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HomeMy WebLinkAboutRazzberry Crossing CUP 03-062January 5, 2004 MERIDIAN PLANNING & ZONING MEETING APPLICANT Carl and Bonnie Reiterman CUP 03-062 January 8, 2004 _ ITEM NO. 15 REQUEST Public Hearing — Request for a Conditional Use Permit for a Planned Development containing a mix of residential and professional office uses in proposed R-8 and L -O zones for proposed Rozzberry Crossing — south of East McMillan Road and west of North locust Grove Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: _�--�— Contacted:n O)1J ffv Emailed: COMMENTS See attached Staff Comments See attached Comments Ok with Meridian Water Department No Comment No Comment See attached Comments See attached Comments No Comment Date: Staff Initials: Phone: Matedals presented at public meetings eAa become property of the City of Meridian. Cb V11W-01 &,/ Af ; Ak-,/ (-/C-� 5 -0 HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Corrie1� CITY OF MEWDIAN (208) 288-2499 Fax 288-2501 PUBLIC WORKS CTI'YCOUNCILMEMBERS BUILDING DEPARTMENT Tammy &Weerd 33 EAST IDAHO (208) 887-2211 • Fax 887-1297 Keith Bird MERIDIAN, IDAHO 83642 Cherie McCandless (208) 888.4433 • FAX (208) 8874813 City Cleric Office Fax (208) 8884218 PLANNING AND ZONING DEPARTMENT William L. M. Nary (208) 884-5533 • FAX 888-6854 STAFF REPORT: Hearing Date: January 8, 2004, To: Mayor, City Council and Planning & Zoning Commission T �LLIf ti 71 C EIV From: Wendy Kirkpatrick, A1CP, Associate City Planner 1 V .� Bruce Freckleton, Senior Engineering Tech 115 L ?CQ4 City Of Meridian. Re: Razzberry Crossing Subdivision (14 Clerk Office • Annexation and Zoning of 8.1 Acres from RUT to R-8 (Medium Density Residential) and 3.31 acres from RUT to L-0 (Light Office) by Carl and Bonnie Reiterman (File No. AZ -03-034) • Preliminary Plat Approval of 34 Residential Building Lots, 4 Professional Office Lots and 6 Other Lots on 11.31 Acres in proposed R-8 and L -O (PD) zones by Carl and Bonnie Reiterman (Fide No. PP -03-039) • A Conditional Use Permit for a Planned Development on 11.31 Acres to Allow Reduced Setbacks and Dimensional Requirements by Carl and Bonnie Reiterman (File No. CUP -03-062) 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: The Applicant, Carl and Bonnie Reitermann, have requested the zoning of 11.31 acres of land located on the west side of Locust Grove Road, south of McMillan Road. The land is presently zoned RUT and is located in Ada County adjacent to Havasu Creek subdivision. The Applicant has requested that 8.1 acres of the subject property be zoned to R-8 for residential development and 3.31 acres be zoned to L -O for the development of professional offices. The applicant's preliminary plat request is for 34 residential building lots, 6 professional office lots and 4 common open space lots. The plat includes 1.42 acres of open space, or 12.5% of the gross land area. The Applicant has also requested approval of a Conditional Use Permit for a Planned Development (PD) to allow reduced dimensional standards. The applicant is also asking for RU03.011, PP -01031, CU "3.057 RsabWy CMMW . AL"CUP/M Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 2 conceptual approval of the proposed Light Office lots. The applicant will be required to apply for Conditional Use Permits for all development on the proposed L -O lots. Following is a comparison of the City's minimum R-8 requirements and the reduced requirements that have been proposed by the Applicant through the PD application Setbacks- Cily Reauiremems %-_81 P=sed Setbacks Front: 20' Front (with garage face behind living face): 15' (with garage not behind living face) : 20' Rear: 15' Street side: 25' Comer Lots: 25' Lot Size- City Requirements R-8 zone: 6,500 sq.ft. Lot Frontage-Qtv Rgquireme= 65'nummum Rear: 5' for detached garages Street side: 20' Corner Lots: 10' . to Q 1,2 . `�. C. IIIi ' a 010 .. , $)j ; LOCATION The property is located on the west side of Locust Grove Road, south of East McMullan Road. PD) W1411 North: Havasu Creek Subdivision, zoned R-8. South: Havasu Creek Subdivision, zoned R-8. East: Havasu Creek Subdivision, zoned R -8 - West: Single-family residential zonal RI (Ada County.) Locust Grove Road borders the subject property to the west. 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; R,&=y Cm W %. AL PP. CUP/PD A7.-034134, PP -03-039. CUPd3A62 Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 3 Staff finds that the requested zoning designations of R-8 and L -O are harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land to be "Mixed Use Neighborhood." The subject property is located at the northern edge of a Neighborhood Center designated on Meridian's Future Land Use Map. 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 Mixed Use Community area in Meridian's Comprehensive Plan. These Comprehensive Plan designations in combination with the Neighborhood Center designation on Meridian's Future Land Use Map 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 Mixed Use Neighborhood; the proposed mixture of residential and light office uses is compatible with the Comprehensive Plan designation. Staff finds that the proposed uses can be designed and constructed in a manner that will be harmonious with and appropriate in appearance with the existing and intended character of the surrounding area. D. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. 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; A7AMA PP-03-0M.CUP-03061 R=twYCffl8ft. AZ PP.CUP/PD Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 4 Staff finds that the subject property can be served adequately by all essential public facilities and services. 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 there will not be additional requirements at public cost and that the zoning 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; Staff finds that the proposed uses will create additional traffic, especially on Locust Grove Road. 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 vehicular approach on Locust Grove Road has the potential to interfere with traffic on the surrounding streets. The previous application on this subject property, Blooming Meadows, did not have a direct connection to Locust Grove Road. The lack of a connection to Locust Grove on the previous application was a point of concern for the Planning and Zoning Commission. Ada County Highway District's comments should be considered when making this finding. L Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds no natural or scenic features of major importance will be lost or damaged by approval of rezone request. The subject property is located in the Five Mile flood plain. I Is, the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 392,11-17-1992)" Staff finds that the proposed rezone of this property would be in the best interest of the City by increasing the variety of housing types available in Meridian and providing a light office development in a Neighborhood Center. +17.0343/, PP-03-03,.CUP-03-062 RembmyCr..=,2. AL PP.CUP/M Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 5 L The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission, however it describes the overall boundary of the land to be annexed, not each individual zoning boundary. The applicant shall be required to submit new legal descriptions that describe each of the two zones requested. Submit the new legal descriptions to the Public Works Department for review prior to this application being heard by the Meridian City Council. 2. The requested zoning designations of R-8 and LO are compatible with the City Comprehensive Plan and Meridian's Zoning Ordinance. 1 SII r_W" F.nla _ ill! Ll.milwal�t__s _ 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 to the policies of the Comprehensive Plan addressing parks and housing. See Zoning Analysis Comment C above. b. The availability of public services to accommodate the proposed development; Staff finds that public services are, available to accommodate the proposed subdivision. The developer will extend existing water and sewer mains to the subject property. 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 Rinds; the developer will extend urban services to the subject property. 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. e. The other health, safety or environmental problems that may be brought to the Commission's attention. ALP3-03k PP -03-M. CUR 3462 RW2bmy Crtsws&AZ PP.CUP" Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 6 The subject property is located in the Five Mile flood plain and the subject property will be subject to all applicable floodplain ordinances. The proposed application for Razzberry subdivision differs significantly from the first application on the subject property, Blooming Meadows. Blooming Meadows featured a mixture of townhomes and single-family homes; there was no commercial development on Locust Grove Road. Access to Blooming Meadows was provided through streets to the north and south of the subdivision; there was no direct access off of Locust Grove Road. 1. Sanitary sewer service to this site will be from an extension from the existing main in Havasu Creek Subdivision. 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. 2. Water service to this site will be from an extension of existing water mains in Havasu Creek Subdivision. 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. 3. The developer shall be required to install all trees within each phase of the development prior to any Certificates of Occupancy being issued. 4. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways or the common area lots shall not be over four feet in height if constructed of a solid material, and shall not be more than four 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. The portion of the open space area that adjoins the open space area for Havasu Creek does not need to be fenced. 5. All parking lot striping must be completed prior to occupancy. 6. All landscaping must be consistent with the approved landscaping plan. 7. All required amenities must be installed prior to occupancy. S. Each storm drainage lot may have only one rock sump. The maximum dimension of the rock sump may be only 5'. 9. All landscaping must be maintained in accordance with ordinance 12-13-17. AZ -03034, PP -03039. CUP -03-0= Rfia�yCrooft. AZ PP.CUP/PD Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 7 10. All parking stalls and drive aisles must meet parking standards as outlined in Section 11- 13 of the Meridian City Code. 11. All access roads and micropaths on the subject property must be constructed of dust -free materials. These materials may include: washed gravel, recycled asphalt, asphalt or concrete. 12. All trash enclosures must be shown on the site plan. 13. 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. 14. 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. 15. 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 Settler's Irrigation District. 16. 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 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. 17. 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. ►ts� �ulul � s� �� Coordinate fire hydrant placement with the City of Meridian Public Works Department. 2. A letter of credit or cash surety in the amount of 110% will be required for all fencing, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. A separate letter of credit or cash surety will be required for landscaping. nz-03-034,vr-0-039,cue.03462 naat®. Cmuln.nz"..cmm Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 8 3. 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. 4. 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 inigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. S. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-14 and 94-8. Wells may be used for non-domestic purposes such as landscape irrigation. 6. Any drainage areas (detention / retention basins) must be designed to ensure that water is retained only during 100 -year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 7. Performance specifications for the common area pressurized irrigation system shall be submitted with each Final Plat application. 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 11.31 acres is large enough to accommodate the proposed residential development and all other required features. The applicant is providing 1.42 acres of open space and is proposing a density of 4.04 dwelling units per acre. IL 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 Mixed Use - Neighborhood. The proposed residential and light office development is 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 10% open space and a micxopatb connecting the proposed park with an existing park in A"IG ,ee-owx,cue-0wsz R.=b�Wc ,nzee.cuemn Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 9 Havasu Creek to meet the requirement for two amenities for the planned development. While these amenities meet the minimum standards for a Planned development staff feels that the applicant should provide additional amenities such as the addition of playground equipment or picnic areas to the proposed park. 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 compatible with other residential and light office uses in the general neighborhood and the existing and intended character of the general vicinity. 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. 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 welfare of the community, nor would it create the need for any new facilities or services to be paid for by the public. The developer will extend urban services to the subject property. 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 the proposed development will not result in the excessive production of traffic, noise, smoke, fumes, glare or odors. AU -0 -034. PP -03039, CUP -03-062 R..b®Ty C..zr%AE PP.CUMD Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page 10 H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed use will create significant interference with traffic on the surrounding public streets. The Council and Commission should refer to the ACRD report for additional information concerning this finding. L 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. Nearly all of the subject property is located within the Five -Mile Floodplain area. �• �. _ �_ t'W _ + it til l��_ _ i_i i ie i.i.� .�/�, 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. 3. 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. 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 open space area which will adjoin the open space area in Havasu Creek meets the intent of this Comprehensive Plan Action. a_ 1 "_t_ 11 1 Staff recommends approval of the proposed preliminary plat, rezone, and planned development applications with conditions of approval. AZ -03-034, PP -03-039, CUP4U67 Rad." CWHing. AZ PP.CUP/PO Planning & Zoning Commission/Mayor & City Council January 8, 2003 Page I1 AL-0MA PP-P33P39, CLW3462 Rm2bwycto ft. AZ PP.CUP/PD H Ada County Highway District onerry m. nuuer, r•resioenc Susan S. Eastlake, 1st Vice President 318 East 37th Street Dave Bivens, 2nd Vice President Garden City ID 83714-6499 Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellus( ACHD.ada_id its December 18, 2003 To: Carl &Bonnie Reiterman RECEIVED 770 W. McMillan Road DEC 2 4 2003 Meridian, Idaho 83642 City of Meridian Subject: MPP03-039/MAZ03-0341MCUP03-062 City Clerk Office Razzberry Crossing South of East McMillan on the west side of North Locust Grove On December 17, 2003, the Ada County Highway District Commission 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 208-387-6174. Oorien Hartog Senior Development Analys Right-of-way & Development Services CC: Planning & Development project file AIJOW fitlWW, "" i; , Construction Services Drainage Utilities Claiborne -Waite Consulting, Brent Claiborne 1461 S. Teare Avenue Meridian, Idaho 83642 AW Ada County Highway District & Development Department Planning Review Division This application requires Commission action due to the fact that it is located within the North Meridian Planning Area. This item is was approved by the Commission on December 17, 2003 at 12 noon. Tech Review for this item was held with the applicant on December 5, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lori Den Hartog, Phone: 387-6174, E -Mail: ldenhartocl(cDachd.ada.id. us File Numbers: Razzberry Crossing Subdivision--MPP03-039/MAZ03-034/CUP03-062 Site address: 4379 N. Locust Grove Applicant: Carl & Bonnie Reiterman 770 W. McMillan Road Meridian, Idaho 83642 Representative: Clairborn-Waite Consulting, Brent Claiborn, P.E. 1461 S. Teare Avenue Meridian, Idaho 83642 Application Information: The Ada County Highway District (ACHD) staff has received the above referenced application requesting preliminary plat, conditional use, and rezone and annexation approval for the development of 34 residential lots, 4 professional office lots, and 6 common lots on 11.31 acres. The site is located at 4379 N. Locust Grove approximately %mile south of Mc Millan Road. Acreage: 11.31 Current Zoning: RUT Proposed Zoning: R-8 and L -O Buildable Lots: 34 residential lots 4 office lots, approx. 21,000 sq. ft. of future office space 6 common lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 570 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application, but staff has included the executive summary of the North Meridian Traffic Study. The proposed 12 -square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: ♦ The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full build out. ♦ The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass -by trips. ♦ The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. ♦ At build out, traffic on the arterials is expected to significantly increase. ♦ All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. ♦ The majority of study intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. ♦ Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume. ♦ At full build out, the following improvements may be anticipated within the study area: 0 5 -lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grove at Ustick. 0 3 -lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan, and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was 2 necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra -ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Havasu Creek Subdivision under construction R-4 Meridian South Crestwood Subdivision 5 -acre +parcels) RUT (Ada County) East Heritage Subdivision R-1 Ada County) West Havasu Creek Subdivision under construction R-4 (Meridian) 6. Impacted Roadways Roadway Frontage Functional Traffic Count Level of Speed Nearest Classification Service Limit Intersection Locust Grove 123' Minor Arterial 4,719 south of Better 35 MPH McMillan, a McMillan Road on than stop - 6/28/01 "C" controlled intersection McMillan None Minor Arterial 3,598 west of Better 35 MPH Locust Locust Grove Road than "C" Grove, a on 6-20-01 stop - controlled 5,135 east of intersection Locust Grove Road on 6-20-01 Ustick None Minor Arterial 7,640 east of Better 50 MPH Locust Locust Grove Road than "C" Grove, a on 6-20-01 signalized intersection 7. Roadway Improvements Adjacent To and Near the Site Locust Grove Road is currently improved with 2 -lanes (no center turn lane) with no curb, gutter or sidewalk abutting the site. 8. Existing Right -of -Way There is currently 63 -feet of right-of-way, 33 -feet from centerline abutting the site, for Locust Grove Road. 9. Existing Access to the Site Access to the site is currently provided from a 20 -foot wide dirt driveway located on Locust Grove Road, near the south property line. 10. Site History On May 28, 2003, the ACHD Commission reviewed and approved a preliminary plat, rezone and annexation request for Blooming Meadows Subdivision (MPP03-012/MAZ03-011/MCUP03-022) on this site. The request included 62 residential lots and 8 common lots and was estimated to generate 496 additional vehicle trips per day. The application was later denied by the City of Meridian. 11. Capital Improvements Plan/Five Year Work Program Locust Grove is not in the Capital Improvements Plan or the Five Year Work Program. 12. Other Development in Area: ACHD has approved a number of development applications in the north Meridian area. The following list is a compilation of developments that the District has approved recently within this identified area: ♦ On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of Meridian. ♦ On November 7, 2001 the Commission approved a rezone and annexation application for 370 - acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). ♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot residential subdivision on 78 -acres (Baldwin Park). ♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot subdivision on 75 -acres (Heritage Commons Subdivision). ♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). ♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. ♦ On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot residential subdivision on 43 -acres (Sundance Place Subdivision). ♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot residential subdivision on 5 -acres (Drawbridge Subdivision). ♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres (Cobblefield Crossing Subdivision). ♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site on 120 -acres (Havasu Creek Subdivision). ♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39 -acres (Education Campus Subdivision). ♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single- family residential subdivision on 36 -acres ♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots (town houses). 9 ♦ On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single- family residential subdivision located on 39.92. ♦ On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 - elementary school lots located on 38.65 -acres. ♦ On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots, 2 -commercial lots and 1 -mini storage lot. ♦ On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family residential subdivision located on 10 -acres. ♦ On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots, 73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school lot, 1 -high school lot and 2 -church lots on 392 -acres. ♦ On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98 -lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5 -acres. ♦ On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62 -lot residential subdivision consisting of 32 -single-family lots, 30 multi -family lots and 8 common lots on 11.3 - acres. ♦ On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot mixed us subdivision consisting of 216 single-family lots and 14-commercial/office lots. ♦ On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39 -lot single- family residential subdivision on 7.98 -acres. ♦ On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461 -lot single-family residential subdivision on 140.25 -acres. ♦ On December 3, 2003, the Commission approved Windsong Subdivision, a 66 -lot single-family residential subdivision on 15.04 -acres. ♦ On December 3, 2003, the Commission approved, Sheridan Place Subdivision, a 46 -lot single- family residential subdivision on 13.995 -acres. If staff examines each one of these developments individually, the roadway system appears adequate, but when staff adds each approved development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. One option for funding improving these roadways is the implementation of an extra -ordinary impact fee overlay district. This application may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right -of -Way and Sidewalk for Locust Grove Road 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. As a part of the North Meridian Traffic Plan, it was noted that a 3 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes within 70 -feet of right-of-way would be adequate to accommodate the projected traffic volumes on McMillan Road and Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70 -foot right - 5 of -way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70 -feet of right-of-way (35 -feet from centerline), as opposed to the 96 -foot standard right-of-way (48 -feet from centerline). Locust Grove 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 along Locust Grove Road, and construct a minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located 2 -feet within the new right- of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk along Locust Grove 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 Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. The applicant has proposed to dedicate, without compensation, the additional 2 -feet of right-of-way on Locust Grove Road. 2. Internal Roadways Local Residential District policy 7204.4.1 and Figure 72-F1 A requires 50 -feet of right-of-way on local streets. This right- of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete sidewalks. Commercial District policy 7202.8 and 72-F1 B, 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. Sidewalk District policy requires 5 -foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). Sidewalks 4 - feet wide (minimum) may be allowed when separated from the curb by a planting strip at least 5 -feet in width. Some local jurisdictions may require wider sidewalks. The applicant has proposed to construct all of the internal roadways within 50 -feet of right-of-way. The applicant has proposed to construct the sidewalks as 4 -foot wide detached sidewalks with 5 -foot wide landscaping strips. The sidewalks within the residential area meet district policy and should be approved with this application. Staff Recommends that the applicant construct West Star Lane, west of Locust Grove approximately 470 -feet (or up to the westemmost commercial driveway on West Star Lane), as a 40 -foot street section with curb, gutter, and a concrete sidewalk within 54 -feet of right-of-way in accordance with district policy for commercial roadways. Request for Modification: Staff requests that district policy be modified to allow the 4 -foot wide detached sidewalks with 5 -foot planter strips in the commercial area of this planned development. This would allow for continuity within the development and encourage pedestrian traffic between the residential and office uses. Staff Recommends that West Star Lane, west of the last commercial driveway, be constructed as proposed as a 2 -lane roadway with curb, gutter, and concrete sidewalk within 50 -feet of right-of-way. The applicant has proposed North Heritage View Avenue, Reiterman Avenue, and North Heritage Woods Avenue be constructed as 2 -lane roadways with curb, gutter, and concrete sidewalk within 50 -feet of right-of-way. This design meets district policy and should be approved with this application. 3. Stub Streets District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant has proposed to connect to three (3) existing stub streets: North Heritage View Avenue, North Heritage Woods Avenue, and North Mooney Falls Way. The applicant has also proposed to construct two (2) new stub streets. The first new stub street is located approximately 240 -feet west of the intersection of North Locust Grove and West Star Lane and stubs to the property south of the site. The second new stub street is Reiterman Avenue which is located approximately 240 -feet west of North Heritage View Avenue (measured centerline to centerline) and also stubs to the property south of the site. The proposed stub street connections and proposed new stub streets meet district policy and should be approved with this application. 4. Offsets 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 has proposed to align West Star Lane (the main entrance to the subdivision) with Star Lane which intersect with North Locust Grove. This location meets district policy and should be approved with this application. 5. Islands District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 6. Driveways Paving Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge. 7 Residential Widths District Policy 7207.9.3 restricts residential driveways to a maximum width of 20 -feet. Commercial Widths District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for driveways accessing collector and arterial roadways. The applicant has proposed two (2) commercial driveways on West Star Lane. The other two proposed commercial driveways are approximately 25 -feet in width and align with one another. The location of the two commercial driveways accessing Lot 9 and Lots 3 & 4 of Block I meet district policy and should be approved with this application. 7. Street Sections District policy 7204.4.3 states, "a developer may construct a local urban residential street with a reduced width of 29 -feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Although some parking is allowed, the District will further restrict parking on a reduced width street if curves or other physical feature causes problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. The right- of-way width of a 29 -foot street section will be in accordance with Section 7204.4.1. Parking is allowed on one side of a reduced width street when the following criteria are met: Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day. There must be no possibility that the street will be extended in the near future, or that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. • The developer is required to install "no parking signs" on one side of the street, as specified by the District." • Vertical curbs with attached 5 -foot minimum wide sidewalks or rolled curbs with 4 -foot minimum wide detached sidewalks and 5 -foot minimum wide planter strips are required. The applicant has proposed to construct the internal local roadways as 29 -feet street sections with parking one side of the street only. This design meets district policy and should be approved with this application. 8. Proposed Secondary Access The applicant has proposed a secondary access point located 181 -feet west of the intersection of West Star Lane and North Locust Grove. This access point is shown to be 42 -feet in width. The applicant intends for the roadway to be constructed to its full width north of West Star Lane to the south property line of the 1 -acre out parcel. From the south property line of the 1 -acre out parcel to the northern boundary of the site, the applicant proposes to construct only the western half of the roadway. If this access is to be a public street it will need to be constructed to the local/commercial street standard. Those standards include a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of right-of-way. No perpendicular parking would be allowed on the public street as shown on the concept plan. If only the western half of the roadway is constructed, 24 -feet of pavement and curb, gutter, and sidewalk will be required within 40 -feet of right-of-way. In addition a temporary turnaround would need to be constructed at the northern terminus of the roadway. If this access point is to be a private roadway ora commercial driveway, the maximum width can only by 35 -feet. f] The location of this access point meets district policy whether it is constructed as a commercial driveway, a private drive or a public street. The location should be approved with this application. C. Special Recommendation to the City of Meridian 1. Because the 1 -acre parcel adjacent to the northeast comer of the site is an `but parcel," the District can not require the applicant to construct sidewalk abutting that 1 -acre parcel because it is not a part of the subdivision plat. The District does however recognize that there are a number of schools in the area and that pedestrian safety is a concern. Therefore the District is making a special recommendation to the City of Meridian that the applicant be required to construct a 5 -foot wide concrete sidewalk along Locust Grove to connect to the sidewalk that is required to be constructed along Locust Grove with this application. There is sufficient existing right-of-way for the construction of the sidewalk on the out parcel; the face of the sidewalk would need to be located 28 -feet from the centerline in the existing 33 -feet of right-of-way. If this additional sidewalk is constructed, there will only remain approximately 170 -feet of frontage on Locust Grove in need of sidewalk in order to connect to Havasu Creek Subdivision. D. 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 along Locust Grove Road, and construct a minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located a 2 -feet within the new right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk along Locust Grove 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 Locust Grove 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 West Star Lane, west of Locust Grove approximately 470 -feet west into the site (or up to the westemmost commercial driveway on West Star Lane), as a 40 -foot street section with curb, gutter, and 4 -foot detached concrete sidewalk and 5 -foot landscaping strip within 54 -feet of right-of- way in accordance with district policy for commercial roadways. 3. Construct West Star Lane, west of the last commercial driveway as a 29 -foot street section with curb, gutter, and concrete sidewalk within 50 -feet of right-of-way as proposed. 4. Construct North Heritage View Avenue, Reiterman Avenue, and North Heritage Woods Avenue as 29 -foot street sections with curb, gutter, and concrete sidewalk within 50 -feet of right-of-way as proposed. 5. Construct 4 -foot detached concrete sidewalks with 5 -foot landscaping strips abutting all of the internal roadways as proposed. Install a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 4 7. 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. 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. 10 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. Havasu Creek Subdivision 3. Reconsideration Guidelines 11 12 Z @ M aa�gga 3g33 � �aq_, 0 a °m a - IN! I I I I I 0 (!) p2a)j aA01C)1911301 ..N q ----- - - - - - --- ---- i zo 1 I - I r III '-----� I �----- h--'—, II ---^ J11- -----� � i r----- i------�I ----- � I I , h---„---'------- 1- C r -----a Y----r-----i I ------J --1 I r-- L-----; I--' -- ' I F- ,._____Ja1 I i 1 I F_____i_____ i I i I I I,I �Ir------ I I I I ____ ' 1 I h__ ------ ---I� L----}--' r` ----J I ---- I L-----4-----'1 L'--, I i i 11 i i LI L }_____i I I I i______, I i 1 I , III I ---- --; ; I I ;i Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 13 MAY0R ROM R'I D. CORRIE COUNCII MEMBERS N II I IAM I INI. NARY y��q KLI II BIRD I RIMYDFA LEAD C -RIE MC �•� ,✓ �ti�✓ I Rl�ti 1 h IRI CDroiMI$sIONER$ MMISSI N Y Y(/YC I� f L 1"1( HARD CREENI4 Hr tERk1 A1611TON ST: -VL I, LLIO'I"I' December 22, 2003 CHIEF KEN W_ BOWERS DEPUTY CHIEF FIRE PREVEN CION JOSEPH SILVA DuHiYCHIEF TRAINING BILI JOHNSON V',&;L I I n61 n load Mu '!i I}S_(_4' 'eR �6S 6i` C:igl) TO: Meridian Planning & Zoning Commission RECEIVED FROM: Joseph Silva, Deputy Chief, Fire Prevention DEC 2 3 2003 SUBJECT: Razzberry Crossing AZ 03-034, CUP 03-062, PP 03-039 ility Of Meridian City Clerk Office The following will be the requirements and/or concerns to provide minimrun levels of fire protection for the proposed project: 1. Provide a fire -flow per the International Fire Code Appendix D to service the project. Fire hydrants shall be placed an average of 400' apart. 2. All roads internal fire lanes and entrances shall have a turning radius of 28' inside and 48' outside. 3. All access roads within the project shall have a clear driving surface with a minimum width of 20' available at all times. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 5. All streets shall be posted "No Parking Fire Lane" and all curbs painted red.. MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird CITY OF Lr;fl•. C�W6ri�icn� tl IDAHO LEGALDEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 997-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING 00R1 RRA-ssl' , c,. RRR KQCA 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: December 31, 2003 Transmittal Date: November 24, 2003 Hearing Date: January 8, 2004 File No.: CUP 03-062 Request: Conditional Use Permit for a Planned Development containing a mix of residential and Professional office uses in a proposed R-8 and L -O zone for proposed Razzberry Crossing By: Carl and Bonnie Reiterman Location of Property or Project: south of East McMillan Road on the west side of North Locust Grove 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 (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C ;Ke my d eerd, C/C rd, C/C 'e McCandless, C/C er Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Your City Engineer City Planner Parks Department FJ-FrEIVED NOV 2 5 2003 CITY OF MERIDIAN 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 (FP/pp only) Intermountain Gas (FP/pPonly) Bureau of Reclamation (FprPPonly) Idaho Transportation Department (No Fp) Ada County (Annexation only) Ada County Land Records (Fprpp only) Meridian Development Corporation Historical Preservation Commission Remarks: _ - _.:.r: RECEIVED DEC -12003 WASTEaW ATTE-R DEPT. City of Meridian 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4dg3ty Clerk Office City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813 0 D. Corrie Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird CITY OF: CUrii�-n _ f 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) 8845533 • 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: December 31, 2003 Transmittal Date: File No.: CUP Request: Cond By: Location November 24, 2003 Hearing Date: January 8, 2004 professional office uses In a proposed R-8 and LA zone for proposed Razzberry Crossing 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, PrZ (No vAR, vAc, FP) Keith Borup, P2 (No vAR, vac, FP) Robert Corrie, Mayor Bill Nary, C/C Ta IdeWeerd, CIC h Bird, CIC herie 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 Meridian School District (No FP) Meridian Post Office (FP/PP onty) 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 (FPRPony) Bureau of Reclamation (FP1PP ony) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (FPiPP only) Meridian Development Corporation RECEIVED DEC - 2 2003 City of Meridiaa 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 CENTRAL DISTRICT ccft, HEALTH DEPARTMENT Rezone # Conditional Use # CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division .JT4ETgeturnto: Ll Boise Preliminary / Final / Short Plat pEC - 3 V3 ❑ Eagle ❑ Garden City Xmeridian ❑ 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 waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: ,central sewage ❑ community sewage system ❑ community water well ❑ interim sewage ,,d -central water ❑ individual sewage ❑ individual water The following plans) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: �-eettiral 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 ❑ beverage establishment ❑ grocery store ❑ 14. Please see attached stormwater management recommendatations ❑ 15. ❑ child care center Date: �l�l Reviewed By: CDHD9100INc Review Sheet RECEIVED DEC - 9 2003 City of Meridian City Clerk Office 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 4 Decarnber, 2003 Phones: Area Code 208 OFFICE: Nampa 466-7861 Wlftn.G. Berg Jr. SHOP: Nampo 466-0663 ck m a Mwildian 33 mast Idaho Ave. We CUP 03-062 Razzberry Crossing DaarVM Nwnp & Meddian Irrigation District has no comment on the above referenced appkaWn for a Conditional Use Permit as it will not impact the District. Therefore no totm mWoN Is required. SS Hanwn Awl. *10v Superintendent NoMa & Meridian Irrigation District BHftg C: Water Superintendent File - Office/Shop MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless CITY OF cY1G ian t( IDAHO LEGALDEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird SINCE PLANNING & ZONING 1903 (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: December 31, 2003 Transmittal Date: November 24, 2003 Hearing Date: January 8, 2004 File No.: CUP 03-062 Request: Conditional Use Permit for a Planned Development containing a mix of residential and professional office uses in a proposed R-8 and L-0 zone for proposed Razzbe" Crossing By: Carl and Bonnie Reiterman Location of Property or Project: south of East McMillan Road on the west side of North Locust Grove 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 (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Ity 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. (FPrPP only) U.S. West (FP/PPoniy) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PPonly) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (FP/PP only) Meridian Development Corporation Historical Preservation Commission RECEIVED DEC 15 2003 City of Meridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE January 8, 2004 ITEM # PROJECT NUMBER CUP 03-062 PROJECT NAME Razzberry Crossing R,ECErvED 04 - 8 2004 CITY OFI, 15 NAME (PLEASE PRINT) I / I . �/�/� r iki N N P4 R CJ) C/) 9 I a a u CJ7 C 4t ct U Well �. _i� -� � lc� 4 -JO bj •� U bj 0 OLn O Z \ c� N 4-j Q� cf) U ct VD C - r ct bJJ N 91 a ct O Cn 7t N U ct c� H N cd ctN