications
are acceptable. See Site Specific Condition #4.
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the rezone and preliminary plat as a condition of
the Conditional Use Permit.
2. Prior to the P&Z Commission hearing, Applicant shall submit lot and block calculations of how
the open space areas are determined, based upon the revised preliminary plat layout.
3. The Applicant shall submit a copy of a sample floor plan of a house containing the proposed
500 square foot floor plan as well as a sample elevation. This shall be submitted prior to the
P&Z Commission public hearing.
4. The following amenities are required as part of the planned development: a minimum of 10%
of the gross area as open space and picnic/hardscape amenities. The Applicant shall provide
more detail of the type of "hardscaping" proposed at the P&Z Commission public hearing. All
amenities shall be bonded for prior to signature on the final plat.
All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
6. Applicant shall submit 15 copies of a revised preliminary plat/site plan and landscape plan in
conformance with this report and the direction of the Planning & Zoning Commission at least
10 days prior to the next hearing on this application.
RECOMMENDATION
As noted in the Summary, Staff recommended denial of the companion CPA application. If that
application is approved and new residential uses are permitted, we still question the rezone based upon
the lack of findings noted above. Also, the P&Z Commission may want to delay a final decision until
the ACHD Commission makes a final ruling on the potential stub street to the east.
RZ-03-01-009; PP -03-019; CUP -03,034 Stapleton Sub RZ.CUP.PP
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE August 21, 2003 ITEM # 8
PROJECT NUMBER PP 03-019
PROJECT NAME Stapleton Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
:Rh nL\" 21 0�47)y�)
CENE
AUG 2 1 2003
CITY OF MERIDIAN
August 4, 2003
MERIDIAN PLANNING 8. ZONING MEETING
APPLICANT Wardle and Associates
PP 03-019
August 7, 2003
ITEM NO. 20
REQUEST Public Hearing — Request for Preliminary Plat approval of 40 building lots and 7 other
lots on 5.93 acres in a proposed R-8 zone for proposed Stapleton Subdivision — 3680 West Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
July 14, 2003
TO:
:1U
SUBJECT:
MERIDIAN CITY/RURAL FlRE. L':; ^r :•it'.'d'C
L'HIF.F
KEN W. BOWERs
D EPIJ I CHIFF- FIRE PREVFN TION
IOSEVI ISI n
5,0 Gasl Fnmkhn Road
+ti mss
I
,. 1VF
JUL 15 2003
City ofMeridi
City Clerk Office
Mayor, City Council and Meridian Planning & Zoning Commission
Joseph Silva, Deputy Chief, Fire Prevention
Stapleton Subdivision CPA 03- 003, CUP 03-034. RZ 03-009, PP 03-019
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute
available for a duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart. 1997 UFC Appendix III -A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
5. All radii shall be 28' inside and 48' outside radius for all internal roads.
6. The roadways shall be built to Ada County Highway Standards with a minimum clear
street width of 20'. All 29' wide streets shall have restricted parking to one side. All
33' wide street sections shall also be posted no parking on one side to prevent
encroachment on the required clear width of 20'. UFC 902.2.1
7. The proposed 41 -lot subdivision with an estimated 2.8 residents per household would
have a total estimated population of 118 residents at build out. According to a report
completed by Fire & Emergency Services Consulting Group in February of 2000 our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year
2010, this is up from 2069 responses in the year 2000.
8. The Meridian Fire Department would support the strict application of the International
Building Code for side yard setbacks with no variances. This would limit the potential
fire spread from building to building in those blocks.
