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HomeMy WebLinkAboutSoda Springs Sub CUP 03-043Sept. 29, 2003 MERIDIAN PLANNING & ZONING MEETING October 2, 2003 CUP 03-043 APPLICANT JU Enterprises, InC. ITEM NO. ~ 0 REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development for a mix of single-family detached residential lot sizes and amenities for proposed Soda Springs Subdivision - 2310 and 2384 East Victory 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: COMMENTS See attached Staff Comment See attached Comments See attached Comments See affached Comments INTERMOUNTAIN GAS: OTHER: SQe attached Petition and leffer from citizen Emailed: Staff Co4~~w~~ Q`~ ~ a X03 Phone: f~`. ~~©~~ MoteHals presented of public maeMnys shall become property of Me City of Meridian. ~` HUB OF TREASURE VALLEY bL'.YOR r1 Good Place to Live I,ISGAI. DIiP:\R'f1~fR.NT Robot D. Comic (208) 388-2494 Fas 288 2501 CITY OF MERIDIAN ' <:I1~Y (:UUNCIL ~1[EJ1BIiR8 PUBLf(: Vi t)RkS Trmimq dcVG'ccrd 33 EAST IDAHO BUILDING Df?PART~fCNT ' (208) 887-2211 ~ F ae 88?-1297 iieith Bird MERIDIAN, IDAHO 83642 Cherie ivlcCandless (208) 888-4433 ~ F.~~ (208) 867-4813 Pf,.ANNTNC AND ZONING City Clerk Ofhce f",u (208) 888-1278 DFPdRTb(EN"I' Wi-iam L. M. Nary (208) SSd-i~i3 ~ Y.4X 888-6854 STAFF REPORT: Hearing Date: October 2, 2003 Transmittal Date: September 26, 2003 To: Mayor, City Council and Planning & Zoning Crommission RE ~~yT 7~T1 From: Wendy Kirkpatrick, AICP, Planner II ~~" ~i' 1 ~l 11 Bruce Freckleton, Senior Engineering Tech ~ SEP 2 9 2003 Re: Soda S rin s Subdivision City Of IVlerzdian P g City Clerk Office • Annexafion and Zoning of 11 Acres from RUT (Ada County) to R-8 (Medium Density Residential), by JLJ Enterprises, Inc. (File No. AZ-03-033) Preliminary Plat Approval of 59 Building Lots and 8 Other Lots on 11 Acres in proposed R-8 zone by JLJ Enterprises (File No: PP-03-027) A Conditional Use Permit for a Planned Development on 11 Acres to Allow Reduced Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks, Reduced Home Sizes by JLJ Enterprises (File No. CUP 03-043) 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, JLJ Enterprises, has requested the annexation and zonine of 11 acres of land located at 2310 Victory Road. The land is presently zoned RUT (Ada County). The Applicant has requested that the subject property be zoned to R-8. The Applicant's preliminary plat request is for 59 single-family detached building lots, and eight (8) other lots. The "other" lots include seven (7) landscaped lots, and one (1) 0.44 acre park. The proposed density is 5.4 d.u./acre. The plat includes 0.91 acres of open space, or 8% of the gross land area. The Applicant has also requested approval of a Conditional Use Permit for a Planned Development (PD) in order to allow alternative development standards, including reduced residential building setbacks, reduced lot sizes, and reduced lot frontages. Following is a comparison of the City's minimum R-15 requirements and the reduced requirements that have been proposed by the Applicant through the PD application. AZ-03-0}}, pp-03A2], CUP03-043 Soda Springs. AZ. PP.C<,P/PD _, Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 2 Staff recommends approval of the proposed subdivision. Setbacks- Citv Requirements (R-8) Front: 15' Rear: 15' Side: 5' Street side: 25' (20' for Local Streets and for living areas) Lot Size- City Requirements R-8 zone: 6,500 sq.ft. Lot Frontage-Gifu Reauirements 65'minimum LOCATION Proposed Setbacks Front Garage: 10' House: 15' Rear: 10' Side: 5' Street Side 15' Proposed Lot Sizes 3,500 sq. ft. Proposed Frontage 34' min. (for alley loaded lots) Front The property is generally located approximately '/~ mile east of the northeast intersection on Locust Grove Road and Victory Road. The subject property currently has two single family dwellings and several outbuildings. North: The Sherbrooke Hollows Subdivision, a residential subdivision zoned R-4, borders the subject property to the north. The Ridenbaugh Canal borders the northeast edge of the subject property. South: Property is currently zoned RUT (Ada County). Victory Road borders the subject property to the south. East: The property immediately adjacent to the subject property is zoned RUT (Ada County). Thousand Springs Subdivision is located east of the RUT property. West: The Sherbrooke Hollows Subdivision, borders the subject property to the west. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applacable 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." AZ-03-033. PP-03-p21, CUP03-043 Soda Springs. AZ. PP.CUP/PD • Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 3 The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation of R-8 is harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land to be "Medium Density Residential". B. 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; The area has been designated as a Medium Density Residential area in Meridian's Comprehensive Plan and is surrounded to the north, east, and west by residenfial subdivisions. The Comprehensive Plan designation in combination with the neighboring residential subdivisions make the proposed zoning of the property compatible with surrounding land uses and the City of Meridian's plan for the development of the area. C. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses are compatible with the existing and intended character of the area. The Comprehensive plan designates the area as Medium Density Residential; the residential subdivision and R-8 zoning designation are compatible with the Comprehensive Plan designation. Staff finds that the proposed uses can be designed and wnstructed in a manner that will be harmonious with and appropriate in appearance with the existing and intended - character of the surrounding area. 11. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public tesfimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. AZ-03-033, Pp-03-02], C[1P03A93 Soda Spnnys. AZ, pp.C1IP%PD Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 4 E. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the subject property can be served adequately by all essential public facilities and services. Sewer and water lines will need to be extended by the developer from mains in Victory and Locust Grove Roads. All other public services and facilities noted above appear to be adequate to serve this property. F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that sanitary sewer and water mains service is readily available from existing mains adjacent to the subject site. All other public services and facilities noted above appear to be adequate to service this property. G. 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 uses will create additional traffic, especially on Victory Road. However, staff does not believe that the increase in traffic will be excessive. Staff does not anticipate that the proposed development will generate traffic, noise, smoke, odors or other nuisances that would be detrimental to the general welfare of the surrounding area. H. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed vehiculaz approaches on Victory Road should not appreciably interfere with traffic on the surrounding streets. The Ada County Highway District has recommended that access to the subdivision off of Victory Road be moved to Gunnell Avenue from Conda Avenue. The proposed access off of Conda Avenue is closer than 300' to an existing access road off of Victory found in the Sherbrooke Hollows subdivision. 1. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and AZ-03-033, PP-03-02], CUP03-043 Sada Sprwgs, AZ. PP.COPiPD ` Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 5 Staff finds that no natural or scenic features of major importance will be lost or damaged by approval of this annexation request. The subject property currently has two single family dwellings and several outbuildings. J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)" Staff fmds that the annexation of this property would be in the best interest of the City by providing a variety of housing types, and an innovative subdivision layout. ANNEXATION AND ZONING COMMENTS 1. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. 2. The requested zoning designations of R-8 aze compatible with the City Comprehensive Plan and Meridian's Zoning Ordinance. 3. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 4. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per Ciry Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. 5. A Development Agreement will be required as part of this annexation request. 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 subdivision conforms with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services are, or will be available to accommodate the proposed subdivision. Please see Item E. above in the Annexation and Zoning analysis. AZ-03-033, PP-03-027, CUPU3-043 Soda Springs. AZ. PP.CIIP/PD Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 6 c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. See Item E. above in the Annexation and Zoning Analysis. 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. See Item E. above in the Annexation and Zoning Analysis. 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. SITE SPECIFIC COMMENTS (ureliminarv plat) 1. Sanitary sewer service to this project is being proposed via a main line extension down Victory Road. Currently the sewer trunk ends approximately 3,400 feet west of the project site. The applicant shall be required to extend sewer mains to and through the proposed development. 2. Domestic water service to this site shall be via new main line extensions from existing mains. Currently water mains exist on the east side of the Ridenbaugh Canal, and at the southern edge of the Sherbrooke Hollows Subdivision in Locust Grove road. The subdivision designer to coordinate main sizing and routing with the Public Works Department. The applicant shall be required to extend water mains to and through the proposed development. 3. Applicant shall submit a site plan depicting how homes will fit on the lots in Block 2 of the proposed subdivision. 4. Applicant shall prohibit parking in the proposed alleys and garage aprons located in blocks 2, 3, 4, and 5. If the site plan is revised and 20' aprons are provided for each garage, parking will be permitted on the aprons for lots in blocks 2, 3, 4, and 5. 5. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways or the common area lots shall not be over three feet in height if constructed of a solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. A solid, 6-foot high perimeter fence shall be installed prior to any building permits being issued, unless agreed to otherwise in writing by the Planning Director. AZ03-033, PP-0J-027, CUP03-04J Soda Sp~inys. AZ. PP.CLT/PD Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 7 6. All adjacent agricultural uses shall be protected and a note added to the face of the plat regarding the Right to Farm Act. 7. The required landscaping and irrigation system shall be installed prior to the issuance of a Certificate of Occupancy for any building on any lot created by the subdivision. Landscaping and fencing must be bonded for prior to applying for building permits. 8. No phasing lines were shown on the preliminary plat. If phasing is planned, applicant shall submit a revised plat prior at least 10 days prior to the next public hearing showing the proposed phase lines. 9. Underground pressurized irrigation must be provided to all landscape areas on site. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District. 10. The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water. If a creek or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 11. Please submit all updated groundwater monitoring data to the Public Works Department for review. All 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. 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. GENERAL COMMENTS fareHrninarv slat) 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. AZ-03-033. PP-03-W], CUPo3-043 Soda Springs. AZ. PP.CUPiPD Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 8 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. 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 imgation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 6. 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. Graphically depict any FEMA flood plain boundaries. Note restrictions associated with the flood zone on the face of the preliminary plat. 8. Performance specifications for the common area pressurized irrigation system shall be submitted with each Final Plat application. STANDARDS FOR CONDITIONAL USES The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and 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 the subject property's size of 11 acres is large enough to accommodate the proposed residential development and all other required features. 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; The current Comprehensive Plan Land Use Map designates the property as Medium Density Residential. The proposed residential uses are harmonious with and in accordance with the Comprehensive Plan. The project meets the requirements and objectives of the Planned Development Ordinance. The applicant is proposing to include a'/= acre park and tot lot and install a regional pathway bordering the Ridenbaugh Canal to meet the requirement for two amenities for the planned development. AL03-033, PP-03A2], CUP03-043 Sada Sprivgs. AZ. PP COPiPO Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 9 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; Staff finds that the proposed uses will be compatble with other uses in the general neighborhood and the existing and intended chazacter of the general vicinity. Surrounding land uses to the north, west, and east aze single-family residential. The property to the south of the subject property is designated as a Neighborhood Center in Meridian's Comprehensive Plan. The proposed development's density of R-8 will buffer the existing residential subdivisions north of the subject property from the commercial development on the south side of Victory Road. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the proposed project will have an adverse impact on the surrounding property; however, the Commission and Council should consider any testimony given at the public hearings before making this finding. 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; Staff finds that the proposed development can be adequately served by essential public facilities including: streets, police and fire protection, drainage structures, refuse disposal, water and sewer. See Item H in the above Annexation and Zoning analysis. 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; Staff finds that the proposed use would not be detrimental to the economic welfaze of the community, nor would it create the need for any new facilities or services to be paid for by the public. See Item H in the above Annexation and Zoning Analysis. 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; Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from the proposed residential uses. AZ-03-033, PP-03-02], CUPU3-043 Soda Sp.iags. AZ. PP.COP.~PD Planning & Zoning Comrnission/Mayor & City Council October 2, 2003 Page 10 13. 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; Staff finds that the proposed use will not create significant interference with any traffic on the surrounding public streets. The Council and Commission should refer to the ACHD report for additional information concerning this finding. 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. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. SITE SPECIFIC COMMENTS (Conditional Use Permitl 1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the Conditional Use Permit. 2. At least 10 days prior to the next public hearing, the Applicant shall submit a detailed plan for the proposed park and tot lot. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 4. No building permits shall be issued within the development until a Final Plat has been recorded for the subdivision. AZ-03-033, PP-03-027, CUP03-043 Soda Springs. AZ. PP.CUPiPD Planning & Zoning Commission/Mayor & City Council October 2, 2003 Page 11 COMPREHENSIVE PLAN POLICIES Chapter VI, Goal III, Objective A, Action 3.: Provide a variety of park types (neighborhood parks, regional parks) interspersed throughout the community. The development's proposed %2 acre park and tot lot meets the intent of this Comprehensive Plan Action Chapter VII, Goal V, Objective A, Action 4: Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of location suitable for residential development. The proposed alley-loaded single family homes will help to diversify the types of housing available in Meridian by providing additional housing choices. This new urbanist type of development featuring small lots and garages located behind the homes is a departure from the types of development that have dominated Meridian's landscape. RECOMMENDATION Staff supports the proposed development. The proposed residential subdivision meets the Comprehensive Plan's vision for the area as a Medium Density Residential area and will be an asset to the City of Meridian. Staff recommends approval of the Annexation and Zoning, Planned Development, and Preliminary Plat applications with the conditions noted above. AZ03-033, PP -03-027, CUP03-043 Soda Sprwga AZ. PP.COPiP~ i. ~~ n~• : GbCS623063 Sep. 26 2003 0B:43AM P1 ~- , r ~~~ 1 ~~ S 51 ~'1 ~~~ '~ ~~.Q~-~- ~ ,-~j 0 ~~ ~~ n ~~ c6 ~~ ~ -e. cf ~'~~ ~~o ~cQ'S `I RECEIVED SEP 7 5 2003 City Of'Meridian City Clerk Of£ce SEP 25 ' 03 09:59 9~lO~c~zrac~ Mrs ., t rHx N0. :2083623063 Sep. 26 2003 08:43AM P2 PETITION ~~ We, the homeowners of the Sherbrooke Hollows subdivision aze hereby petitioning against the development of the "Soda Springs" subdivision to be located at 2310 and 2384 Victory Road in Meridian, Tdaho for the reasons set forth below: 1. Depreciation of the adjacent property values; 2. Over density of the proposed residential properties; and 3. Traffic congestion on Victory and surrounding streets. The homeowners listed below of the Sherbrooke Hollows subdivision demand that the developer of the "Soda Springs" subdivision reconsider the development of this property. 3c'>S' S Gok.i6wrz 14vr I ~ad~f~ `c -, j :~= 3ti S ~t a~x E~~2. ~, v (~.+~ J7~ ~~~I 1 ri5~ Lig! Cr c, ~ ~ -S~~c~ s. ~ ~d4~sat'Ave $80' SEP 25 '03 09 59 / ~f~ 7RGZG.'7z~1G2 ,~ r onrr n--, a rHn N0. 2083623063 Sep. 26 2003 0B:44RM P3 /~ / `~,"'" ~o ~~ X09 ~, ~w~s~~ ~~. T `as '- l ~~ia ~ ~ - ~-w~~.~. X03. S . ~ ~. ~ ~ -, i ~~ •..,~ ar,~, Gf~ -- ~- G C. c~: 7.3 ~S `~ 3o-n S, 6 ~x~sc -03-~ ~ ` a nl~ x~n S. G ~~mesCree~- -~D~ ( (ti ~ ~ `tai .. ~>~ 2~3~-226 ~ ~Z _ ~. 28~-zzb~ Q~~~ etS y~~ r~iv ~-I~O~ ~. t '~ - 2 - x`$7_7 _ Ka~rh ~ ! , 2150 E OWOrshctk Ct g8 `~ - 020 ~ ~~.~,,, ~, ~i,S ~ 2f 12 ~ avs ~~8-~i 3~ -f ~ l; ~ 1 ~. - c,! f _ ~,2R! E ~- ~-IC G-1 ~7- 7G3-v t! ~c~~l - - ~ol~' SLO~. W / ~/i G.+y,i 3~ys ~01~ F312r ^~~"C - ~3~ Z. ~~Z- I/~ .~ ° `' W `c1Y~ r SEP 25 ' 03 10 00 2083623063 PRGE. A~ -" ~ rHx N0. :2083623063 Sep. 26 2003 08:45RM P4 .~._. ~~ "~ J C' __ ..~ 0 3Q3(.` S. i C.rzek. 'c S(F ~~~.~~ c1e-t'~ ~JeY er 22i5 ~'na~~~ ~, 88'I • l i l9 - ~~- E_ /~UUPi ~- ~'-3313' i~i~i., v I D~i~- 1/ ~' L ~~' d ~7,~G`~~.rYIAC'i~A eT: S? ~5S- o ~. ,~r /~u~fe9 ~~ ~.,~a~i~~ c~, asp 5~0 G~ 223? E ~ G~ X8£5- 570~- ~n7 ~ < ~ 3c~o~ ~~"31~r~ ~ ,~6~ s. Goc.i~ a~~ 850 -3r~5 ~e/~, ~ --„ .3iz~ s. ~'otd Bnr X68-~a~~ n 1 ~ . ~ ~ ~L^i 5 ~ C70~C7 Ia.ClJ {~:e. ~S$~'i _0~3 ~ ~~ tlP~~ ~ ~ 4 , C~a(~ ~- ~ f~~`~{ ~ SEP 25 '03 10 01 FRX ~~ ~ 2083623063 Sep. 26 2003 08:45RM PS SEP 25 '03 10 01 2083623063 ~~~"EIV~~ September 23, 2ou SEP 2 32003 ~, C Doll Citro Of 14ieridiali City Clerk O$icc 2404 E. Pistol Creek Drive Meridian, Idaho 83642 Meridian Plaunutg and Zoning Convnission 33 East Idaho Avenue Meridian, Idaho 83b42 Re: Application of JLJ Enterprises, Inc. for annexation and zoning of 11 acres tram RUT b? R-8 zones for proposed Soda Springs Subdivision. Commission Members; I live at 2484 E. Pistol Creek lltive in Thousand Springs Subdivision directly across the Ridenbaugh Canal from the proposed Soda Springs Subdivision. This letter is not written in objection to Soda. Springs Subdivision. Since the gmposed site of the subdivisia~n is bordered on two sides by Sherbrooke Subdivision and is abutted on a third side by Thousand Springs Subdivision, it would seem that the ideal use of this Land would be a residential subdivision. What I am objecting to, however, is the size of the proposed lots in Soda Springs. Twelve 5herbrvoke Hollow's home sites direet[y border the gmposed Soda Springs building late. And, although 'I'lrousand Springs is across the Ridenhaugh Canal, the elevated nature of Thousand Springs provides a unique view of Soda Springs to approximately 14 Thousand Springs homeowners. In addition, the already approved Tuscany Valley Subdivision across Victory Read fram Soda Springs is advertising homes ranging from the $3l)O,OQO's. I am requesting that JLJ Enterprises, Inc. be required to establish lot sizes similar to those of the three subdivisions surrounding Soda Springs. This new subdivision should be required to look like the neighborhoods within which it is being inserted. If JLJ Enterpriaes, Inc.'s application contains the argument that the large number of smaller lots ie necessary for them to profitably develop this parcel of land, I would hope that the Commission's first instinct would be to preserve the existing property values associated with larger lets and larger homes rather than assisting the develaper in covering his costs. Respectfully submitted; MAYOR ROBERT D. CORRIE UHIEF ICEN W. BOWERS COUNCIL M EMBERS ~ DEPUTY CFEEF -FIRE PREVENTION WILLIAM L.M. NARY -~ JUSEPH SILVA KEITH BIRD --52k>i TAMMY DE WEERD ~,:+'rv o+= y;.'~~~ ~ / 7 DEPUTY CHIEF- TRAINING CHERIE MCCANDLESS ~..~. J ~ / , ` ~~`e ~~~ ~ BILL JOHNSON RIJRAI. FIRE COMMISSIONERS RICHARD GREENE _ 7y /j / / ,/ y/J i-! ~•••+' / i~ V/ ~t/l. ~~1L ii IunHO ~ $4O Et15I J'[O[Ikfln ftORd TERRY LEICFITON ~~[~ ~~ ~ Me[idixo, ID $$G42 STEVE ELLIOTT - . t~~, -- 'f- gg ~_„e V }!!:`! ~ ~''~8± (208) 835-1234 „ . PaY t2(]$1 $9$-O$~)O MERIDIAN CITY/RURAL FIRE DEPARTMENT September 19, 2003 RECEIVED SEP 19 2~3 City Of Meridian City Clerk Office TO: Mayor, City Council and Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Soda Springs Subdivision File AZ 03-023, CUP 03-043, PP 03-027 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have a turn around. 2. All roads shall have a taming radius of 28' inside and 48' outside. 3. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The emergency access road will be required to have a 20' wide swing gate. 4. Provide afire-flow per the Intema6onal Fire Code Appendix D to service the project. Fire hydrants shall be placed an average of 400' apart. RECF ~~`:~~;~. ~, ~!~~` 1 ~ ~O~J~ City of Meridi;~r, City Clerk CDffi ;, r~ & ~~ ~Inxu~~tia~ ~c~,>truct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 8 September, 2003 William Berg City of Meridian 33 East Idaho Ave. Meridian, ID 83642 RE: PP 03-027 & CUP 03-043, Soda Springs Subdivision Dear Will: P•tones: Areo Code 208 OFFICE: Nampa 466-7867 SHOP: Nampa 466-0663 A Land Use Change Application is required before Nampa & Meridian Irrigation District can comment or approve a Conditional Use Permit. For review of the Preliminary Plat Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. All laterals and waste ways must be protected. All municipal surtace 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 466-7881 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, 6~~,~- Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent W. H. Pacific Rider 4 File -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RECET` r~ .~ SEP 10 2003 City of Meridian, City Clerk Off4s,- CU `T II`~Gt~lt~ I~ %~ ~ 1 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 W. H. Pacific 3130 Owyhee Street Boise, ID 83705-4768 RE: Land Use Change Application -Soda Sprina Subdivision Dear W. H. Pacific Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Enclosed please find a Land Use Charige 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, Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Charles Creech, 2310 E. Victory Road, Meridian, ID 83642 Clayton Record, 2384 E. Victory Road, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 8 September 2003 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT ~~ ~LISTRI 7 HEALTH Environmental Health Division RECEIVEDRetorn to: DEPARTMENT ^ BOlse Rezone # Conditional Use # Preliminary /Final /Short Plat ^ Eagle ^ Garden City ~Meritlian ^ Kuna ^ ACZ ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning 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 watersand/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~fl. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ^ community sewage system ^ community water well ^ interim sewage .~sentral water ^ individual sewage ^ individual water ~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~sentral sewage ^ community sewage system ^ community water ^ sewage dry lines J~sentral water 1°1~ Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ beverage establishment ^ grocery store ~1'4. ^ 15. Please see attached stormwater management recommendatations ^ child care center Date: ~l~l v3 Reviewed By: ~~~~ Review Sheet coed amo i~ CENTRAL ~~ _ DISTRICT ~H~ALTH DEPARTMENT MAIN OFFICE • 707 N. AflMSTRONG PL. • BOISE, ID 83704-0825 • (208) 3755271 • FAX 327-8500 7o prevent and treat disease and disabifir}; to promote health~~ fijestyles; and to prated and promote the healUr and qualilt~ ojour environment. 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 Deparhnent, May 2000. wa.rz,na3m Valley, Elmore, Borse, mtd Ada Counties Ada I Boise County Office 707 N. Armstrong PI. Boise, l0 83704 Envirc, Health: 327-7459 Family Planning: 327-7400 Immunizations: 32 J-7450 Senior Nutrition: 327-7460 WIC: 327-748E FAX: 327-8500 Elmore Cauniy Office RU E. 8th St. North Mountain Home, ID E3647 Envirc. Heath: 587-522: F mily Health: 557-4407 W9C: 587-4465 FAX: 5E7-3521 Valley County Office 703 N. '. st St. P.O. Box 144E McCall, ID 83638 Pb. 63d-7194 FFX: 634-7174 _ .- - .... ..... ....o.. ~.owo. mnaalJ/tArv YBtZ DEPT Ot."f-1-2003 10:36R FROM: JANE SUGGS 28B 342 6946 .TANS B. SUGGS CONSULTING a City Clerk X001 70:8886854 P:12 FAX DATE: Dcf' I , 2003 TO: W'~ FROM: J ~'"`~ FAX: '8PJ ~'j - ~ g5 4 FAX: ~~ -Co`} ~(p SUBJECT: ~c~a ~f ~ n~S ~JC'C 0 1 2Ca3 City Of 1Vleridian City Clerk Office - ~e ~i s~~4 Ise-~e~r- mum ~~ e ~ b iS ~l ten, t'LI ~e. ~oQr'~., ~ov~~ ~~~ ~~ ~~'*`b -' C~ ~ b~n~ d C D ~wi~ 1'n~.~/p~t~~S ~; ~ ~e ~e ~~~ . 20o N. LOUiBA ST RE6T, B0186, IDA!{O 837ix (2o8)34n-6941 jbhuggs@cableone.nel OCT 01 '03 10:49 `~.~ ~`~ .`r~ ~~ Z ~~° ~J 2088886854 PAGE.01 "` '"""""" _•..niyaruv rKG L8r1' ~ ~ C1L9 Clerk OrLT-1-2003 10:36A FROM:JANE SUGGS 203 342 6946 ~ 002 _. __ .,~ __..,, ..~. ~_~ ~~_ ~ yy TO:9B86654 P:2~2 1. _ ,J_~_ ~~' ~....' 1oMnt ~choo~o L~ istrict l~lo. 2 ~.~ 8364x. (2Qta 8.i5~D0 • Fax (208168&6700 SUPFRINTfNDENT Christine H_ Donoetl OcWber I, 2003 QQRRECTpn City ofMeeidian 33 East Idaho Meaidian, Idaho 83442 Dear planners; The Meridian Scboo! District bas etatpe:rieneEd yeses. T'he }ugh schools, middle schools and ephenomeneel student growth the last ten are operating ovcrcap~ty, l~-atyschools tblvughout the district Approval of; eamllmeats a YJ'lOll ScbM+l vrt71 have a signi5cant itrrpact on school n Mme. i _~__ .. .. __ .. We caap~}ct that these homes, whdn completed, we71 house aged childteq sixteen (16) middle school aged chit ~ ~~ °~ef~' aged students. Additional stadeats will fiuthee ~' sad tlumeat (13) seneor bigb sifl0alion. Reside7u6 cannot be assured of atteadia o'and the ,.`urnmt overcrovaded necessary to bus students to other sc S the mcigh'horlrood school, as it may be hoots across the district. 3cbaol capacity is addrFSSed is Id~1o Code 67-6508. The Meridian School District is °Y oDcnzting beyond eapaciry. Future development wYli continue to have are impact on the district`s capacity, !f you have aQy q~yo~ Pl~se contact me at 855-4500. Sincerely, Wendel Bigbaen Supervisor of Facilities sad Ccntstnrcdon OCT 01 '03 10:49 20f3(3806854 October 2, 2003 RECEIVED C T 0 2 2003 Meridian City CITY OF b1ERIDIAN Planning and Zoning Commission Meridian, ID 83642 Re: Soda Springs Subdivision Dear Commissioners: We live at 2460 E. Victory Road, and our property abuts the proposed development of Soda Springs. We would like to question the reason Meridian feels it necessary to use up the rural properties to develop dense subdivisions in its sprawling comprehensive plan areas so quickly...to develop subdivisions in school districts that cannot accommodate the rapid growth.....to develop subdivisions before core services of police, fire protection, etc. can be developed.....to add another 10 car trips per household per day to already crowded streets? Is it really just, as developers of this subdivision stated at the recent "neighbor" meeting we attended, that Meridian planners like dense subdivisions so you can have a larger tax base? That seems a poor reason to abandon the rural, agricultural history of this community. That being said, we have been down this road before and realize that this is a train we cannot derail. Therefore, for the protection of our property, we would like the following: 1) A buffer of landscaping between our property and the proposed development, preferably a burin landscaped with trees and shrubs. 2) A vinyl fence to separate our property from their development. 3) R4 zoning at the very least, which at least keeps it consistent with the previous subdivisions around us. 4) The developer to present speck designs and plans to this committee before agreement is given. 5) Any conditions and agreements negotiated through these meetings to be written on the plats so that they are adhered to in the future. 6) The developers to be responsible for any costs incurred for the necessary movement or change of our irrigation source due to the Soda Springs development. 7) That lights along the proposed road bordering our property be hooded. The developer also stated at the "neighbor" meeting that Meridian's Planning and Zoning would not worry about a buffer cone between us and the subdivision since our property is considered "future development " I hope you truly do not dismiss our concerns so casually. We realize that the acreage is potential development, but we have lived here for over 13 years and plan to continue to live here. When this developer approached us about selling our property last summer, our response was an immediate "no thanks." Our property is not in Meridian's City limits, but is quickly becoming an island surrounded by subdivisions and therefore, dependent upon your decisions. I just remind you that we were here first, and we have been good members of this community. Despite the "neighbor" meeting, the developers are not our neighbors, and you do not know what the potentia160 households will bring. Sincerely, `~i`V1Q/w"`"'` C~ Ma~nd ancy Hansen 2460 E. Victory Road Meridian, ID 83642 Page 2 uaiaoizooa 15:8 FA% 2088888854 MERIDIAN P&Z DEPT JANE S. S17GGS CONSULTING + City f' - ~' ~ 2 Cowl, ~ . ~1.~5 10~0z-d3 .~ -~Pivv~ S ~ ~ ~ September 24, 2003 Ms. Wendy 1Sirkpatriok Meridian planning and zoning 660 E. Watertower, Suite 202 Metidian,lD 83642 Subject; Soda Springs Subdivision Dear Wendy: Thanks for your phone call last week. !n response to your questions ~~~~~ SEP Z g iQ03 CITYOF'~ID p~'G & ~O~G RECEI~TEL~ SEP 3 02003 City Of Meridian We are requesting a minimum frontage for the homes of 34 feet. This reduced frontage Jerk Office will be used in the alley loaded lots in the center oFthe project. The only exception will be the flag lots in the southwest corner of the site. The minimum frontage of these flag lots is l0 feet These lots will share a common driveway. The minimum home sizes wi13 be similar to Meridian City Code 11-108. "The be]ow schedule is a minimum schedule and houses of larger sizes may occupy a lazger percentage than set forth below: 1. Nosingle-family detached houses maybe constillcted in an R-8 or R-15 residential development which aze less than one thousand (1,000) square feet; 2. Ten percent (10%) of the single-family detached houses in an R-8 or R-15 development may be between one thousand ono (1,001) square feet and one thousand oae hundred (1,100) square feet; 3. Fi fteen percent (15%) of the single-family detached houses in an R-8 or R-15 development maybe between one thousand one hundred one (1,101) square feet and one thousaad two hundred (1,200) square feet; 4. Twenty five percent (25%) of the single-family detached houses in an R-8 or R-15 development may be beiween one thousand two hundred one (1,201) square feet and one thousand three hundred (1,300) square feed 5. Fifty percent (50%) of the single-family detached houses in an R-8 or R-15 development may be larger than one thousand three hundred one (1,301) square feet." The two existing homes on the lots will be removed pri or to construction of the subdivision. As we discussed on Friday, ACHI) is requiring a new layout to show a revised entry into the neighborhood Lots wil] have to be reconfigured, but no new lots will be added. We 2U0 N. LOUISA STRGL•T, 80[SE, 1DAMU 8gyt2 (zoS)34z-694i jbsuggs@cableone.net SEP 30 '03 1551 2088886854 PAGE.01 MERIDIAN P&Z DfiPT. City Clerk X002 will provide copies of the new layout to you and to the Ciiy Clerk prior to the plate and Zoning Commission hearing on October 2, 2003. Also, we will be hosting a neighborhood meeting at Mary McPherson Elementary School on Thursday, September 25'~ at 6:30 to discuss the project with our neighbors. Enolosed is a photo and affidavit for the posting of the public hearing sign on the property. if you have any questions about this information or the project, please contact me at 342- 6941 or e-mail at b u s ~ cableone.net. Thank you for your assistance with this project and approval process. Sincerely, I e B. Suggs cc: Jim Jewett' JLJ Enterplises, )mac, 20o N. Couisn &rlaE&t•, B073f, IDnxO 83712 (20&)34x-6947. jbauggs(~enbleune.net SEP 30 ' 03 15 51 - ........v aru. rOeL UGI'1 JANE B. SUGGS CONSULTING September 24, 2003 Ms. Wendy Kirkpatrick Meridian Planning and Zoning 660 E. Watertower, Suite 202 Meridian, TD 83642 Subject: Soda Springs Subdivision Dear Wendy: Thanks for your phone call last week In response to your questions• SEP302003 City Of MeridiarE We are requesting a minimum frontage for the homes of 34 feet This reduced front €e Jerk Office will be used in the alley loaded lots in the center of the project. Tbe only exception will be the flag lots in the southwest corner ofthe site. The minimum frontage of these flag lots is 10 feet These lots will share a common driveway. The mirrimum home sizes will be similar to Meridian City Code 11-10-48. "The below schedule is a minimum schedule and houses of larger sizes may occupy a larger percentage than set forth below: 1. No single-family detached houses maybe consLvcted in an R-8 or R-15 residential development which are less than one thousand (1,000} square feet; 2. Ten percent (10%) ofthe single-family detached houses in an R-8 or R-15 development may be between one thousand ono (],001) square feet aad one thousand one hundred (1,100) square feet; 3. Fifteen percent (15%) of the single-family detached houses is an R-8 or R-15 development maybe between one thousand one hundred one (1,101) square feet and one thousand two hundred (1,200} square feet; 4. Twenty five percetrt (25%) of the singlo-family detached houses in an R-8 or R-15 development maybe between one thousand two hundred one (1,201) square feet and one thousand three hundred (1,300) square feet; 5. Filly percent (50%) of the singlo-family detached houses in an R-8 or R-15 development may be larger than one thousand three hundred one (1,301) squsn; feet." The two existing homes oa the lots will be removed prior to conshvction of the subdivision. As we discussed on Friday, ACFID is requiring a new layout to show a revised entry into the neighborhood Lots wit] have to be reconfigured, but no ,new lots will be added. We 200 N. LOU[SA STRL•ET, 90[SE, tDAl1U 8gyt2 (zoS)342-694t jbxuggx(acableone.net + C1rY f" - ~_ ~' ~ Z wY~'I.iv(.1N7~ 1D-02-r~3 ~~~~~ $EP 2 y zoos l~C~ DI: ~?$ID ~G 6c2p~G SEP 30 '03 1551 2088886854 PgGE.01 maniulnrv r&L DEPT. + City Clerk ~J 002 will provide copies of the new layout to you and to the City Clerk prior to the p1A and Zoning Commission hearing on October 2, 2003. Also, we will be hosting a neighborhood meeting at Mary McPherson Elementary School on Thursday, Scptcmber 25 at 6:30 to discuss the project with our neighbors. Enolosed is a photo and affidavit for the posting of the public hearing sign on the Property. if you have any questions about this information or the project, please contact me at 342- 6941 or e-mail at 'b u ss ¢cab` Zeone net Thaw you for your assistance with this project and approval process. Sincerely, e B. Suggs cc: Jim Jewett, JLJ Enterprises, mac, 200 K. LOLIISA S'r its ET, 80156, IDAHO 88712 (208)342-6941 lbsuggSAcableane.net SEP 30 ' 03 15 51 maniuinrv e~Z DBPT STATE OP IDAHO ) COUNTY OF ADA) ss AFFIDAVIT OF POSTING Subject project: Soda Springs Subdivision 2310/2384 VictoryRoad Parcels S1120347125 and S1 1 203473 00 cE~.~ s~~ 2 ~ z~a~ CITY 6F" ~~7A11 P~n'n'1NG & ZOIVIIVG The subject project was posted for public hearing according to the requirements of Meridian Code 11-]5-5. 3 __ S~ Dated: ~S ZOO 3 L n Development Consultant Subscribed and sworn to before me a notary public in and for the State of Idaho. A• .., N~,t,ARy ~,i ~,.~ Notary Pu ~ AU8 LAG 2 * ~ Residing at ' i°T ..gyp ,' COmrniS5ion y~~' y~E OF lO P`~•. ~''- G1Danen®d and S^uippUao ~SlW~h WemimYlU^neoa]kevmmW•Ga~aaRYala nP^^B^on VmMryug~,gq ~~d^~'hofp^^y^B mv^d.doc SEP 30 '03 1552 ~ Clty Clerk X003 20898RFRSa _.- _~_""""""' mcniuieuv r!@L DEPT. + City Clerk ~JOO4 ~~~~~ SEP y,5 20J3 C11'Y OF h~3ID p~TG & 20N'II SEP 30 ' 03 15 52 ~Raaaraca ~,,.~ ~. ------° •^•.n1ulAty r&~ Ut!'P• ~ C1L9 Clerk f~ 005 ~E~I~ s~~ 2 ~ ~oo~ ~a.~xx~r~ ~ zor~rNc 8EP 30 '63 15 52 2688886854 Pgf,F RS maniuteuv recta ub1'1', a City Clerk SEP-24-2003 04:SZP FROM:JfiNE 3UGG5 20B 3q2 6946 006 70:8836854 P:1~2 ~~~ JANE $. SUGGS CONSULTING $~P ~;~ 7Q~~! CITY'JN tI+~RYL~~~ G 8 ZGNIl~?G FAX DATE: R ~Z 9~~03 TO: ~dY or fi-r~na FAx: 8 88-(9 S~`(- F.~oM: Jamie ~Ax: ~I-Z-CoR 410 srzeaECT: .aac~a S~,r; ~s ~h2 a~~ ec( S~tou~ 3 3 ~o r'~i uy~ crF- `}'(~~. s i -~2.. ~I-Pna-(- has -b b,~ r~e ursed ~-e. ~tu •F~~e ~~rY-- c,~~~ Y~~~~red ~ Aft+~ case a 2p ' c.Jlo~ O~ ri ~~ w~! ~tv ss acc-eS S ~~. Wi (~ `~1~5 cn~~~. ~r ~rol.~l' Z tm 9oa N. LOVISA STREBT, B019 ti, IDAHO 83732 (2o9)3g2-694t jbsaggs@eableone.aet SEP 30 '03 15:52 2088886854 PRGE.06 ~~h lei- w~1I In~~e,, i o' o-F ~r~n.fi~~.e. crti~~e ____ ________„~ ucnauatur r&L 11131'T. 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'~ i/bs Zt8 F ,l ~.__ °f o o f• --_~_- Ubs iZS'b ~ ~ A P ._- q o 4 pf ~C fy ~_-_ 00:£l~l -~~-__ of ° - ° 1 l o iJbs Za8 f -~__ 1 °af.8l~~ -- 00'£[1 0 0 ° J l o iJbs OZS'b o ° yt`'-~ _ . ~_ Jib's 6ZB'£ Z'Z'd bS8928E:41 SEP 36 ' 03 1553 ~_ _ -~__ ---~_~` SCp ~ ~ Z~0~• ~~~ fJ! b b o° n h C tr y 2 r, ,.~ .. ~ 9b69 2bE 802 S9Jf1S 3hltlr=W02~ dLS:b0 £662-b2-d35 + Clt9 Clerk ¢J007 2088886854 corc a~ . ~~~~~ Preporlrg v0 Todoy's SdMents for IV • ~,a~~.r, ;~~~s~~` Joint School District No. 2 Mer~a~oc 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell CORRECTED October 1, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED OCT -12003 Ciiy of Meridian ('ity Clerk Office The Meridian School District has experienced phenomenal student growth the last ten yeazs. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Soda Springs Subdivision will have a significant impact on school enrollments at Marv McPherson Elementary Lake Hazel Middle and Mountain View High School. We can predict that these homes, when completed, will house seventeen (17) elementary aged children, sixteen (16) middle school aged children, and thirteen (13) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it maybe necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. if you have any questions, please contact me at 855-4500. Sincerely, ~~~~~~ Wendel Bigham Supervisor of Facilities and Construction pCT-1-2003 10:36A FRpM:JANE SUGGS 203 342 6946 7-~ -_, .~ ,,.... .,.......~ ~.~ ..... ..~..., ~~~ 70tlaVS ~der.s M Ta'e~rs SUPI;RIN7FNI)ENT Christine H. Donnell Octaher 1, 2003 t5:80 £0. z0 1J0 l'0:3836854 P:2~2 a -,. Joint ~choo~ district No. ~ 471 Meridian Road • Meridiary Idaho 83695: • t2U8) 655-4500 • faac f20s) 888.67tm city of raeiidiar, 331'sest.ldaho Meridian, Idaho 83642 ~ouAEC~rsn RECEIVED OCT 0 2 2003 D~'~'p>aaaers. City Of Meridian City Clerk Office 1'he Meridian Sclwol District has exptrienoed Phcnomanal Student g+owlh the Zest tea 5'eets- The high schools, middle schools, and are operating o,.cr capacZty,, elementsiy SchaDls fhrougbout the disbiict Approve! of Soda SnrinQS S +yision wi71 Ziave a ' can enrollments at Marv McFhercan Elemen t rmpast on school Sch o . ~-- ~~~'~.~e• ~+d Mouarair We can ,predict tfrat t7reae homes. wheat cotnpleted, wr71 house: scvcateen (17) cl~ aged children, sixteen (1 tr)'AUiddle school aged childrtn, and thumCU (13) senior high aged students. Additional students will further wmpound the ,:urreot oveacrowded situation. Residents camtot be assured of attending the meighborllood schoali as it may be n~~' LO bus s~udertts tv other schools across the district 3choo! capacity is addrrssed is Idaho Code 67-6508. The Meridian School.DisRict is ~~~' ~~8 beyond capacity. Future developmeai wt")i com:rinue iv have an impact on the district's capacity, !f SAUtr have any questions, please contact me at 855-4500. Siacereiy, ~~ Wendel Bigham 1~ Supervisor of Facilities and Camsttuction T00fi31 $aeTJ 61iJ « ` 'J.d3Q Z8d_NdIQIti31t 5EP-23-2003 06:31R FROM:Sanitary Services, I206-868-5852 CITY Tutuny de W6exd William L. M. Nary m 't° 6~- r -_, ~ ~ •v G'YIl~1G~YI ~/ LbGAL DEPARTMENT (2n8) 466.9272 • FAX 9660.1405 vARKS 3 tLECliEAT10N (208) SSS-3579 -Fax 898.5501 PuaLtc woalcs (208) 896.4500 • Pax 887-129'7 BUILDING DEPnIi'rMFN7 (208) 887.2:1 I • Fa% AR7.1297 Ctlerie McCmdlcxn yy, J_3 s ~ VLANNwC & ZONING KCi4l1 Bird !$ J~uu+~ ^ I f~dl (211A) 8Sa55d3 - Fux SSS 6ASa TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments antl recommendations will be considered by the Meridian Planning and Zoning Commisstan, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, Clty Clerk, by: ~®pi<cemo Transmittal Date: Angus! 2B, 2003 File No.: CUP 03-043 Request: Gondifional Use Permit for a PIS 2003 Hearing Date: residential lot sires and amenities for By: JLJ Entt~ptises, inc. Location of Properly or ProjeG: 2310 and 2384 TO: Meridian Clerk P:2~4 a mix of David Zaremba, P1Z (No VAR, VAC, FP) Meridian School District Mo FP1 Jeny Centers, P/Z {Nc VAR, vac, FP) Meridian Post Office (FP/PP only) Leslie Mathes, P2 (NO VAR, VAC, PP) Ada County Highway District Michael Rohm, P2 (Ne vae, vac, FP) Ada County Development Services Keith Bomp, P2 (No vna, VAC, FP) Central District Health Robert Collie, Mayor Nampa Meridian Inig. District Bill Nary, CIC Settlers Inigation District Tammy deWeerd, CIC Idaho Power Co. (FP/PPoMy1 Keith Bird, CIC U.S. West (FPAW oMy) Che' McCandless, CIC Intermountain Gas (FPiPPonry) er Department Bureau of Reclamation (FP/PPOnty) ewer Department Idaho Transportation Department (Na FP) Senftary Service (No VAR, VAC. FP) Ada County (Annexation oMy) Building Department Ada County Land Reeords (fPiPP Dory) Fire Department. Meridian Development Corporation Police Department Historical Preservation Commission City Attorney City Engineer City Planner Parks Department Your Concise Remarks. Mt'AIYT ~E C L~ TT T~.L.~ ~+Iti G~.aua~ .i-~1 V ~ a ~ ~ ~ ~,~ SEP 2 3 2003 City Of Meridiazi City Clerk Office 33 EAST 1DAH6 AVF_NU& • 1v1ERTDTAN, IDAHO 83(,`12 • (2U8) 585-0433 City Clerk Ornce Pax (2UR) 8R8-4216 • Hulnwt itemorces Fnx (20R) RR4•R723 • Pinance & Utility Billing Fox (2DR) RR7-ati 13 208-888-5052 PRGE.02 MAYOR Robert D. Conie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird ~, ~: ~~,,~~ ,,~~'' CITY OF j.~'~~'^ ~.~VleY1G~l~Y1 ' ll IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 4G6-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-550 t 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: 2003 Transmittal Date: August 28, 2003 Hearing Date: October 2, 2003 File No.: CUP 03-043 Request: Conditional Use Permit for a Planned Development for a mix of single-family detached residential lot sizes and amenities for proposed Soda Springs Subdivision By: JLJ Enterprises, Inc. Location of Property or Project: 2310 and 2384 East Victory Road 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, FP) Keith Borup, P/Z (n!o 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 Ci ngineer ity Planner Parks Department Mertdlan SCh001 DlStrtct (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PPoMy) U.S. WESt (FP/PP only) Intermountain Gas (FPiPP ~~ty) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ade County (Annexation Doty) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission SEP 1 ~ 2W3 C,`ity Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 RECEI MAYOR Robert D. Conic C[TY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird :~ ,~g,,.,yny~ ~, Q ,~' CITY OF l~~'^''_ - ~../V[ eY1G~tG~"YI Y~ ~` ti IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4105 PARKS & RECREATION (208) 888-3579 • Fax 898-SSOI PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-22(I • 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: September 25, 2003 Transmittal Date: August 28, 2003 Hearing Date: October 2, 2003 File No.: CUP 03-043 Request: Conditional Use Permit for a Planned Development for a mix of single-family detached residential lot sizes and amenities for proposed Soda Springs Subdivision By: JLJ Enterprises, Inc. Location of Property or Project: 2390 and 2384 East Victory Road David Zaremba, P!Z (No VAR, VAC, FP) Jerry Centers, P/Z (No vAR, VAC, FP) Leslie Mathes, P2 (No vaR, vac, FP) Michael Rohm, P/Z (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 ~erie McCandless, CIC ater Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Departmern RAC ~, City Of Meridian ~.-.- City Clerk Office w R T ~~v ~d~t~. i ~ 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 (208) 888 4433` ,y p~!pa, Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District HeaRh Nampa Meridian Irrig. District Settlers Imgation District Idaho Power Co. (FP/PP only) U.S. West (FP/PP ~~ty) Intermountain Gas (FPiPP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexation Doty) Ada County Land Records (FP/PP oMy) Meridian Development Corporation Historical Preservation Commission City Clerk Office Fax fi24~}$) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887813 Your Concise Remarks: CITY Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird CITY OF ~~'~~~«. ,` .. C~ri~i~n ,{ IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (2D8) 868-3579 • Fax 898-550] PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 `~-~~ ~ ~ ivaa PLANNING & ZANING (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: Transmittal Date: August 28, 2003 File No.: CUP 03-043 Request: Conditional Use Permit for a Planned 2003 Hearing Date: October a mix of residential lot sizes and amenities for By: JLJ Enterprises, Inc. Location of Property or Project: 2310 David Zaremba, P/Z (No vAR, vac, FP) Jerry Centers, P/Z (No VAR, VRC, FP) Leslie Mathes, P/Z (nro vAR, vac, FP) Michael Rohm, P2 (No vAR, vac, FP) Keith Borup, P2 (NO VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C T my deWeerd, C/C eith 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 Soda Springs Subdivision East Road Merdlan SCh001 District (No FP) Meridian Post Office (FPiPPonty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FPiPPonly) U.S. West (FP/PPonty) Intermountain Gas (FP/PP only) Bureau of Reclamation (FPiPPonty) Idaho Transportation Department (No FP) Ada County (Annexa0on Doty) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission RECEIVED SEP 0 2 2003 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billine Fax h~si ssT_sc i~ CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE November 6, 2003 ITEM # PROJECT NUMBER 6 CUP 03-043 PROJECT NAME Soda Springs Subdivision NAME (PLEASE PRINT} FOR AGAINST NEUTRAL G ~1A n! n~ S~ N v ~a/~~ ~un fP!- ~ ~ 1" 1 ~U I~`~ ~ -? . v/ t~ e, d ~ ST~v~ !-rgn,0~n~- / G November 3, 2003 CUP 03-043 MERIDIAN PLANNING & ZONING MEETING November 6, 2003 APPLICANT JLJ Enterprises, InC. ITEM NO. 6 REQUEST Continued Public Hearing from October 2, 2003 -Request for a Conditional Use Permit for a Planned Development for a mix of single-family detached residential lot sizes and amenities for proposed Soda Springs Subdivision - 2310 and 2384 East Victory Road Materials presented of public meeiinga shall become properly of the CHy of Meridian. AGENCY CITY CLERK: COMMENTS CITY ENGINEER: ~M ' CITY PLANNING DIRECTOR: ~,Q ~ L/1' ~~~/' 1 CITY ATTORNEY (Y' CITY POLICE DEPT: ~~ /~~~ CITY FIRE DEPT: See OftaChed COmments l 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: Sfre attached Comments Date: ~ ~ Phone: fjf~ Staff Initials: ~ ~ ~~ ~~~ VR ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. NARY KEITH B[RD TAMIvIY DE WEERD CHERIE MCCANOLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGHTON SrevE ELLIOTT 0 #:IN_ ` '1'I T'(JF ~_~, C~ra~i~n - V Inntio ~y VILLI KEN W. BOWERS DEPUTY CHIEF - FIRE PREVHNTION JOSEPH SILVA DEPUTY CHIEF - TRAMMG B[LL JOHNSON 540 Haet Franklin Rond Meridian, ID 3364? lzu3~ ass-Ira Fas(203J395-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT September 19, 2003 ~ ~ ~ ' ~ 'i ~ ' ,~ ~ ~ ~~ ,. ~_ JC' f ~ 3 2003 ti.ziv t%lt r~ L'.lffice TO: Mayor, City Council and Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Soda Springs Subdivision File AZ 03-023, CUP 03-043, PP 03-027- Revised Plans dated 10/10/03 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have a turn around. 2. All roads shall have a fuming radius of 28' inside and 48' outside. 3. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The emergency access road will be required to have a 20' wide swing gate. The location on Block 1 Lot 18 is approved. 4. Provide afire-flow per the International Fire Code Appendix D to service the project. Fire hydrants shall be placed an average of 400' apart. ~D, ""'~ . ~'' Ada County Highway District Sheny R. Huber, President 318 East 37th Street Susan S. Eastlake, 1st Vice President Garden City ID 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us Date: September 25, 2003 To: JLJ Enterprises, Inc RECFA V Ci~ 408 South Eagle Road, Suite 103 Eagle, Idaho 83616 OCT 10 2003 Subject: Soda Springs Subdivision City of Meridian 59-lot single-family resdential subdivision City Clerk Office 2310 and 2384 East Victory Road On Septmeber 24, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Sincerel , '~. Andre .Tuning Principal Development Analyst Right-of-way & Development Servi Planning Division CC: Planrlirw<q ~ Development project file City of 1Neridiah Construction Services Drainage Utilities WH Pacific 3130 South Owyhee Street Boise, Idaho 83705 Charles Creech 2310 East Victory Road Meridian, Idaho 83642 Ada County Highway District Rlght-of-Way & Development Department Planning Review Division This application requires Commission action because due to the fact that staff is recommending a modifrcation of policy. This item is scheduled to be on the consent agenda on Wednesday September 24, 2003 at 6:30 pm. Tech Review for this item was held with the applicant on Wednesday September 10, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact.• Andrea N. Tuning, 208-387-6977-phone, 208-387-6393-fax, atuninoanachd.ada.id us File Numbers: Soda Springs Subdivision/MAZ03-023 Site address: 2310 and 2384 East Victory Road Owner: Charles Creech 2310 East Victory Road Meridian, Idaho 83642 Applicant: JLJ Enterprises, Inc. 408 South Eagle Road, Suite 103 Eagle, Idaho 83616 Representative: WH Pacific 3130 South Owyhee Street Boise, Idaho 83705 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional use and preliminary plat approval to construct a 59-lot single-family residential subdivision on 11.0-acres. The site is located on the north side of Victory Road between Eagle Road and Locust Grove Road. Acreage: 11-acres Current Zoning: RUT Proposed Zoning: R-8 Buildable Lots: 59-lots Common Lots: 8-lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 570 additional vehicle trips per day (20 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance. that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: The site currently has two existing single-family residential homes. 5. Description of Adjacent Surrounding Area: a. North: Sherbrooke Hollow Subdivision (single-family residential subdivision) b. South: Proposed Tuscany Lakes Subdivision (single-family residential subdivision) c. East: 4.0-acres with asingle-family residence d. West: Sherbrooke Hollow Subdivision (single-family residential subdivision) 6. Impacted Roadways Victory Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 700-feet Collector East of Locust Grove was 3,555 on 4-2-02 Currently better than "C" 45 MPH 7. Roadway Improvements Adjacent To and Near the Site Victory Road is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. There is sidewalk located to the west of the parcel that was constructed as part of Sherbrooke Hollow Subdivision. 8. Existing Right-of-Way Victory Road currently has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site There are currently two driveways that intersect Victory Road. There is an existing 15-foot wide driveway that intersects Victory Road approximately 285-feet east of the west property line. There is an existing 40-foot wide driveway that intersects Victory Road at the east property line. 10. Site History The District has not previously reviewed a development application for this site. Capital Improvements Plan/Flue Year Work Program This segment of Victory Road is not included in the District's Five Year Work Program or Capital Improvements Plan. The Victory Road and Eagle Road intersection is scheduled in the District's Five Year Work Program and Capital Improvements Plan for signalization in the year 2006. 2 12. Other Development in Area On July 24, 2003, the District approved Tuscany Lakes Subdivision. Tuscany Lakes Subdivision is a proposed 455-lot single-family residential subdivision on 196.20-acres. On August 6, 2003, the District approved Tuscany Village Subdivision. Tuscany Village Subdivision is a proposed 136-lot single-family residential subdivision on 33.3-acres. On Tuesday July 22, 2003, the District approved Sageland Subdivision. Sageland Subdivision is a proposed 39-lot single-family residential subdivision on 10.64-acres. B. Findings for Consideration Right-of-Way and Sidewalk District policy requires 70-feet of right-of--way on collector roadways (Figure 72-F1B). This right-of- way width allows far the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. District policy requires 5-foot wide (minimum) concrete sidewalk on all collector streets {7204.6.5) Victory Road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet of right-of--way from centerline along Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance to the subdivision, Condo Avenue, to intersect Victory Road approximately 100-feet east of the west property line. This roadway is proposed to be located approximately 250-feet (measured centerline to centerline) east of Gold Bar Drive. The proposed location of Condo Avenue does not meet District policy. The main entrance should be located so that Gunnell Avenue intersects Victory Road approximately 385-feet east of the west property line. 3 All of the internal roadways meet minimum offset that have been established by District policy and should be approved with this application. 3. Street Sections District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of--curb to bads-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surtace. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-of-way." The applicant is proposing to construct Condo Avenue (from Victory Road to Tigert Street) and Tigert Street as 36-foot street sections with curb, gutter and 4-foot separated concrete sidewalks that are detached by a 5-foot planter strip within 50-feet of right-of--way. This street section meets District policy and should be approved with this application. The applicant is proposing to construct Condo Avenue (from Tigert Street to McPherson Street), McPherson Street, Hudspeth Avenue and Gunnell Avenue as 29-foot street sections with curb, gutter and 4-foot separated concrete sidewalks that are detached by a 5-foot planter strip within 42-feet of right-of-way. Due to the fact that the main entrance is being required to be relocated to intersect Victory Road approximately 385-feet east of the west property line, tin order to provide the adequate street section and right-of--way, the applicant should construct: • Gunnell Avenue and Tigert Street as 36-foot street sections with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 50-feet of right-of- way. • Condo Avenue and McPherson Street as 29-foot street section with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 42-feet of right-of- way. • Hudspeth Avenue as one-half of a 29-foot street section with curb, gutter and 5-foot concrete sidewalk on the west side of the roadway and a 3-foot gravel shoulder on the east side of the roadway with a minimum of 24-feet of pavement within a minimum of 35- feet of right-of-way. -MODIFICATION OF POLICYFOR REDUCED RIGHT-OF-WAY ****Staff is supportive of the applicant's request to dedicate a reduced right-of-way width due to the fact that the required improvements will fit within the 35-feet of right-of-way that the applicant is proposing to dedicate. 4 4. Alleys District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks required by the land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the alley. District Policy 7204.10.3 states a minimum of back-of--curb radius of 15-feet is required at all alley intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15- feet when it is impractical to remove e~asting obstructions. Access is allowed to and from a fully improved alley (District policy 7204.10.2}. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in alley is not allowed (District policy 7204.10.3). The applicant is proposing to construct two 16-foot wide alleys within the subdivision. The alleys are proposed to be located perpendicular to Tigert Street and McPherson: • Between Condo Avenue and Gunnell Avenue and • Between Gunnell Avenue and Hudspeth Avenue The applicant should construct the alleys to have aback-of--curb radius of 15-feet at all alley intersections and pave the alleys their entire width. Any driveways that are proposed to access an alley shall be located a minimum of 25-feet from the nearest public street and the minimum clear distance from the back of any parking stall to the opposite side of the alley shall be 22-feet. 5. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100.square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Development staff. The applicant is proposing to construct one knuckle without a center island located in the northwest corner of McPherson Street and Condo Avenue. Staff is supportive of the location of the proposed knuckle. 6. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is not proposing to construct a stub street to the north or to the west due to the fact that the property to the north and the west is developed as asingle-family residential subdivision known as Sherbrook Hollow Subdivision. The applicant is proposing not proposing to construct Hudspeth Avenue as a typical stub street, but is proposing to construct a roadway on the east property line to provide a public roadway far the property to the east to utilize when it redevelops. Staff is supportive of Hudspeth Avenue being constructed on the east property line to serve as a quasi stub street for the property that is located directly to the east. 7. Emergency Access (Temporary) The applicant is proposing to construct a temporary emergency access road that will intersect Victory Road approximately 10.feet west of the east property line and extend to the north to intersect Tigert Street. In order to eliminate cut through traffic, the applicant should install traffic bollards within the emergency access to minimize the connection. 8. Other Access Victory Road is a classified roadway. Other than the access points that have specifically been approved with this application, direct lot access to Victory Road is prohibited. Lot restrictions should be placed on the final plat. C. Site Specific Conditions of Approval The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet of right-of-way from centerline along Victory Road, and construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c: Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Victory Road, located at the back edge of the existing right-of--way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct the main entrance to be located so that Gunnell Avenue intersects Victory Road approximately 385-feet east of the west property line. 3. Construct Gunnell Avenue and Tigert Street as 36-foot street sections with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 50-feet of right-of-way. 4. Construct Condo Avenue and McPherson Street as 29-foot street section with curb, gutter and 4-foot detached sidewalks that are separated by a 5-foot planter strip within 42-feet of right-of-way. 5. Construct Hudspeth Avenue as one-half of a 29-foot street section with curb, gutter and 5-foot concrete sidewalk on the west side of the roadway and a 3-foot gravel shoulder on the east side of the roadway with a minimum of 24-feet of pavement within a minimum of 35-feet of right-of-way, as proposed. 6. Construct two 16-foot wide alleys within the subdivision located perpendicular to Tigert Street and McPherson between Condo Avenue and Gunnell Avenue AND beiween Gunnell Avenue and Hudspeth Avenue. Construct the alleys to have aback-of-curb radius of 15-feet at all intersections and pave the alleys their entire width of 16-feet. Any driveways that are proposed to access an alley shall be located a minimum of 25-feet from the nearest public street and the minimum clear distance from the back of any parking stall to the opposite side of the alley shall be 22-feet. 7. Construct one knuckle without a center island located in the northwest corner of McPherson Street and Condo Avenue, as proposed. 8. Construct Hudspeth Avenue on the east property line to serve as a quasi stub street for the property that is located directly to the east, as proposed. 9. Construct a temporary emergency access road that will intersect Victory Road approximately 10-feet west of the east property line and extend to the north to intersect Tigert Street, as proposed. Install traffic bollards within the emergency access to minimize the connection. 10. Other than the access points that have specifically been approved with this application, direct lot access to Victory Road is prohibited. Lot restrictions prohibiting access to Victory Road shall be placed an the final plat. 11. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7 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 applicants 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 vvaiver/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. Site Plan 3. Request for Reconsideration Guidelines Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACRD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. J 10