HomeMy WebLinkAboutSouthern Springs Sub No. 2 AZDecember 1, 2003 AZ 03-030
MERIDIAN PLANNING & ZONING MEETING December 4, 2003
APPLICANT The Land Group, Inc. ITEM NO. 9
REQUEST Public Hearing - Request for Annexation and Zoning of 2.8 acres from R-6 to L -O and
C -G zones for proposed Southern Springs Subdivision No. 2 - south of East Overland Road and east
of south Meridian Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
COMMENTS
See attached Staff Comments
CITY BUILDING DEPT:
CITY WATER DEPT:
Okay with Meridian Water Department
CITY SEWER DEPT:
No Comments
CITY PARKS DEPT:
No Comments
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH: .
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
No Comments
8 C,,0 CL" QCk,CCP Comme ir,*
No objections
No Comment
Materials presented at public
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HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Robert
CITY OF MERIDIAN
288-2501
(20g>2UBLI
I MEMCorric
CITY COUNCIL MEMBERS
WO
PUBLIC WORKS
Tammy deWeerd
33 EAST IDAHO
BUILDING DEPARTMENT
William L. M. Nary
MERIDIAN, IDAHO 83642
(208)887-2211 Fax 887-1297
Cherie McCandless
(208) 8884433 FAX(208)8874813
PLANNING AND ZONING
Keith Bird
City Clerk Office Fax (208) 888-4218
DEPARTMENT
(208) 884-5533 -FAX 888{854
STAFF REPORT:
Hearing Date: December 4, 2003
Transmittal Date: November 26, 22003
To: Planning &Zoning Commission /Mayor &City Council RE CE 1 �' ED
From: Bruce Freckleton, Assistant to City Engineer NOV 2 6 2003
Brad Hawkins -Clark Principal City Planner
''— City Clerkffice
eridian
Re: Southern Springs No. 2
• Request for Annexation and Zoning of 2.8 acres from R-6 to L -O and C -G Zones
for Southern Springs No. 2 Subdivision by The Land Group, Inc. (File #AZ -03-030)
Request for Preliminary Plat of Two (2) Commercial Building Lots and Three (3)
Limited Office Lots on 2.8 Acres in a Proposed L -O and C -G Zone by The Land
Group, Inc. (File #PP -03-036)
We have reviewed these submittals and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, The Land Group, Inc. (David Koga), on behalf of Roger Michener and Lawrence Ross,
requests the annexation and zoning of a 2.8 -acre parcel, located immediately east of the recently
approved Southern Springs Subdivision No. 1, near the southeast corner of Overland and Meridian
Roads. The parcel is zoned R6 in Ada County. They are proposing a split zone of L -O and C -G, with
all of the L -O lots being proposed adjacent to existing residential uses and the C -G lots adjacent to the
first phase of Southern Springs (existing C -G zoning).
The applicant also requests preliminary plat approval of the 2.8 -acre parcel to subdivide the land into
five (5) lots - two commercial lots and three office lots. Ten Mile Creek is contiguous to the west
boundary and a 29 -foot wide private street (within a 42 -foot right-of-way) is proposed to connect this
subdivision with Southern Springs No. 1 (including a new bridge across Ten Mile Creek).
All of the proposed lots are below one (1) acre in size and range from 20,038 square feet (0.46 ac.) to
27,000 square feet (0.62 ac.). As noted in the draft CC&R's submitted with the application, an
Architectural Control Committee would be established as part of the Southern Springs Association that
would have full design review authority of all buildings. The application projects 7,600 square feet of
new commercial/retail uses and 15,000 square feet of professional office uses.
AZ -03-030 / PP -03-036
Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 2
According to the development's updated Traffic Impact Study (prepared by Dobie Engineering), the
development is projected to build out by the year 2007. The proposed private street (which must be
approved by City Council) has one new connection to Overland Road and would provide internal
traffic circulation to Southern Springs No. 1. The Ada County Highway District recently completed
road widening improvements to Overland Road adjacent to this property, including expansion of the
Ten Mile Creek culvert and new sidewalks.
The key issue for discussion by the Commission and Council on AZ -03-030 will be the fact that the
property is currently designated as Medium Density Residential on the 2002 Comprehensive Plan
Future Land Use Map. (See further staff analysis of this issue below.)
Staff is recommending approval of the annexation and zoning and preliminary plat applications with
conditions.
LOCATION
The property is located just east of the southeast corner of Overland Road and Meridian Road/SH 69.
The parcel is in Section 19, T3N, RI E. The property is designated as "Medium Density Residential" in
the 2002 Comprehensive Plan.
North - An ACHD drainage lot, zoned C -G, and a single family residence, zoned R-1 (Ada Co.)
South - A 0.25 acre lot, zoned R6 (Ada Co.) in Country Terrace Subdivision; and a 0.55 acre lot,
zoned R-4 (Meridian) in Running Brook Estates Subdivision.
East - Country Terrace Subdivision, zoned R-6 (Ada Co.). Five (5) residences which average 0.3 acre
lot sizes.
West - Southern Springs No. 1, zoned C -G (Meridian). Includes 11 buildable commercial lots.
The property owners of record are Patrick and Judi Thacker. Ms. Thacker has provided notarized
consent for the subject applications.
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;
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 3
Staff finds that the 2002 Comprehensive Plan Future Land Use Map designates the subject
property as "Medium Density Residential." While the Comprehensive Plan Future Land Use
Map does not explicitly support the proposed zone change, staff finds there is a strong
argument for saying that the Comprehensive Plan text policies do support the proposed rezone.
A key component of this argument is the relative flexibility of Meridian's Comprehensive Plan
(quoted below) as described in Chapter I, Section B of the Comprehensive Plan.
"The Meridian Comprehensive Plan is an official policy guide for decisions concerning
the physical development of the community. It indicates, in a general wav (emphasis
added), how the community may develop in the next five to ten years."
Furthermore, in Chapter VII, Section C, Future Conditions states the following:
"Figure VII -2 [The Comprehensive Land Use Map] depicts desire future land use
categories and their location within the Impact Area. The areas depicted on the map are
conceptual (emphasis added) and, therefore, will require further analysis prior to the
creation of a zoning map."
While the proposed zone change does not explicitly comply with the Comprehensive Plan Land
Use Map, staff finds that the proposed zone change does fit with the existing and anticipated
development patterns of the surrounding area and it would be appropriate to extend the non-
residential designation to this property. Since 2001, both the P&Z Commission and City
Council have approved similar rezones where the Future Land Use Map designation did not
directly correlate with the proposed zoning district and a Comprehensive Plan Amendment
application was not required. First, Hark's Comer, at the southwest comer of Franklin Road
and Linder Road, was annexed in September 2001 with a C -C zone even though the 1993
Future Land Use Map designated the property as residential. More recently, Office Jet
Subdivision, located on N. Locust Grove Road, was annexed with an L -O zone even though the
2002 Future Land Use Map designated the property as "Medium Density Residential." In both
instances, findings were made and adopted by the City Council that the proposed developments
were compatible with the surrounding uses and intended character of the areas and complied
with the Comprehensive Plan.
The future retail buildings in Southern Springs No. 1, directly west of the subject property, are
designated as "Commercial" in the Comprehensive Plan and all of the land on the north side of
Overland Road is also designated as "Commercial." During the pre -application meeting, staff
indicated that they would not be able to consider support of the proposed commercial zoning
unless the applicant could show that they had met with the neighboring residential properties
and had met their concerns. The applicant has indicated that they met with the four of the five
adjoining property owners and they were generally supportive of the office use. Staff finds that
the proposed rezone of a small parcel located on a major arterial and adjacent to property zoned
Commercial, meets the intent of the Comprehensive Plan for the future development of the
area.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable (staff
analysis is in italics below policy):
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 4
"Locate new community commercial areas on arterials or collectors near residential areas
in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I,
Obj. B, #5)
The proposed Southern Springs No. 2 Subdivision has frontage on Overland Road, a
principal arterial roadway. The proposed low intensity office development complements
adjoining residential areas.
"Require screening and buffering of commercial and industrial properties and residential
use with transitional zoning." (Chapter VII, Goal IV., Obj. A, #6)
As required under MCC 12-13, the applicant is proposing landscaping buffers at the edges
of the subject property bordering Country Terrace and Running Brook Estates residential
subdivisions.
• "Permit new ... commercial ... developments only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, Goal I, Obj. A, #6)
Southern Springs No. 2 is contiguous to existing city limits and sanitary sewer, water and
other urban utilities can be extended to meet the needs of the development.
• "Preserve and conserve our waterways, wetlands, wildlife habitat and other natural
resources." (Chapter V, Goal I, Obj. A)
"Improve and protect creeks (...Ten Mile Creek) throughout commercial, industrial and
residential areas." (Chapter V, Goal I, Obj. A, #11)
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 general vicinity of this project has experienced a rapid change from agricultural and low
density residential uses to commercial/urban type development in the last three years. The
ACHD Park & Ride Lot, Gold's Gym, Southern Springs No.1 and the widening of Overland
Road to five lanes are examples of the increased urbanization in the immediate area. Staff finds
a rezone of the proposed property would be compatible with other land use and facility changes
in 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;
AZ -03-030 / PP -03-036 Southem Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 5
No specific uses are proposed with this application. Certain permitted uses in the C -G zone
such as bus stations, outdoor entertainment uses, wholesale facilities and service stations, could
have a negative impact on the existing residential uses to the north and south. However, given
the property size, such intensive uses are unlikely to occur. The existing single family residence
on the north side of Overland Road is designated as "Commercial" in the comprehensive plan.
Staff finds that any future uses, if designed, constructed and operated in accordance with
adopted city ordinances and standards, should be harmonious and appropriate in appearance
with the existing character of the vicinity.
D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff finds the majority of future uses on the subject property will not be hazardous or
disturbing to existing or future neighboring uses if all development and landscaping ordinances
are exercised. The proposed L -O zone and professional office uses abutting the east and south
boundaries are intended to mitigate any disturbances. The Commission and Council should rely
on public testimony to determine whether the proposed uses will be disturbing or hazardous to
the neighboring residential uses.
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 recent improvements to Overland Road and the planned intersection
expansion at Overland and Meridian Roads will handle the additional traffic generated by
future development. Sanitary sewer and water are either currently available or under
construction to provide service to the area. The Commission and Council should rely upon
comments submitted by Meridian Police and Fire Departments to determine serviceability for
these services. All other public services and facilities noted above appear to be adequate to
service 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 this development will not cause excessive additional requirements at public
cost. The proposed street providing access to the site is private and funded by the developer.
The Ten Mile Trunk is already constructed. Other required site improvements will be funded
and constructed by the developer. We also find that the annexation and zoning alone will not be
detrimental to the community's economic welfare.
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;
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 6
Staff finds that several of the allowed uses in the C -G zone may involve activities, processes,
materials, equipment or conditions that could produce excessive traffic and noise and have
other public impacts. However, MCC 11-12-2 and 11-12-3 are intended to mitigate impacts of
some uses such as fire hazards, bulk storage, and contractor's yards. The allowed uses in the L-
O zone are generally limited to residential compatible uses. The Commission and Council may
want to consider if a Development Agreement is desirous to address any Potentially detrimental
activities (e.g. prohibit 24-hour operations). The application references the L -O lots as being
and "8 -to -5 office development" (item #6), but there is no mechanism other than a DA to place
such a limitation on this subdivision.
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 any future uses will impact the level and flow of traffic on the surrounding
streets. Specific traffic counts will be determined at the time of development applications on
each lot. ACHD included a "Special Notification" to the City of Meridian in their staff report
regarding the configuration of the proposed private street and potential cut -through traffic to
Meridian Road/SH 69. District staff is concerned about the bridge crossing causing a negative
impact on the Southern Springs No. 1 businesses. The following statement is on page 5 of the
ACHD report:
"District staff has concerns that the configuration for the connection from the northern
driveway on Meridian Road (in Southern Springs No. 1) and the location of the
bridge/private road creates the possibility of bypassing the signalized intersection and
therefore providing cut through traffic to skirt around the signal at the intersection
during peak hour travel.
If this were to be a public roadway the District would not approve the configuration of
the connection from Meridian Road to bypass the signalized intersection with Overland
Road. The applicant should be required to re -design the connection between the two
projects to discourage cut through to bypass the signal."
City staff believes the benefits of constructing a bridge and providing interconnectivity between
the two phases far outweighs the potential negative impacts of cut through traffic to Meridian
Road/SH 69. Since a final site plan with building locations for Southern Springs No. 1 has not
been determined or approved, it is difficult to analyze or justify a cut through concern between
the two projects. To date, ITD has not made a final decision on the location or number of
approaches they will allow from Southern Springs No. 1 to Meridian Road/SH 69. (That
decision is anticipated the second week of December.) If ITD limits the developer to a single
approach, it is doubtful the northern driveway onto Meridian Rd will remain. In that instance,
the cut through concern is significantly reduced since the traffic pattern to Meridian Road/SH
69 would be even more circuitous.
So, while we recognize the District's concern, we believe there is insufficient evidence to
require a relocation of the Ten Mile Creek crossing within the Southern Springs No. 2 plat. The
City does have the ability during building permit reviews to prevent a "straight shot" from
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 7
Southern Springs #2 to Southern Springs #1 (e.g. we can make it more circuitous by building
placement). We recommend placing the developer on notice via this application that cut
through traffic between Overland and Meridian Roads is a concern of the City and ACHD and
that the future site layout of the northern half of Southern Springs No. 1 will need to address
this concern (e.g. internal driveways and building placements must discourage cut through
traffic between Meridian Road/SH 69 and Overland Road). (See Preliminary Plat Site Specific
condition 93.)
I. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff finds that the annexation alone will not result in the destruction, loss or damage of natural
or scenic features. Building placements and stormwater run-off will need to be designed to
protect the Ten Mile Creek.
J. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the City for the
following reasons:
• increased commercial land base;
• increased property tax revenue;
• municipal services are available to the area; and
• application substantially complies with the Comprehensive Plan.
ANNEXATION AND ZONING SITE SPECIFIC CONDITIONS
1. The legal description submitted with the application meets the requirements of the City of Meridian
and State Tax Commission and places the parcel contiguous to existing city limits.
2. The subject property is within the Urban Service Planning Area. Essential City services can be
made available to the subject property.
3. All future development on said property shall comply with the City of Meridian ordinances in
effect at the time of application.
4. 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, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
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
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 8
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the 2002 Comprehensive Plan Future Land Use Map designates the subject
property as "Medium Density Residential." However, as noted in Finding "A" above, because
the applicant is proposing transitional buffers/uses and because many of the allowed uses in an
R-8 zone are of a similar intensity as those uses allowed in the L -O zone, we find the
subdivision to be in substantial compliance with the Plan. See other findings under the
Annexation and Zoning analysis above.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily available to the lots within the proposed subdivision,
provided changes as may be required by the Public Works and Building Departments are made.
The developer is proposing to utilize the existing sewer trunk line adjacent to Ten Mile Creek.
The Commission and Council should review comments provided by the Meridian Fire and
Police Departments.
In accordance with Comp Plan policy #12 (pg. 79) and policy #2 (pg. 107), staff finds that the
number of vehicular access points to Meridian Road/SH 69 should be restricted and comply
with ITD policies in order to preserve the capacity and movement on the roadway at build -out.
c. The continuity of the proposed development with the capital improvement program;
Staff finds that the subdivision is in conformance with and will not negatively impact the
capital improvement funds.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for supporting services.
The developer will fund and construct the majority of the supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that as long as the developer complies with all regulatory agency standards, no
health, safety or environmental problems are anticipated by this development.
SPECIAL CONSIDERATION
The applicant is proposing a private street to serve this development. Per MCC 11-2-2, Definitions, the
City Council must approve all private streets. If the City Council does not approve the street, it will
require a revision of the plat to re -number the lots and blocks and widen the right-of-way to meet
ACHD local commercial standards (54 feet).
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 9
MCC 12-4-2, Streets, is the only other section of Meridian's code that remotely addresses private
streets. It states:
"Dedication: Within a proposed subdivision, arterial and collector streets as shown on the
Comprehensive Plan shall be dedicated to the public in all cases; in general all other streets
shall also be dedicated to public use."
The City has typically approved requests for private streets where the street system serves a single
development and does not connect to surrounding public streets. There are no required findings for
private streets in the code. However, the Commission and Council should review each plat on a case-
by-case basis and determine if the private street will serve the public's best overall interest.
PRELIMINARY PLAT SITE SPECIFIC COMMENTS
1. Sanitary sewer service to this site will be from main line extensions from the Ten Mile Trunk
adjacent to the west of the project. The applicant will be responsible to construct lateral sewer
mains to and through this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Sewer mains will not be allowed within
landscape areas, beneath landscape islands, and manholes will not be allowed in parking and
loading areas. Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
2. Water service to this site will be from main line extensions from existing water mains in E.
Overland Road, and from Southern Springs No.l. The applicant will be responsible to
construct water mains to and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to provide
service.
Construct a vehicular bridge across the Ten Mile Creek in the location shown on the
Preliminary Plat. The bridge shall be designed with a minimum 29 -foot wide street section and
sidewalks. If an approved emergency vehicle turnaround or fire apparatus road is not available
on the west side of Ten Mile Creek at the time of construction of Southern Springs Subdivision
No. 2, a temporary turnaround shall be constructed on either Lot 3 or 4 of Southern Springs No.
2. Said turnaround shall be approved by the Meridian Fire Department prior to signature on the
final plat, if required.
(NOTE: The developer is hereby informed that cut: -:through traffic between Overland Road and
Meridian Road/SH 69 using the proposed bridge is a concern of the City and ACHD. The City
will review the future site layout of the northern half of Southern Springs No. 1 with this
concern in mind. For example, internal driveways and building placements must discourage
cut -:through traffic between Meridian Road/SH 69 and Overland Road.)
4. Per MCC 12-13-10-4, construct a minimum 25 -foot wide street buffer along Overland Road
and a minimum 20 -foot wide buffer adjacent to the east and south boundaries. All required
street buffers shall be located beyond any future right-of-way. The Southern Springs Business
Association shall maintain the Overland Road landscape easement.
AZ -03-030 / PP -03-036 southern Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 10
5. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy
within the subdivision. .
6. Per MCC 11-2-2, "Local Streets", a perpetual vehicular cross access easement shall be
provided to all lots within the subdivision and with the parcel to the west (approved as Southern
Springs Subdivision No. 1) for use of the private street. Said easement shall be shown as a note
on the final plat for Southern Springs No. 2. An express, perpetual vehicular cross access
easement shall be recorded in the Ada County Recorder's Office with the parcel to the west
prior to the City Engineer's signature on the final plat.
7. If approved by City Council, construct the private street to the minimum ACHD design
standards and comply with any ACHD requirements for Southern Springs No. 2. The private
street shall be signed as "No Parking" on both sides of the road. No gates or other obstructions
of the private street are permitted.
8. Construct a left -turning bay at the intersection of Overland Road and the private street,
designed to ITE (Institute of Transportation Engineers) specifications. The design of the bay
shall factor in projected trip generation from Southern Springs No. 1.
9. The Preliminary Plat (Sheet PP -1, dated 10-8-03, by The Land Group) shall be revised as
follows:
a. Label the private street with an approved street name;
b. Clarify if the two large trees located on Lot 1 are to be retained or removed.
c. Label "Ten Mile Creek."
10. Prior to the P&Z Commission hearing, the applicant shall submit to the P&Z Department a
sample site plan on Lot 3, demonstrating how this lot might be developed. Note that no
permanent structures are permitted within the NMID 50 -foot easement, nor the 20 -foot
landscape easements. Staff recommends the applicant consider shifting the lot lines for Lots 1
- 3 to the north and east to enlarge Lot 3.
11. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted
with the final plat application.
12. 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.
13. A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
AZ -03-030 / PP -03-036 - Southem Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 11
into a surface water is prohibited unless the jurisdiction which has authority over the
receiving stream provides written authorization prior to development plan approval. The
applicant is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
14. Any drainage areas (detention/retention basins) must be designed to ensure that water will
percolate or discharge within a period of time not to exceed 24 hours for all storms up to and
including a 100 -year storm event. Side slopes within drainage areas shall not exceed 3:1.
15. The applicant has indicated that Nampa & Meridian Irrigation District will own and maintain
the pressure irrigation system within this development. 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, a single -point connection to the municipal 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.
PRELIMINARY PLAT GENERAL REQUIREMENTS
1. Submit letter from the Ada County Street Name Committee, approving the subdivision and
street names. Make any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. Assessment fees for water and sewer service are determined during the building plan review
process.
4. Two -hundred -fifty -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. Underground, year-round pressurized irrigation must be provided to all landscape areas on site.
Please submit hook-up and design details based on the proposed landscaping. Due to the size
of landscaped area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be 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.
7. Show all existing and proposed easements for irrigation/drainage facilities located within the
boundaries of this proposed development.
AZ -03-030 / PP -03-036 Southem Springs No 2.AZ.PP
P&Z Commission/Mayor and Council
Transmittal Date: November 26, 2003
Page 12
8. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
9. Provide five -foot -wide sidewalks throughout development in accordance with City Ordinance.
10. All construction shall conform to the requirements of the Americans with Disabilities Act.
RECOMMENDATION
As noted above, there are a couple of issues that may impact the design and functionality of this site
and warrant special consideration by the Commission and Council. These issues include:
Annexation & Zonine Application
I. Whether the proposed development complies with the Comprehensive Plan (see Finding A
under "Annexation");
2. Whether a Development Agreement is desired to address any potential negative land uses on
adjacent properties (see Finding G under "Annexation");
Preliminary Plat Application
3. The proposed private street (see "Special Consideration" section above);
4. The configuration and buildable area of Lot 3;
5. Potential temporary turnaround on either Lot 3 or 4, east of the proposed bridge.
In conclusion, the plat does, as submitted, meet all requirements of the Subdivision Ordinance with
exceptions as noted above. Staff recommends approval of the annexation and preliminary plat for
Southern Springs Subdivision No. 2, with the requirements and comments as noted above.
AZ -03-030 / PP -03-036 Southern Springs No 2.AZ.PP
Susan S. Eastlake, 1 st Vice President
Dave Bivens,2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Ada County Highway District
Garden City ID 83714-6499
Phone(208)387-6100
FAX(208)387-6391
E-mail:
November 25, 2003
To: The Land Group Inc RECEIVED
David Koga DEC - j 2003128 S. Eagle Road
Eagle, Idaho 83616 City of Meridian
City Clerk Office
Subject: MPP03-036/MAZ03-030
Southern Springs Subdivision No. 2
165 East Overland Road, east of Meridian Road
On November 25, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
Sincerely,
Jo a ewton
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Patrick & Judi Thacker 4560 N. Willow Lane Eagle, Idaho 83616
Roger Michener & Lawrence Ross 1412 W. Idaho Street, Suite 110 Boise, Idaho 83702
AIWP
Ada County Highway District
Wav & Develonment Denartrnent
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday,
November 25, 2003. Tech Review for this item was held with the representative on Tuesday, November 18,
2003. Please refer to the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171
phone, 208-387-6393 fax, jnewton@achd.ada.id.us
File Numbers: MPP03-036/MAZ03-030/Southern Springs Subdivision No. 2
Site address: 165 East Overland Road, east of Meridian Road
Owner: Patrick & Judi Thacker
4560 N. Willow Lane
Eagle, Idaho 83616
Roger Michener and Lawrence Ross
1412 W. Idaho Street, Suite 110
Boise, Idaho 83702
Applicant/Representative: The Land Group Inc
David Koga
128 S. Eagle Road
Eagle, Idaho 83616
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
annexation and rezone approval to rezone 2.8 -acres. The applicant is also requesting preliminary approval to
plat a five -lot commercial subdivision including a private road. The site is located on the south side of
Overland Road approximately 160 -feet east of Meridian Road.
Acreage: 2.8 -acres
Current Zoning: R-6 (Single -Family Residential)
Proposed Zoning: L -O (Limited Office)
C -G (General Retail & Service Commercial)
Buildable Lots: 5
Common Lots: 0
Existing Use: Single -Family Residential
Proposed Use: Commercial/Office/Retail
Vicinity Map
MPP034)36/MAZ03.030
Southern Springs Subdivision No. 2
A. Findings of Fact
Trip Generation:
This development is estimated to generate 536 additional vehicle trips per day (10 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
This proposed development is estimated to generate less than 1,000 -trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
There is an existing single-family dwelling with a number of out buildings located on the site.
5. Description of Adjacent Surrounding Area:
a.
North:
Commercial
b.
South:
Residential/Commercial
c.
East:
Residential
d.
West:
Commercial
6. Impacted Roadways
Overland Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Approximately 330 -feet
Minor Arterial
West of Locust Grove Road was 11,065 on 6/5/02
Better than "C'
35 -mph
7. Roadway Improvements Adjacent To and Near the Site
Overland Road is a minor arterial roadway with 4 -travel lanes including a left turn at the intersection.
Curb, gutter and sidewalk abutting the site was constructed with the Overland Road project in 2003;
from Ten Mile Creek (east of Meridian Road) to east of Eagle Road.
8. Existing Right -of -Way
Overland Road has approximately 90 -feet of existing right-of-way (45 -feet on the south side of the
centerline).
9. Existing Access to the Site
There is an existing driveway located on Overland Road approximately 95 -feet west of the eastern
property line and aligns with a curb return driveway on the north side of Overland Road.
10. Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
However, on July 9, 2003 the Ada County Highway District (ACHD) Commission reviewed and
approved a preliminary plat to construct an 11 -lot commercial subdivision on the southeast comer of
Overland Road and Meridian Road. Southern Springs Subdivision No. 1 required Commission action
2
because the development was estimated to generate 798 additional vehicle trips per day (0 existing)
based on the Institute of Transportation Engineers Trip Generation Manual.
11. Capital Improvements Plan/Five Year Work Program
The Overland Road/Meridian Road intersection is programmed in the District's current Capital
Improvements Plan and Five Year Work Program for reconstruction and roadway improvements.
FYWP-04-08: Overland Road and Meridian Road intersection reconstruction: widen and improve the
intersection. Schedule and work will be coordinated with ITD. The project required a study to look at
the intersection and different alignments. Alignment of the intersection may shift to the south to avoid
conflict with the northwest corner. Professional services 2005, right-of-way acquisition 2006,
construction 2007.
CIP2003: Overland Road and Meridian Road intersection: reconstruct intersection with ITD,
anticipated construction 2007.
B. Findings for Consideration
Rig ht-of-Way/s i dewal ks
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
In 2002, Ada County Highway District acquired additional right-of-way from this parcel, providing 45 -
feet from centerline of Overland Road. The site plan submitted with the application is indicating 48 -
feet from centerline tapering to 45 -feet on the eastern side of the driveway.
Should the intersection design shift to the south the applicant should be required to coordinate with
ACHD (Traffic staff, Design staff and Development staff) for the dedication of additional right-of-way if
required for the reconstruction of the intersection of Overland Road and Meridian Road.
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).
The applicant is proposing to construct a private roadway intersecting Overland Road approximately
374 -feet west of Country Terrace (measured from centerline to centerline) and approximately 431 -
feet east of Meridian Road (measured centerline to centerline).
3. Street Sections
District policy 7202.8 and 72-F1B, requires roadways abutting commercial developments to be
constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of
right-of-way.
3
4. Private Roads
District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets.
The District retains authority and will review the proposed intersection of a private and public street
for compliance with District intersection policies and standards.
The applicant is proposing a private road to access the site that intersects with Overland Road
approximately 439 -feet west of Meridian Road. The applicant is also proposing a bridge over the Ten
Mile Creek to provide access to the proposed Southern Springs Subdivision No. 9 located to the
west. This proposed private road and bridge would provide pedestrian and vehicular inter connectivity
between both projects as well as to Overland Road and Meridian Road providing the possibility of
bypassing the signalized intersection.
If the City of Meridian approves the private road, the applicant shall be required to pave the private
roadway a minimum of 20 to 24 -feet wide and at least 30 -feet into the site beyond the edge of
pavement of Overland Road and install pavement tapers with 15 -foot curb radii abutting the existing
roadway edge. The applicant should provide a plan showing how the private road grade meets the
public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection
approach grade of 2% for at least 40 -feet.
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
5. Public Rights-of-way Trust Fund
District policy 7203.8, if the District determines that it is necessary or desirable to defer making some
or all of the improvements, the Developer shall contribute the estimated value of the improvements to
the Public Rights-of-way Trust Fund.
Typically sidewalk is constructed 2 -feet within the ACHD right-of-way. In lieu of constructing
improvements, the applicant should be required to provide a deposit to the Public Rights -of -Way
Trust Fund for the cost of constructing a 5 -foot wide concrete sidewalk abutting the parcel on
Overland Road for any portion of frontage that is not currently improved. ($20.00 per L.F.)
Coordinate with District Development staff for the footage and amount of the road trust deposit.
6. Minor Improvements
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
4
Bridges
District policy 3004.2 bridge design standards. 1: AASHTO Bridge Design, 2: Idaho Department of
Transportation Standard Drawings, Specifications and Current Supplement.
C. Special notification to the Applicant and the City of Meridian
The site plan that was submitted with this application is proposing to provide vehicular access over
the Ten Mile Creek to provide connectivity to Southern Springs No. 1. The location of the proposed
private roadway that bridges Ten Mile Creek lines up with the driveway located on Meridian Road that
is under review with the Idaho transportation Department for Southern Springs Subdivision No. 1.
District staff has concerns that the configuration for the connection from the northern driveway on
Meridian Road and the location of the bridge/private road creates the possibility of bypassing the
signalized intersection and therefore providing cut through traffic to skirt around the signal at the
intersection during peak hour travel.
If this were to be a public roadway the District would not approve the configuration of the connection
from Meridian Road to bypass the signalized intersection with Overland Road. The applicant should
be required to re -design the connection between the two projects to discourage cut through to bypass
the signal.
2. The applicant is proposing to locate a north/south pedestrian pathway abutting the proposed
development skirting Ten Mile Creek. Staff is supportive of the proposed pathway and the location to
provide for pedestrian access and neighborhood connectivity.
The applicant should coordinate with ACHD Traffic staff and Development staff for the placement and
tie-in for the proposed pathway to the sidewalk extending to Overland Road and Meridian Road.
D. Site Specific Conditions of Approval
The applicant shall coordinate with ACHD (Traffic staff, Design staff and Development staff) for the
dedication of additional right-of-way if required for the reconstruction of the intersection of Overland
Road and Meridian Road. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way dedicated which is an
addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #197), W funds are available.
If the City of Meridian approves the private road, the applicant shall construct the private roadway.
intersecting Overland Road approximately 374 -feet west of Country Terrace (measured from
centerline to centerline) and approximately 431 -feet east of Meridian Road (measured centerline to
centerline) as proposed.
The applicant shall be required to pave the private roadway a minimum of 20 to 24 -feet wide and at
least 30 -feet into the site beyond the edge of pavement of Overland Road and install pavement
5
tapers with 15 -foot curb radii abutting the existing roadway edge if not existing. The applicant should
provide a plan showing how the private road grade meets the public road. District Policy requires a
design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least
40 -feet.
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
3 The applicant shall be required to provide the District with a parking lot plan that provides and
includes measures to prevent cut through traffic from Meridian Road to Overland Road if the northern
driveway location is approved by the Idaho Transportation Department and prior to the I istrict signing
the final plat.
4 In lieu of constructing improvements, the applicant shall be required to provide a deposit to the Public
Rights -of -Way Trust Fund for the cost of constructing a 5 -foot wide concrete sidewalk abutting the
parcel on Overland Road for any portion of frontage that is not currently improved. ($20.00 per L.F.)
Coordinate with District Development staff for the footage and amount of the road trust deposit.
5 Other than the access point(s) specifically approved with this application, direct lot or parcel access to
Overland Road is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
6 Comply with all Standard Conditions of Approval.
E. 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.
M
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 #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility- of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
7
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
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CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT Return to:
HEALTH Environmental Health Division ❑ Boise
DEPARTMENT
❑ Eagle
Rezone # Z 0.3 —C),3 a
Conditional Use #
Preliminary / Final / Short Plat
❑ Garden City
Meridian
❑ Kuna
❑ ACZ
❑ Star
V I!
X1. We have No Objections to this Proposal.
NOV 12 2003
❑ 2. We recommend Denial of this Proposal. City Of Meridiar.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on thlPkRW.k Office
❑ 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.
❑ B. After written approval from appropriate entities are submitted, we can approve this proposal for:
❑ central sewage ❑ community sewage system ❑ community water well
❑ interim sewage ❑ central water
❑ individual sewage ❑ individual water
❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
❑ central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ❑ central water
❑ 10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendatations Date: _,ff/ Z /_Z3
❑ 15. Reviewed By: - — /Z o4—"'c�/tI
Review Sheet
CDHD 9199Ikc
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
Q/' CITY OF
CA�,VI eYldian
ll 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) 884-5]33 - Fax RRR-6RS,1
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: November 27, 2003
Transmittal Date: October 27, 2003 Hearing Date: December 4, 2003
File No.: AZ 03-036—
Request: Annexation and Zoning of 2.8 acres from R-6 to L -O and C -G zones for
Southern Springs Subdivision No.
By: The Land Group, Inc.
Location of Property or Project: south of East Overland Road and east of South Meridian Road
David Zaremba, PIZ (No vAR, vAc, FP)
Jerry Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes, P/Z (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
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fj(e Department
olice Department
City Attorney
City Engineer
City Planner
Parks Department
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. (FP/PP only)
U.S. West (FPiPP only)
Intermountain Gas (FP)PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexallon only)
Ada County Land Records (FP)PPo*)
Meridian Development Corporation
Historical Preservation Commission
Y K 6
RE - --i -ED
OCT 3 S 2003
i;ity Uffs ericiian
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
Keith Bird
n
CITY OF _
C�%ri�ian� �fi
tl 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: November 27, 2003
Transmittal Date: October 27, 2003 Hearing Date: December 4, 2003
File No.: AZ 03-030
Request: Annexation and Zoning of 2.8 acres from R-6 to L -O and C -G zones for
Southern Springs Subdivision No. 2
By: The Land Group, Inc.
Location of Property or Project: south of East Overland Road and east of South Meridian 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 (Ne VAR, vac, FP)
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, CIC
Water Department
Sewer Department
Sanitary Service (No VAR VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
U.S. West (FPiPPonly)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department Mo FP)
Ada County (Annexation only)
Ada County Land Records (FPAIP only)
Meridian Development Corporation
UU 1 3 0 2003
City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 - (208) 888-4433
City Clerk Office Fax (708) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813
2003
r
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
WIIiIam'B SHOP: Nampa 466-0663
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
�P�^ e �_„ _ = th'ern �prings�u-Ldivision Nes.-2" — --
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning of 2.8 acres from R-6 to L -O and C -G zones for
Southern Springs Subdivision No. 2
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
RECEIVED
NOV 0 -' 2003
City Of Meridian
City Clerk Office
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
A.
eCITY OF LFA
Y1han ¢'
It 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: November 27, 2003
Transmittal Date: October 27, 2003 Hearing Date: December 4, 2003
File No.: AZ 03-036—
Request: Annexation and Zoning of 2.8 acres from R-6 to L-0 and C -G zones for
No. 2
By: The Land Group, Inc.
Location of Property or Project: south of East Overland Road and east of South Meridian 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, CIC
Tammy deWeerd, C/C
Keith Bird, CIC
erie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
RECEIVED
NOV - 31003
Meridian School District (No FP)
Meridian Post Office (FP/PPoMy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
U.S. West (FPRPonly)
Intermountain Gas (FPiPPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexa Eon only)
Ada County Land Records (FPAPPonly)
Meridian Development Corporation
Historical Preservation Commission
Remarks:
P OCT 2 8 2003
CITY OF MERIDIAN
WASTEWATER DEPT.
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
11/25/2003 20:42
MAYOR
Robed D. Come
CITY COUNCIL MEMBERS
Tammy do Weerd
William L. M. Nary
Cherie McCandless
8885052 SANITARY SERVICES
r
CITY OF
N
' IDAHO
PAGE 05
LEGAL DEPARTMENT
(208) 466-9272 - PAX 466-4405
PARKS & RECREATION
(208) 888-3579 - Fax 898.5501
PUBLIC WORKS
(208) 898-5500 • Fax 887.1297
BUILDING DEPARTMENT
(208) 987.2211- Fax 887-1297
Keith Bird v , aha PLANNING & 70NING
(208) 884-5533 • Fax 888.685d
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: November 27, 2003
Transmittal Date: October 27, 2003 Hearing Date: December 4, 2003
File No.: AZ 03-030
Request: Annexation and
By: The LanG tarouF
Location of Property or Project:
acres from R-6 to
zones for
south of East Overland Road and east of South Meridian Road
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, P/Z (No vAR, vac, FP)
Leslie Mathes, PIZ Mo vAR, VAC. FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Botup, P/Z (No VAR, vac, FP)
Robert Come, Mayor
Bial Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
/Sewer Department
Sanitary Service (No VAR, VAC, M
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
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. (FP)PP only)
U.S. West (FPiPPonly)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP ony)
Idaho Transportation Department (No FP)
Ada County (Annexedonony)
Ada County Land Records (FP/PPonly)
Meridian Development Corporation
Historical Preservation Commission
RECEIVE
NOV 2 6 2003
33 EAST IDAHO AVENUE •MERIDIAN, IDAHO 8
City Clerk Office Fax (208) 888-4218 - Human Rcsources Fax (208) 884-8723 • Pin9ce & U[iliry Billing Fax (208) 887.4813
NOV 26 '03 0849 8885052 PRGE.05
G. Jolm or Neta L Gaige R,E CEIVED
1675 Country Terrace Way
NOV 2 i 2003 Meridian, Idaho 83642
Home Phone (los) 8874975 CITY OF MERIDIAN
E -Mail GarVsubobaAAGL,com CITY CLERK OFFICE
November 22, 2003
Meridian Planning & Zoning Commission
City of Meridian
Subject:
The Land Group, Inc.
Annexation & Zoning of 2.8 acres from R-6 to L -O & C -G
Southern Springs Subdivision #E 2
Hearing: December 4, 2003 @ 7:00 pm
We attended the informational meeting conducted by the developer on the above subject
on November 6, 2003
We have no objections to the rezoning if the development is in accordance with the
preliminary plat ( copy enclosed ) distributed at the November 6, 2003 meeting.
�f
A. n Gai
Net Gaige
THE LAND GROUP, INC.
11.25.03
City of Meridian
City Clerk
RE: SOUTHERN SPRINGS #2
It is noted that one sign, Hearing Notice On Property, was posted at the proposed
Southern Springs 42 site, on November 25, 2003.
INC.
ped � D
:,per �VBLtG ,fir:
��'•.9�'C� OF IO P-.O�''.
i
RECEIVE
2003
CITY OF MERIDIAN
CITY CLERK OFF"-"--
0
FF"-F
L,ndsrape.- ,1,1,1,,, • Sile Planning • Ci,,l Eng feeering • G,11 Cou,, Irrigation & Engi wrbtg • G:aphir Cwenruuirahiou
128 South EaglC Road • Eegk, Idaho 83616 • P 208.939.4041 P 208.939.4445 • wwwehelandg,oup.ec
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Page 1 of i
Tara Green
From: David Koga [david@thelandgroupinc.com]
Sent: Tuesday, December 02, 2003 3:44 PM
To: greent@meridiancity.org
Subject: Southern Springs #2
Attached is photo for Public Hearing Sign.
Thanks,
David Koga, RLA, ASLA
THE LAND GROUP, INC.
128 South Eagle Road
1611'asr Shore Privy Sucre 100
fnew addreoss as q/ December 61h, 2003)
Eagle, Idaho 83616
208.939.4041 ext. 119
208.939.4445 (fax)
david@thelandgr oui�imL.com
www.theland roup.cc
12/3/2003
n
.ha.?x
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y � �Z too - i
son
.,.,... -.. �ae"�'�.E".'wn n, �.e3, y°¢r"r': &^'42" �:^ LL <
• \w. � �F ^`�`�` .r av
ud u3 01:33p the land group ino 2089394445
P-2
�04A,
le�Po++.ei t /C �1
(name), residing at
o
SA (address), have ed with the
developer/planner the proposed Southern Springs No. 2 project. I feel the
developer/planner was able to explain the project and answer all my questions.
I do o not} support the development of this project.
Signature
— IZ/1 05_
Vate ' `
Comments:
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side C' -r T TNG
ll GlIo�eve�o�jjer wL',li (c+11s�rrP�6,-
9
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5. �e AeveloPerr1 W • Il N^jkiwice A_ -�'1k.ee. -�o 4e-
C1ev w. GKpI �SCI�IG� ,
DEC 03 '03 13:43 2089394445 PRGE.02
Dec 03 03 0l:IT2Fp the land group inc 2089394445
p.3
►i OFAF
THE LAND C.Rot,p, INC,
1' (name), residing at
G (address), attended the Southern
Springs No. 2 Neighborhood meeting held on November 6, 2003, at Locust Grove
Grange Hall. I feel the developer/planner was able to explain the project and answer all
my questions.
I
do/dam) support the development of this project.
Q WO '15A
Signat re
Cntnment�-
B
Lnndvnpr :Ir<'Gilrrturr lri. l9oruiir,; ' Ciri/!iµ inrn'iq•
S S' Goo C•nr�!r Irrignlien C`liu.tinrrri �•� C�enl i. Cnn; nnrnirn;ian
128 8nuth Ifa"'le R'-;ul liaglc, Idaho 83616 • P 2iK939.d .11 F208.9.39,4443 n•u'icrAclandGrriup.cc „
DEC 03 '03 13:43 2089394445
Dec 03 03 01:33p the land group inc
r%.
THE LAND GROUP, INC.
FAX TRANSMITTAL
Fax:
2083334445 P.
A
RECEIVED
C7 ,- 0 ? 2003
City OfMeTidian
City Clerk Office
❑Urgent ❑For Review ❑Please Comment ❑Please Reply ❑Please Recycle
NOTES:
Brad,
Attached are two letters from neighbors next to the proposed site. I went from house to house
yesterday and dropped off the letter, plan and phone numberto call me if they have any questions. I
think this is the best we can do for the short notice. Brad, call me if you have any questions or
comments.
Take care
David
Cc: City Clerk : 888-4218
David Koga
Principal
�r
Landscape Architecture a Site Planning • Civil Engineering • Golf Coulee irrigation & Engineering • Graphic Communication
128 South EaWc Road • Eaele. Idaho 83616 • P 208.939.4041 F 208.939.4445 • www.thclandeniurt.cc AS t A
DEC 03 103 13:43
Dec 04 03 04:19p DIGITAL Appraisal 1 208 323 0964 p•2
JDLV ET ulD
DEE - 4 2003
CITY OF MERI'DL6
To Whom It May Concern.
I John Outhet Residing at 1712 S Marsh wood place have had discussion with the developers of
Southern Springs No 2 Project.
I support the project conditional on the terms of the Changes and conditions verbally discussed
on the proposed Berm and Landscape barrier.
Mysmppartis bawd on a verbal agreemantas to the saefshap"f the barrier ... aft lar fr and
replacement of existing improvements to my property.
May suppod is semi the ffaalllermamdIaAd&G2PQh21*, "esign
and implementation between the developer and myself