JUL-30-EOW 01:12P FROM:Sanitara Services, I 208-888-5052
MAYOR
Rnhcrt D. Come
CITY COUNCIL MBMBFRS
Tammy de Wend
William L. M Nary
ncenc McCandlesR
Kroh Bird
carr or �
C err�iaw
117A110
A /J'
r G
TO:Meridian Clerk P:1'15
I FGAL UbPARTMENT
(20X) 466.9212 • FAX 4664405
PARKS & PUrRBA:l WN
(208) 888.1579 -Fax 898 5101
PUBLIC WORKS
(208) 898-SSon • rax 887.129,
BUILDING ULI'AaTMFNT
(2087 RR7.2111 • FaK RR? I Z')7
PLANNING & ZONING
1209) 684-5533 • Fax 888.6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To Insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to. Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July '0 I,
Transmittal Date: July 2, 2003
File No.: PP 03-019
Request:
zone
By: Warate anu rasa
Location of Property or Project:
Hearing Date: August 7
nn Intl and 7 other lots
wast Ustick
David Zarembs, P/Z (No VAR. VAC. FP)
Jerry Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes. PIZ (No VAR, VAC, FP)
Michael Rohm, PIZ fNo VAR. YAC, FP)
Keith BorUp, PIZ (NO VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deweerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
74Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
acres in a
Meridian School District (No FP)
Meridian Post Offtce (FPiPP on)y)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP oruy)
U.S. West (FP/PPonly)
Intermountain Gas (FPNPw1y)
Bureau of Reclamation TPAPPonry)
Idaho Transportation Department (No FP)
Ada County (Annexodon only)
Ada County Land Accords (FP/PP orgy)
Meridian Development Corporation
Historioai Preservation Commission
RECEIVED
JUL 3 0 2003
City Of Meridian
City Clerk Office
33 FAST IDAHO AVENI M • MERIDIAN. LDAITO 83642 • (208) 888-4433
City Clerk Office Pax (208) 888.4218 • Human Rrururaos Fax (208) 8848723 • Finance & Utllrty Billln8 Pux (208) 887.4RIi
JUL 30 103 13:25
208-888-5052
PAGE. 01
�v, • f \
y'ng
TodaO\1
Tod .nits for
Torso [N
Tomorrow's
O Challenges. Joint School District No. 2
se (ogle. Me6a'Oc 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
RECEIVED
JUL 112003
July 9, 2003
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Stapleton Subdivision will have a significant impact on school enrollments
at Chief Joseph Elementary, Meridian Middle, and Eagle High School.
We can predict that these homes, when completed, will house twelve (12) elementary
aged children, eleven (11) middle school aged children, and eight (8) senior high aged
students. Additional students will further compound the current overcrowded situation.
However, the developer has met with the school district and has agreed to include an
elementary and a high school site within this development.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
DISTRICT Return to:
HEALTH Environmental Health Division ❑ Boise
DEPARTMENT
❑ Eagle
Rezone #
Conditional Use #
Preliminary / Final / Short
133 -o/
S'fT)" o Al' Su'i D/U/S/der/
TT �"_
❑ 1. We have No Objections to this Proposal. JUL 10 2003
0 harden City
eridian
❑ Kuna
❑ ACZ
❑ 2. We recommend Denial of this Proposal. City Of Meridian
City Clerk Office
❑ 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
❑ or bedrock from original grade ❑ other
❑ 6. This office will 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.
6. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ❑ community sewage system ❑ community water well
interim sewage X central water
❑ individual sewage ❑ individual water
9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
/ Division of Environmental Quality:
Xcentral sewage ❑ community sewage system ❑ community water
❑ sewage dry lines Xcentral water
0. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral unfil 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
❑ beverage establishment ❑ grocery store
Please see attached stormwater management recommendatations
❑ child care center
Review Sheet
CDHD NO Ikc
r CENTRAL
U
'00
0 DISTRICT ;
HEALTH
ii'
DEPARTMENT MAIN OFFICE -707N. ARMSTRONG PL • BOISE, ID 83704-0825 • (2081375-5211 • FAX 327-8500
7o prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and yualirr of our environment.
UWA2 a. mm
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should obtain
current best management practices for storm water disposal and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, ID 83704
Enwro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th St. North
Mountain Home, ID 83647
Emnro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
P.O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
10 July, 2003
William Berg
City of Meridian
33 East Idaho Ave.
Merid'an,40 83642-
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RECEIVED
JUL 18 2003
RE: Stapleton Subdivision, PP 03-019 City Of Meridian
Dear Will: City Clerk Office
Nampa & Meridian Irrigation District has no comment on the above referenced
application for rezoning.
Nampa & Meridian. Irrigation District requires a Land Use Change Application be filed
before commenting on the preliminary plat. All laterals and waste ways must be
protected. Nampa & Meridian Irrigation District's Nine Mile Drain courses along the east
boundary of the proposed project. This easement must be protected and 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 surface drainage leaves the site, the Nampa & Meridian Irrigation District
must review drainage plans. Please contact Donna Moore at 466-7861 for further
information.
