HomeMy WebLinkAboutPZ - Razzberry Crossing AZ 03-034January 5, 2004
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Carl and Bonnie Reiterman
REQUEST Public Hearin R
AZ 03-034
January 8, 2004
ITEM Np. ~ 3
9 - equest for Annexation and
L-O zones for proposed Razzberty Crossln -south of East f
Locust Grove Road
of 11.31 acres from RUT to R$ and
i Road and west of Norrh
AGENCY
~~ COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR: $ee attached $tGtf COmmenh
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT: See cttaChed COmments
CITY BUILDING DEPT:
CITY WATER DEPT: Ok with Meridian Wntet Deportment
CITY SEWER DEPT: NO Comment
CITY PARK$ DEPT: Id0 Comment
MERIDIAN SCWOOL DISTRICT:
3ANfTARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
See attached Comments
No Comment
1Vo Comment
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MAYOR HI1B OFTItE,gSURE Y~4T I Fy
Robett D. Come A Good Place to Live
LEGAL DEPARTMENT
CITY COUNCII, MEMBERS
CITY OF M
E
RI
DI
AN
(208)288-2499 Fax 288-2501
Tammy deWeera
Keith Bi
d 33 EAST IDAHO PUBLIC WORICs
BUILDING DEPARTMENT
r
Cherie M~~~ MERIDIAN, IDAHO 83642 ('-0e) es7-2211 • Fax ss7-1297
ese
William L. M. Nary (208) 888-4433 ~ FAX (208) 887-4813
City Cledc Of&ce Fax (208) 888-4218
PLANNING AND ZONING
DEPARTMENT
(208) 8845533 • FAX 888-6854
STAFF REPORT: Hearing Date: January 8, 2004,
To: Mayor, City Council and Planning & Zoning Commission
From:
~~ yy
Wendy Kirkpatrick, AICP, Associate City Planner w1f~- t
~. b _~i~'~ v i ° - ~,
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Bruce Freckleton, Senior Engineering Tech ~ ~,': R; ; ; -=~~4
Re: Razzberry Crossing Subdivision f~ (}I~leridi~:~;
~iiih ~~C(:
• Annexation and Zoning of 8.1 Acres from RUT to R-8
Residential) a
d 3
3 (Medium Density
n
.
1 acres from RUT to L-O (Light Office) by Carl and
Bonnie Reiterman (File No
4Z
D3
..
-
-03~
• 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 (File No. PP-03-039)
~ A Conditional Use Permit for a Planned Developmem 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 sad now offer the following comments,
as conditions of approval, These conditiooa shall be considered in full, unless eapreasly
modified or deleted by motion of the Meridian City Council:
APP .T ATinxc cirn.•~;•
The Applicant, Carl and Bonnie Reitetmann, 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 Coumy adjacent to Havasu Creek subdivision. The Applicant
has requested that S.1 acres of the subject property be zoned to R-8 for residential development
and 3.3I 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 als askin
RZ03-011, PP-ai•p31,CUp-p7-051
o g for
Y Cfaoeulg ..9L PP.CUP/pp
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 UO 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 Pl) application
Setbacks- City Reauiremetrt~ rtt Rl PropQSed Setbacks
From: 20' Front (with garage face behind living face): 15'
(with garage llot behind living face) : 20'
Rear: 15'
Rear: 5' for detached garages
Street side: 25'
Comer Lots: 25'
Lot Slze- city Reauirementc
R-8 zone: 6,soa aq.ft.
Lot Frontage-City Renunementc
65'minimum
L C
Street side: 20'
Corner Lots: 10'
Proposed Lot Si Pc
5,000 sq. ft.
sed Fronta~P
40'
The property is located on the west side pf Locust Grove Road, south of East McMillan Road.
SURRODNn PROPERTIES
North: Havasu Creek Subdivision, zoned R-8.
South: Havasu Creek Subdivision, zoned R-8.
Bast: Havasu Crete Subdivision, zoned R-8.
West: Single-family residential zoned R2 (Ada County.) Locust Grove Road borders the subject
property to the west.
ANNEaCaTION xD ZONING Axar y~iS
According to Ordinance 11-I S-i 1, 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 standazds found in 11-15-I 1 and analysis by staff
A, Will the new coning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
AZ-03-031, PP-03-039. CUP-03~Ubt
YCmse¢Ig. AZ PP.CUP/PU
Planning & Zoning Commission/lyayor & City Council
January 8, 2003
Page 3
Staff finds that the requested zoning designations of R-8 and L-O aze hazmonious
with and in accordance with the adopted Comprehensive Plan and Generalized
Land Use Map, which designates the land to be °`Mixed Use Neighborhood." The
s~J~ 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 devebl>ment of the azea.
C• Will the Proposed saes 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 sac6 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 azea as lbfixed Use
Neighborhood; the proposed mixture of reside~ial 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• Wilt 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• WHl 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;
wo3.o3t, PP-oao~, cw-0w~
Remy Cmesing. AZ PP.CUP/Pp
Planning & Zoning Commission/Mayor & City Council
Jarwary 8, 2003
Page 4
Staff finds that the abject property can be served adequately by all essernial
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 requ;rements 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 aed conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffc, noise, smoke, fumes, glare or odors;
Staff finds that the proposed uses wilt create additional tratfxc, especially on
Locust Grove Road.
l3• Will the area Gave vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding pnblic
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
appfication 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 prernous application was a point of concern for the Planning and Zoning
Commission
L
J.
Ada County highway District's comments should be wnsidered when making
this finding.
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importaince; and
Stag fords no natural or scenic features of major importance will be lost or
damaged by approval of rezone request. The subject properly is located in the
Five Mile flood plain.
Is the proposed zoning amendment is the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the proposed rezone of this properly 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.
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~~.~~.~~
Planning & Zoning Commission/Mayar & City Council
January 8, 2003
Page 5
ZUNING ~~
The Legal description submitted with the application appears to meet the requiremeats 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 L-O are compatible with the City
Comprehensive Plan and Meridian's Zoning Ordinance.
Sections 12-3-3 7.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Cauncil 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
aboverehensive Plan addressing parks and housing. See Zoning Analysis Gommeirt C
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
p~'ogram;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds; the developer will extend wban 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.
AZ•03-031, PP -0} W 9. CUR03q$~
Y ^~^d.q AZ PP.C[IPq+p
Planning & 7.oning Conunission/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.
~tDDiTintarer rn_ Nq~Ra~ ONE
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.
SATE SPECrElC COMMENTS r~titi.„~ a ~ ,
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 applicam 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 Departmem.
3 • The developer shall be required to instal] 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 shag not be more than fow feet in height if it is non-sight obscuring.
A solid, b-foot high perimeter fence shall be installed prier 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.
S• All Parking lot striping must be completed prior to occupancy.
6• All landscaptng must be consistent with the approved landscaping plan.
7• All required amenities must be installed prior to occupancy.
8• Each storm drainage lot may have only one rock sump. The maximum dimension of the
rock sump may be only S'.
9• Alllandscaping must be maintained in accordance with ,ordinance 12-13-17.
AZ-03-034, PP -03-039, COP-03062
Ra~ory,Croeemg. AZ. PP.CUP/PD
Planning 8c Zoning Commission/Mayor & City Council
January 8, 2003
Page 9
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, asingle-point connection
to the culinary water system shat} be required. If a single-point connection is utilized, the
developer shall be responsible for the payment ofassessments for the common areas prior
to signature on the final plat by the Meridian City Engineer.
17• ~ drainage areas fdetention/retention basins) must be designed to ensure that water is
retained only during 100.year stone 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
and clharacterishcstduring~tdea~dana~~~~~nphages~Thedengmeerishallebe
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 ofthe craw] spaces ofhomes is at least 1-foot above groundwater.
GENERAL r'n~_MENTS l..~iminarv gl~
1 • Coordinate fire hydrant placemetrt 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.
azosa~e, yr-03.o~r, cimoaa~z
rc~omi~ig. nz rv.ccwmp
Planning & Zoning Commissian/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
hydracrts.
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 nn 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.
5• Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
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.
~~ Performance specifications for the common area pressurized irrigation system shall be
submitted with each Final Plat application.
$Te~.- RB- 'S-- ,~QjZ~ON1~IT1f1NAF iiCF~
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, Pa+'~g landscaping and other features as may be required 6y this
ordinance;
Stafffinds that the subject property's size of 11.31 acres is large enough to accommodate
the proposed residential development and all other required features The applicant is
providing 1.42 acres of open apace and is proposing a density of 4.04 dwelling units per
acre.
B• That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Pian and iu accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as Mixed Use -
Neighborhood. The proposed residential and light oflYCe development is harmonious with
and in accordance with the Comprehensive Plan. The project meets the requirements and
objectives of the Planned Development Ordinance. The applicant is proposing to include
10% open space and. a micropath conaecting the proposed park with an existing park in
nx.owx, va-0w~, cve.a3ue2
r n2. re.c[mir°
Planning ,$ Zoning Commission/Mayor & City Council
7anuary 8, 2003
Page 9
Havasu Creek to meet the requiremem 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
equipmern 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;
Sta$'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 conditioaai 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 wilt 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 persona, property, or
general welfare by reason of excessive production of tragic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed development will not result is the excessive production of
traffic, noise, smoke, fumes, glare or odors.
AZ03-03q, PP-03D39, CUR03062
~6~Y ~°emn8. AZ PP.CUP/PD
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;
Stafffinds that the proposed use will create significam interference with traffic on the
surrounding public streets. The Council and Commission should refer to the ACRD
report for additional information concerning this finding
I• That the proposed use will not resuh ~ the destruction, logs or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not fend that any natural or scenic feature will be lost, damaged or destroyed
by issuance ofthis conditional use. Nearly all ofthe subject property is located within
the Five-Mile Floodplain area.
SF_rE SPECIFIC COMMrnrrc fConditio_nal U~P ermitl
1. Applicam 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 gublic 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.
COMPR~~+'xSTVF p A_j1j POi Tf•i~e
Chapter Vl, Goa! III, pbj~ five 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 &.~ in Havasu
Creek meets the intent of this Comprehensive Plan Action.
RF-~~MI~ENn4TION
Staff recommends approval of the proposed preliminary plat, rezone, and planned development
applications with conditions of approval.
AZ-03-030. PP -03039, CCR~03063
8ea5sny Cme®ig, AZ PP.C[]P/Pp
Planning 8t Zoning Commission/Mayor & City Council
January 8, 2003
Page 1 Z
AZ-03-034, PP-03.039, CUP03062
~'aY Cmeemg. AZ PP.CUP/Pp
,£ ~~'
Ada County Highway District
- " ' ~ ~wlUCll{
Susan S. Eastlake, 1st Vice President
Dave Bivens, 2nd Vice President 318 East 37th Street
David E. Wynkoop; Commissioner Garden City ID 83714-6499
John S. Franden, Commissioner Phone (208) 387-6100
FAX (208) 387-6391
E-mail telhic(nlnrun _~_ . .
December 18, 2003
To: Carl & Bonnie Reiterman RECEIVED
770 W. McMillan Road
Meridian, Idaho 83642 DEC 2 4 7003
Subject: MPP03-039/MAZ03-034/MCUP03-062 City of Meridian
Razzberry Crossing City Clerk Office
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.
Sincerely,
~~~
on Den Hartog
Senior Development Analys
Right-of-way & Development Services
CC: Planning & Development project file
Construction Ssces
Drainage
Utilities
Claiborne-Waite Consulting, Brent Claiborne
1461 S. Teare Avenue
Meridian, Idaho 83642
C
Ada County Highway District
nent Department
„ Review Division
This application requires Commission action due to the fact that it is located within the Notth 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:
Idenhartoaanachd ada id us
Flle 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 Milian 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
Vicinity Map 6 common lots
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 Locustfiro
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,
ACRD 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.
5.
Site Information: The site is currently vacant.
6. Impact.. Rc,aaways
Classification ~ ~ ~~~~~ .,.,y~„ revel of Speed Nearest
Locust Grove 123' Minor Arterial 4,719 south of Service Limit Intersectic
McMillan Road on . Better
than 35 MPH McMillan, a
6/28/01 ,.C" stop-
UlcMillan None Minor Arterial
3
598 west of controlled
intersection
,
Locust Grove Road than ~^ 35 MPH Locust
on 6-20-01 Grove, a
stop-
5,135 east of controlled
Locust Grove Road intersection
on 6-20-01
stick None Minor Arterial 7,640 east of
Bett
Locust Grove Road er
than "C" 50 MPH Locust
on 6-20-01 Grove, a
signalized
7• Roadway Improvements Adjacent To and Near the Site „ "c' Jc~"u'
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 properly line.
Description of Adjacent Surrounding Area:
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 fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 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-
usesubdivision. 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
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 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).
4
• 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-
elementaryschool 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, 1multi-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 anextra-ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Ripht-of-Wav and Sidewalk for Locust Grove Road
aDllows fo~the construct9onfof a 5 lanhe roadway w'th ourb, yutteaY5 foo uconc etel det ched sdewa ksy
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 Pian recommended a 70-foot right-
5
of-way on Locust Grove Road and the Commission has su
the past, staff is recommending that the applicant dedicat p70-feet of right of way (35 feetn
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 Grave 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-F1A 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-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.
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 localjurisdictions may require wider sidewalks.
The applicant has proposed to construct all of the internal roadways within 50-feet ofright-of-way.
The applicant has proposed to construct the sidewalks as 4-foot wide defached 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 westernmost commercial driveway on West Star Lane), as a 40-foot street
section with curb, gutter, and a concrete sidewalk within 54-feet of righf-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 othce 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 ofright-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 sfreets 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 atemporary 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 ffrst 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 Rerterman 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• Drivewavs
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 vehices
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 7 and Lots 3 & 4 of Block 1 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
maybe connected to it in a manner that would allow more than 1,000 vehicle ttips 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 on/y. This design meets district policy and should be approved with this
application.
8. Proposed Secondary ACCPCc
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 ofright-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 or a commercial driveway, the maximum width can only
by 35-feet.
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 corner of the site is an "out 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.
~. 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, logted a minimum of 2&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 westernmost 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.
6. Install a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
Comply with all Standard Conditions of Approval.
E• Standard Conditions of Approval
1 • 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 Districts 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 ACRD 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 ACRD 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 ACRD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in
the event any ACRD 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 applicants authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
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
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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 6y oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACRD
staff for further review. The Commission-may set the date of the meeting at which the matter
is to be retumed. 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 ACRD 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
b'IAYON
ROBEItl' D. CORRIE
C OUkCIL D1EM DER$
l\~ILLIANI L..I\'r. NARY
KEITH BIRD
I \;~IM1II DI' N'rERD
C H?RIC NCCANDLE55
R VI 1''IR~ CClplAIISSIU~ERti
Rlc'I InrD GREENIt
~I~b:RR}' ~.I'RIHI (1N
,ITE\' E riLLlp IT
CHIEF
KEN W. Bowr---RS
DEPUTY CHIEF-FIRE PREVENI'IOu
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~-~ Y L [,ice/ ~(f~L CAE ~ BILL IOFINSOR"
u,nru', :1u Ir.~sl 1'ranklin Road
ivlcriu;ar. IU C;e~:i']
December 22, X003
T0: Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Razzberry Crossing AZ 03-034, CUP 03-062, PP 03-039
OTC ' ~ 2003
f:iity C+f`Nieridiat:±
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Provide afire-flow per the International Fire Code Appendix D to service the
project. Fire hydrants shall be placed an average of 400' apart.
2. A11 roads internal fire lanes and enhances 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 constnrction begins.
5. All streets shall be posted "No Parlting Fire Lane" and all curbs painted red..
RECE~TEI~
DEC - 5 2003
i City of Meridian.
City Clerk Office
1503 FIRST STREET SOUTH NAMPA, IDAHO 63651-4395
FAX # 208-463-0092
f Dece~rTtber, 2003
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
WAliam G. Berg Jr.
City Clerk
Ck ~A1/Bp~p _-__.___ ____
Meridian, ID 83842 __ - - _ ~ -
RE: AZ 03.034 Razzberry Crossing
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning from RUT to R-8 and L-O zones approval for
proposed Razzberry Crossing.
Thank you,
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
6015E PROJECT RIGHTS - 40,000
MAYOR
Robert D. Came
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
~ r.
CITY OF ~~'~'
IDAHO ~
r
e0, ~%
e,~ j
eq
~ TREASURE V f11Ey ~ SINCE '
1803
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
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 39, 2003
Transmittal Date: November 24, 2003 Hearing Date; January $, 2004
File No.: AZ 03-034
Request: Annexation and Zoninn ~r ~a o, ,~.,._ ~___ ~.._ - _ _
By: CaH and Bonnie
Location of Property or Proiect•
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Genters, P2 (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, FPJ
Robert Con'ie, 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
ay Engineer
City Planner
Parks Department
RECEIVED
DEC 15 2003
City of Meridiaia
City Clerk Office
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. Distract
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U. $. West (FP/PP only)
Intermountain Gas (FP/PP oMy)
Bureau of Reclamation (FP/PP OMy)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PP ony)
Meridian Development Corporation
Historical Preservatino c,,.,E..,t~~:,..,
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 885-4433
City Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
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
(2D8) 887-221(• Fax 887-1297
PLANNING & ZONING
(208) 684-5533 • Fax 888-G854
DEVELOPMENT PROJECTS
MAYOR
Robert D. Conie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
s.
,~
/~~//(///~y{~`, 9 1J[
~" / `- CITY OF y'~~_ _ ~~Y...
eri~i~n ~~
I~1 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
. , „u, 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: December 31, 2003
Transmittal Date: November 24, 2003 Hearing Date: January 8, 2004
File No.: AZ 03-034
Request: Annexation and Zonin of 17 37 acres from RUT to R-8 and LA zones for orooncarl
Bye Carl and
Location of Property or
west side of North Locust Grove Road
David 2aremba, P/Z (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FPJ
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P2 (No VAR, VAC, FP)
Keith Borup, P1Z (No VAR, VAC, FP)
Robert Con'ie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
K ith Bird, C/C
erie McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No vAR, vac, FPJ
Building Department
Fire Department
Police Department
City Attorney Your Conci
City Engineer
City Planner
Parks Department
~~~v
NOV 2 5 2003
CITY ~~ 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 (FPrPP only)
II1feIT10Untaln Gas (FP/PP only)
Bureau of ReGamation (FP/PPonry)
Idaho Transportation Department (No FP)
Ada County (Annexe(ion Dory)
Ada Courlt nd Records (FPiPP oNy)
Merid~elopment Corporation
w
Presentation Commission
RECEI~EI~
DEC -1 2003
33~~'ATER DEPT. ~C!icyoleMk Office
AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-443 r Y
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
MAYOR
Rober[ D. Come
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
CITY OF
C~ri~i~n~
tt IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 4GG4405
PARKS &. RECREATION
(208) 688-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fan 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
lJOR1 RRdAGii . Ge. R4R_6RCn
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.: AZ 03-034
Request: Annexation and Zomng of 11.31 acres from RUT to R-8 and L-O zones for orooosed
By: Carl and Bonnie Reiterman
Lacati0n of Property or Project: south of East McMillan Road on the west side of North Locust Grove Road
David Zaremba, P2 (No vart vac, FP)
Jerry Centers, P2 (No VAR, vac, FP)
Leslie Mathes, P/Z (No vaR, vac, PP)
Michael Rohm, P/Z (NO VAR, vac, FP)
Keith Bonrp, P/Z (Na VAR, vac, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
elth Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP oMy)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FPiPP only)
U.S. West (FPiPP Doty)
Intermountain Gas (FP?P only)
Bureau of Reclamation (FP/PP ~~ty)
Idaho Transportation Department (No FP)
Ade County (Anrrexatian Doty)
Ada County Land Records (FPiPP only)
Meridian Development Corporation
Histortcal
Remarks: .S.t~
ECEIVED
DEC - 2 2003
City of Meridfan
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433City Clerk Office
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813
•• DISTRICT
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
HEALTH Environmental Health Division
DEPARTMENT
Rezone #
Conditional Use #
gECENED
Preliminary /Final /Short Plat
Return to:
^ Boise
^ Eagle
^ Garden City
t~4eridian
^ Kuna
^ ACZ
^ Star
~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.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of 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
0 beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
^ 15.
^ child care center
Date: ALL/ O~
Reviewed By: `~-/,l/~~l
0DHD9f0°'" Review Sheet
RECEIVED
DEC 2 2 2003
Ci Y CC1 Mk Offic~.e
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REC~~I~
.I Q r"d ' 8 2004
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE January 8, 2004 ITEM #
CITY OF :WIERIDIA.~'V
13
PROJECT NUMBER AZ 03-034
PROJECT NAME Razzberry Crossing
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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