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.
Thank you,
BI Henson, Asst Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
cc: Water Superintendent
File Office/Shop
Rider 4
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
14 July 2003
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
Scott Sherrow
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
W & H Pacific
3130 S. Owyhee Street
�j f�t�T
Boise, ID 83705
1-_l4 v
RE: Land Use Change Application — Stapleton Subdivision
JUL 18 2W3
Dear Mr. Sherrow:
City Of Meridian
City Clerk
Office
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
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,
Dictaled by Me. Moore and
mailed vifhout signature
in her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Betty Lou Britton, 3680 W. Ustick Road, Meridian, ID 83642
Jonathan Wardle, Wardle & Associates, 4940 E. Mill Station Drive, Boise, ID 83716
C-5 Development, LLC, 2011 Locust Grove Road, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
CITY OF
��VL eY1G�1�17�
Il IDAHO
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 - Fax 887-1297
PLANNING & ZONING
(208) 884-5533 - Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: July 2, 2003 Hearing Date: August 7, 2003
File No.: PP 03-019
Request: Preliminary Plat approval of 40 building lots and 7 other lots on 5.93 acres in a
proposed R-8 zone for proposed Stapleton Subdivision
By: Wardle and Associates
Location of Property or Project: 3680 West Ustick Road
David Zaremba, PIZ (No VAR, vAc, FP)
Jerry Centers, PIZ (No VAR, vAc, FP)
Leslie Mathes, PIZ (No VAR, vac, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No vAR, vAc, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Ith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, vac, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
RECEIVED
JUL 1 1 2003
City of Meridian
City Clerk Office
Meridian School District (No FP)
Meridian Post Office (FPmPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U.S. West (FPA-Ponty)
Intermountain Gas (FPiAPonly)
Bureau of Reclamation (FPiPPonry)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PP onry)
Meridian Development Corporation
Historical Preservation Commission
� e- Ohl '(411 ,117
'% /-
33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
I
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
�QQ, -V' CITY OF "*"_
0i'YIt erldl-a-w
it IDAHO
LEGALDEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) R84-5541 • Fax RRR-695d
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: July 2, 2003 Hearing Date: August 7, 2003
File No.: PP 03-019
Request: Preliminary Plat approval of 40 building lots and 7 other lots on 5.93 acres in a
proposed R-8 zone for proposed Stapleton Subdivision
By: Wardle and Associates
Location of Property or Project: 3680 West Ustick Road
David Zaremba, PIZ (No vAR, VAC, FP)
Jerry Centers, P/Z (No VAR, vac, FP)
Leslie Mathes, P/Z (No vAR, vac, FP)
Michael Rohm, PIZ (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office (FPiPP omy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP only)
U.S. West (FP/PP oroy)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP onty)
Idaho Transportation Department (No FP)
Ada County (Annexatlononly)
Ada County Land Records (FP)PPonly)
Meridian Development Corporation
Historical Preservation Commission
RECEIVED
JUL 15 2003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
6'CITY OF
YIG�1G"i1
ti IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 8874297
Keith Bird °u 7HEASURE Vr:�" SIKE PLANNING &ZONING
903
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 31, 2003
Transmittal Date: July 2, 2003 Hearing Date: August 7, 2003
File No.: PP 03-019
Request: Preliminary Plat approval of 40 building lots and 7 other lots on 5.93 acres in a
proposed R-8 zone for proposed Stapleton Subdivision
By: Wardle and Associates
Location of Property or Project: 3680 West Ustick
David Zaremba, P/Z (No vAR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No vAR, vAC, FF)
Keith Borup, P/Z (No VAR, vAc, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
_.Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Pa
IZ"e
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FF/PP onry)
U.S. West (FP/PPonry)
Intermountain Gas Ir-pwponiy)
Bureau of Reclamation (FF/PP only)
Idaho Transportation Department (No FF)
Ada County (Annexation only)
Ada County Land Records (FP/PP onty)
Meridian Development Corporation
Historical Preservation Commission
CITY Y ` Ti r,s","TDIAN
t; , TI TxATER DEPT.
ECEIVED
JUL - 7 2003
City of Meridian
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE August 7, 2003 ITEM # 20
PROJECT NUMBER PP 03-019
PROJECT NAME Stapleton Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL