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Home My WebLink AboutStrickland Subdivision PFPJanuary 12, 2004 PFP 03-006 MERIDIAN PLANNING & ZONING MEETING January 15, 2004 APPLICANT Roy Strickland ITEM NO. 6 REQUEST Public Hearing -Request for Preliminary Fnal Plat approval of 2 building lots on .85 acre in a proposed O-T zone for Strickland Subdivision - 1225 Main Street AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: See attached Staff Comments See attached Comments No Comment No Comment See attached Comments See attached Comments See attached Comments ~ cr~mnAtin^-r'~ s~~C~/fJ ~1 ~o C1~ OTHER: Contacted: ~/ ~ Date: .b Phone: ~ ~~ Emailed: Staff Initials: Matedals presented at public meefings shall become property of Me Cily of Meridian. MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird William L.M. Nary Shaun Wardle Charles M. Rountree i ~,Q ,~' CITY GF ~../VL ~Y1Gt~1G~"YI ll IDAHO LEGAL DEPARTMENT (208) 466-9272 Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 ~ Fax 898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533 ~ FAX 888-6854 MEMORANDUM: Transmittal Date: January 9, 2004 Hearing Date: January 15, 2004 To: Mayor, City Council and Planning & Zoning Commission From: Steve Siddoway, Associate City Planner~+~'- Bruce Freckleton, Assistant to City Engineer Re: Strickland Chiropractic Request for a Rezone of 0.85 acres from R-15 (Medium High Density Residential) to O-T (Old Town), by Roy Strickland (File No. RZ-03-012) Request for Preliminary/Final Plat approval of a Two (2) Lot Subdivision on 0.85 Acres in a Proposed O-T Zone, by Roy Strickland (File No. PFP-03- 006). Request for a Conditional Use Permit for a new Multi-Tenant MedicallOffice Building 16 in a Proposed O-T Zone, by Roy Strickland (File No. CUP-03- 063). We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly mod~ed or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Roy Strickland, has requested approval of rezone of 0.85 acre from R-15 to O-T. The Comprehensive Plan depicts the subject property as Old Town, in harmony with the requested zoning designation. The applicant also requests a conditional use permit (CUP) for a light office/medical building. Professional offices and medical clinics are all conditional uses in the Old Town zone. The proposed preliminary/final plat will split the lot in two: The existing lot fronts both Meridian Road and Main Street. The proposed medical/professional office building is proposed to front along Meridian Road. Per staff's request, the applicant has placed the building along the street, with pazking in the reaz accessed by the adjacent alley. ACHD has approved this configurafion. Street trees aze placed in a parkway between the curb and sidewalk, similar to the existing trees along Main Street. There is an RZ-03-012, PFP-03-006, CUP-03-063 Stdckland.RZPP.CUP Planning & Zoning Commission/Mayor & City Counci] December 18, 2003 (Hearing Date) Page 2 existing home fronting toward Main Street that is not being modified by this application. A CUP will be required to convert the home to office or commercial use in the future. This report contains several special considerations for the Commission and Council. Upon resolution ofthose items, staff recommends approval of the project with the conditions noted in this report. LOCATION & SURROUNDING USES The subject property is located north of Washington Avenue, between Meridian Road and Main Street. The following uses surround the subject property: North - Exisfing Residence, zoned R-15 and gift shop, zoned C-C. South -Existing Residences, zoned R-15 and karate studio, zoned C-C. East -Meridian Post Office, zoned R-15. West -Existing Residence, zoned R-4 and Allstate Insurance, zoned L-O. OWNER OF RECORD The owner of record is Lynn M. Hamilton, who has given consent for the applicant to submit the requested applications. STANDARDS FOR ZONING AMENDMENT The Commission and Council shall review the particularfacts and circumstances of each proposed zoning amendment in terms of the following standards and shall fand adequate evidence answering the following questions about the proposed zoning amendment (11-15-11): A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive plan amendment; Staff finds that the requested Old Town (O-T) zoning designation is in accord with the Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Old- Town". The text of the Comprehensive Plan (page 99) supports a variety of uses in the O-T zone, including offices. hi addition, it states, "In order to provide and accommodate preservation of the historical character, specific design requirements may be imposed. Pedestrian amenities would be emphasized." B. Is the area included in the zoning amendment intended to be re-zoned in the future; Staff finds that the proposed re-zone and accompanying development plans comply with the requested zone and staff does not anticipate that the property will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning; RZ-03-012, PFP-03-006, CUP-03-063 S[rickland.RZ.PP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 3 Stafffinds that the applicant has submitted detailed development plans for a Conditional Use Permit for the property. Staff further finds that the proposed multi-tenant office use will only be allowed with the approval of a Conditional Use Permit in the proposed O-T zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned; Staff finds that the recent adoption of the City's new Comprehensive Plan has provided the applicant with the ability to requestthe O-T zone for the subject property. Much ofMeridian Road has already redeveloped from residential to office or commercial uses. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed development is designed in a manner that will be harmonious with and appropriate in appearance with the existing neighborhood and intended character of the area. Staff is pleased that the applicant has placed the parking in the rear of the building, with new detached sidewalks along Meridian Road. F. Will not be hazardous or disturbing to existing or future neighboring uses; Staff finds that the requested rezone should not be disturbing to existing or future neighboring uses. Through the comp plan process, the City determined that compact, infill development is appropriate for the area. Any future use of the property that may have a significant impact on the properties will require conditional use approval under current ordinances, and adjoining property owners will have an opportunity to comment. Staff anticipates that the proposed office building use will not be hazardous or disturbing to the neighboring uses. The Commission and Council should consider all public testimony, oral and written, before making this finding. G. 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 service; Staff finds that the proposed uses can be adequately served by al] essential public services and facilities. Drainage will need to be retained on site. RZ-03-012, PFP-03-006, CUPA3-063 Strickland.RZ.PP.COP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 4 13. 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 requested uses will not create excessive additional requirements at public costs for public facilities and services. Additionally, staff finds that the proposed rezone would not be detrimental to the economic welfare of the community. I. Will not involve uses, activities, processes, materials, equipment, and conditions 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 O-T zoning designation of the property does not inherently allow uses that will generate activities, processes, materials, equipment, and conditions that are detrimental to the general welfaze of the community. J. 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 O-T zoning will not interfere with general traffic patterns on any public streets. Please refer to the revised ACHD staff report, dated December 23, 2003 for a full report on traffic issues. I{. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. Staff finds that there are several existing mature trees on the site. Some will be affected by the proposed parking area. Staffrecommends that the applicant coordinate the CityArborist, Elroy Huff, at the Parks Dept. for a determination on whether the trees must be mitigated for. This determination should be done prior to the next hearing on this project. L. Is the proposed zoning amendment in the best interest of the City; Staff finds that the proposed rezone would be in the best interest of the City by allowing a property owner to make improvements to the property for re-development that would otherwise not be allowed without the rezone. SITE SPECIFIC COMMENTS (Rezone) The legal description submitted with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. 2. The subject property is within the Urban Services Planning Area. RZ-03-012, PFP-03-006, CUP-03-063 Strtckland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 5 A Development Agreement will not be necessary with this rezone. All conditions of approval will be made as part of the plat and conditional use permit. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. The Future Land Use map designates the property as Old Town. Existing zoning on the property is Medium High Density Residential (R-15). The subject plat is intended for office development in compliance with the proposed CUP and the Comprehensive Plan. B. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. All adjacent public roadways and alleys have been completed. and accepted by ACRD. Municipal water and sewer service is existing adjacent to both lots. C. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. All required utilities are in place as constructed with previous development. D. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require maj or expenditures for providing supporting services. Utilities exist adjacent to the property, as this is an infill project. The primary public costs to serve the future residents will be fire and police services. The applicant will be responsible for any required extensions of the utilities and for development of an irrigation system. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. RZ-03-012, PFP-03-006, CUP-03-063 Strickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 6 SITE SPECIFIC COMMENTS -PRELIMINARY/FINAL PLAT 1. All landscaping will be required per the landscape plans submitted with the application, with modifications as noted in the CUP section of this report 2. All conditions of the accompanying Conditional Use Permit application shall also be considered conditions of the Preliminary Plat. Sanitary sewer and water service to this development shall be via service line extensions from the existing City of Meridian mains adjacent to the project. 4. Coreect the year of platting on the final plat map to "2004." 5. Coreect the bearing tie to the RPOB (N89°35'40 34" W). 6. The applicant has requested a variance to the pressurized irrigation ordinance. Ifthe variance is granted, the applicant shall be subject to paying well development fees in lieu ofproviding a pressurized irrigation system to serve this development. Add or revise the following final plat notes: (8.) The bottom elevation of structural footings shall be set a minimum of 11-inches above the highest established normal ground water elevation. GENERAL COMMENTS-PRELIMINARY/FINAL PLAT 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name. Make any coreecfions necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10- 8. 5. 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. Any streetlights shall be installed at subdivider's expense. Typical locations ate at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. RZ-03-012, PFP-03-006, CUP-03-063 Stdckland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 7 6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 7. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all new off-street parking areas. All drainage water is to be maintained on-site. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Please submit all updated groundwater/soils reports to the Public Works Departrnent for review. Any drainage areas (detention retention basins) must be designed to ensure that water will percolate or discharge within a period oftime not to exceed 24 hours for all storms up to and including a 100-year storm event. Side slopes within drainage areas shall not exceed 3:1. 8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 11. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. RZ-03-012, PFP-03-006, CUP-03-063 Strickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 8 STANDARDS FOR CONDITIONAL USES The Commission and Councll 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, as depicted, is large enough to accommodate the required parking, open spaces and landscaping required by the ordinance. The proposed medical/office building is 3000 s.f. Ordinance requires loll-street parking space per 200 s.f for medical uses and 1 per 400 s.f. for professional office. Even as a worst case scenario, at 1 per 200 s.f. for the entire building, 15 spaces would be required. The proposed site plan shows 25 off-street parking stalls. C. 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 can-ent Comprehensive Plan Land Use Map designates the property as Old Town. Staff finds that if the modifications requited in this report are done, the application will meet the requirements of the Planned Development and other Zoning Ordinances. See items A and C under Annexation and Zoning Analysis. D. 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 the design concept to be compatible with the intended character of the area. See item E under Annexation and Zoning Analysis. E. 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 development will have an adverse impact on the surroundmg property. However, the Commission and Council should consider any testimony given at the public hearings before making this finding. RZ-03-012, PFP-03-006, CVP-03-063 Scrickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 9 F. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; See comments under Annexation & Zoning Analysis item G. G. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; See comments under Annexation & Zoning Analysis item H. H. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; See comments under Annexation & Zoning Analysis item I. I. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; See comments under Annexation & Zoning Analysis item J. J. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See comments under Annexation & Zoning Analysis item K. SPECIAL CONSIDERATIONS 1. Sienaee: The applicant is proposing two new monument signs along Meridian Road. The current sign ordinance is silent on standards for signs in Old Town, so the proposed signage requires conditional use approval with the subject application. The Commission and Council should review the proposed signage and determine what is appropriate for the site. Staff suggests that only one freestanding sign should be approved for the project; this would be consistent with the freestanding sign allowance in other zoning districts. The applicant should verify the location and maximum size for all signs at the hearing. Since the proposed building is a multi-tenant structure, all future signs for tenants will require conditonal use approval, unless the sign type, size, and location are approved with this RZ-03-012, PFP-03-006, CUP-03-063 Strickland.RZ.PP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 10 application. Therefore, staff strongly recommends that the applicant verify that all desired signage is reviewed with this application. The applicant intends to bring signage details to the public hearing on January 15. See Condition #3 below. 2. Right of Way: Staffhas verified with ACHD that no additional right-of--way will be required along Meridian Road or Main Street. ACHD has also approved of the proposed two-way configuration of the alley. 3. Irrigation: The applicant is proposing to connect to City water for their pressurized irrigation system. If anon-potable water source is available, the applicant will be required to use it per Condition #6 on page 6. 4. Neighborhood Meeting: The applicant held a neighborhood meeting on January 8, 2004. Staff recommends that the applicant report on the results of the meeting during the public hearing. Existine Home: The existing home along Main Street (proposed lot 2 of the subdivision) has not been approved for commercial or office use and is not proposed to be changed by this conditional use permit. Only residential use is permitted in the existing home until such time as it is approved for another use. See Condition #4 below. 6. Trash Enclosure: On Sheet A.O, Site Plan, the proposed trash enclosure encroaches into the sewer easement. On sheet C-2, the trash enclosure does not appeaz to encroach into the sewer easement. Please verify the discrepancy at the hearing. Parkin :The proposed plan shows 24-foot wide drive aisles; ordinance requires 25 feet. The plan also shows the stalls 20 feet deep; ordinance only requires 19 feet. Therefore, by shifting a foot from the stalls to the drive aisles, the layout can meet ordinance. Staffwould also allow the easternmost row of parking to be only 17 feet deep, with a two foot overhang into the adjacent landscaping. See Condition #6 below. 8. Stormwater Pond: The proposed stormwater pond straddles the proposed lot line and is not completely wntained on Lot 1. Therefore, since the pond appears to be intended for joint use between the two lots, staff recommends that the applicant record a joint use agreement for the stormwater pond prior to issuance of a Certificate of Zoning Compliance for the project. No landscaping is depicted for the stormwater pond. Staff recommends that the pond be landscaped in compliance with Ordinance 12-13-14-2. The landscape plan should be revised to include the stormwater area. See Condition #7 and #11 below. 9. Alternative Compliance: The use to the north of the proposed structure is currently residential. A strict interpretation of the landscape ordinance would require a 20-foot buffer between land uses. However staff supports alternative compliance for this small infill site with landscaping per the proposed plan. The Commission should consider any testimony RZ-03-012, PFPA3-006, CUP-03-063 SOickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 11 from the adjacent property owner when making this allowance. Since the project is bringing the building up to the front with parking behind, it is eligible for alternative compliance per 12-13-18-2.G. 10. Parkway Buffer: The proposed plan shows a five foot planter between the curb and sidewalk. Staff does support a detached sidewalk in this location. However, after consulting with Elroy Huff, the Parks Dept. arborist, staff desires to widen the proposed parkway from 5 feet to 10 feet to match the parkway width along Main Street. This may shift the project east, but the allowances for reducing the parking stall depth per #7 above should make up most of the difference. See Condition #8 below. 11. Existine Trees: Staff met on site with Elroy Huffregarding the 7 existing trees proposed for removal near the back of the parking lot. He agrees that the cluster oftrees is trashy and may be removed without additional mitigation. However, the existing mature trees around the existing home on Lot 2 must be retained and protected. See Condition #9 below. CONDITIONS OF APPROVAL 1. The building and site improvements shall be constructed per the approved plans with all modifications required by this report. 2. All conditions of the accompanying Preliminary/Final Plat application shall also be considered conditions of the CUP. 3. The proposed signs are approved as presented at the public hearing [with any modifications required by the Commission]. One freestanding sign will be allowed for the project as presented during the hearing. 4. The existing home on proposed Lot 2 shall remain as residential use only until approved for non-residential use. Process and conditions to change the use will be subject to the ordinances in effect at the time of application. 5. This conditional use permit shall be subject to the expiration provisions set forth in MCC 11- 17-4.B. 6. A1190-degree parking stalls shall be at least 9 feet wide and 19 feet deep per Ordinance 11- 13-4.F. The row of parking adjacent to stormwater Swale maybe reduced to 17 feet deep. All drive aisles adjacent to parking shall be at least 25 feet wide. R~03-012, PFP-03-006, CUP-03-063 5[rickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 12 7. A j oint use agreement for the stormwater pond shall be recorded and a copy submitted to the Planning & Zoning Department. The pond shall be landscaped in accordance the pond be landscaped in compliance with Ordinance 12-13-14-2. 8. The parkway buffer between the curb and sidewalk shall be widened to 10 feet. 9. The 7 trees proposed for removal may be removed without mitigation. However, all existing mature trees around the adjacent residence on proposed Lot 2 must be retained and protected. 10. All pazking and drive aisles shall be paved for all uses, in compliance with the submitted plans. Handicap parking spaces shall be signed and striped in compliance with Federal accessibility guidelines. 11. Sanitary sewer and water service shall be from main lines currently existing adjacent to the subject property. 12. All exterior lighting, whether attached to the building or located within the parking lot, shall be down-shielded or otherwise altered so that the light does not spill over onto adjacent properties orright-of--way. All parking lot lighting shall be in accordance with Ordinance 11- 13-4C. 13. All signage shall be in accordance with the standazds set forth in this report and Section 11- 14 of the City Zoning and Development Ordinance. All signage shall require separate sign permit(s). 14. All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act and the adopted building and fire codes. 15. A drainage plan designed by a State of Idaho licensed azchitect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and CityofMeridian standazds and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. The applicants engineer shall work with the Public Works Department on the design and location of the proposed storm drain facilities. The storm drain facility can not be approved in the current proposed location due to the existence of a City of Meridian sanitary sewer main. It7 03-012, PFP-03-006, CUP-03-063 Strickland.RZPP.CUP Planning & Zoning Commission/Mayor & City Council December 18, 2003 (Hearing Date) Page 13 16. Certificate of Occupancy: All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. 17. Revised Plans: Staffrecommends that the plans be modified in compliance with this report and any additional conditions from the Commission and that the applicant submit 10 copies of all revised plans at least 10 days prior to the next hearing on this application. RECOMMENDATION Upon resolution of the remaining issues raised in this report, staff recommends approval of this application with the aforementioned conditions of approval. R~03-012, PFP-03-006, CUP-03A63 -Strickland.RZPP.CUP SLAYUR Roll Ear D. CORIZIL C~UU NCIL IVIGNIBERS w II,LIAM I,.(`'1. NARY I<rn H 131an ~ anipll DI bbl r.RD C gale ,tilt C.~NOl.ess RI a~( PIaF:Cunmllsslur:elzs IiICI IARD CRB!?NP. ~YRa} L,FIGH'IUN $'I'IVI:: ta.l.l0 ~I CHIEF Kex W. 6oweas t'`,! DEPUI Y I;HIEF- (:IRE PREV EN'rION e .i . : ~:_3~;: ~:~.! 1U$F_FH SILVA , ev ~~, 8 ~^~.(~_ DL,I UI'Y [)RIFF ~~RAINInIG j/Jj °j - ~~~~' ` ~~~ ~ t31L1 IUIIUSON L -,,,yl i i khn H(~ati n ~. ~.rl I ~ ~'i CI'~418It p .4?bi°_ _util `8RI Vii: t~.~~l~L_~Pd C __ t~~~ct7L L .1<c C -~ '~r9: ~: '-, pp~~ December 22, 2003 ~i;~ " a,. T0: Mayor, City Council and the Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Strickland Subdivision RZ 03-012, CUP 03-063, PFP 03-006 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. Provide a tire-flow per the International Fire Code Appendix D to service the project. Fire hydrants shall be placed an average of 400' apart. 2. All internal roads shall have a turning radius of 28' inside and 48' outside. 3. All access roads within the project shall have a clear drivin, surface with a minimum width of 20' available at all times. Provide a 20' driving surface in the alley for building access. MAYOR Robert D. Conie C[TY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless 3 ;; ''„~ '~- CITY OF j4~p ~~~ ~- C~ri~i~cn _ f tl IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 4GG-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-22ll • Fax 887-1297 Kel[h Blyd " "• TREASURE Vr~' vnLE PLANNING & ZONING :1~9A3 (208) 8845533 • Pax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will ~ 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: January Transmittal Date: December 3, 2003 File No.: PFP 03-006 Request: Preliminary Final Plat approv O-T zone for prouosed Stricl By: Roy Strickland Location of Property or Project: 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, FPJ Robert Conie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C ater Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer IC't P ~` DEC - 5 2003 2004 Hearing Date: January 15, 2004 of 2 building lots on .85 acre in a nd Subdivision 1225 Main Street Meridian School District (No FP) Meridian Post Office (FP/PP oMyJ Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP Dory) U.S. West (FP/PPOnIyJ Intermountain Gas (FPiPP only) Bureau of Reclamation (FP/PP ~~ty) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (FPrPP Doty) Meridian Development Corporation Historical Preservation Commission CITY DF MERIDIAN '6~iASTEV6'ATER DEPT. RECENED DEC - 8 2003 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 Cfty of Meridian City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing ~nkt~f ~itSg~yQ>Bfice Your Concise Remarks: MAYOR Robert D. Come CITY COUNCIL MEMBERS Tammy de Weerd William L M. Nary Cherie McCandless ~~ ~. ~. , n a~' I'II` ~,~ ,~' CITY OF 1'~~'~'- ~.~Vl BYlGl~1G~"Y!Y =~ tl IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 4GC+-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 `"°&`Taa.~~acVwE•` axes PLANNING&ZONING „1803 (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: January 8, 2004 Transmittal Date: December 3, 2003 Hearing Date: January 15, 2004 File No.: PFP 03-008 Request: By: rretlmtnary Anal Plat approval of 2 building lots on .85 acre in a proposed O-T zone for proposed Strickland Subdivision Location of Property or Project: 1225 Main David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, PIZ (No VAR, VAC, FP) Michael Rohm, P2 (No VAR, VAC, FP) Keith Borup, P2 (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Ketth 8ild, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (NO VAR, VAC, FP) Building Department Fire Department Police Department City Attorney Cit Engineer dy Planner Parks Department RECEIVED DEC 15 2003 City of Meridian City Clerk Office Merl(tl8n SCh001 DIStrICf (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP omy) U.S. West (FPrPP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP onty) Idaho Transportation Department (No FP) Ada COUnty (Annexation oMy) Ada County Land Records (FP/PP Onry) Meridian Development Corporation Historical Preservation Commission 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerl< Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & U[ility Billing Fax (208) 887-4813 f °~~z ""~~'"' Ada County Highway District Susan S. Eastlake, 1st Vice President Garden City ID 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellusQACHD.ada.id.us December 22, 2003 To: Lynn Hamitlon Rl''Ci~r1 Y JL'~ld 1225 N. Main Street Meridian, Idaho 83642 DEC 2 ~ 2003 Subject: MPFP03-006/MCUP03-063/MRZ03-012 Strickland Subdivision City of Meridian 1225 North Main Street City Clerk Cffie~ On December 23, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6171. Sincerely, Joyce Newton Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Dave Bailey 1117 E. Plaza Street, Suite F Eagle, Idaho 83616 Roy Strickland 2716 Pine Flats Meridian, Idaho 83642 Ada County Highway District Right-of--Way & Development Planning Review Division This application does not require Commission action and is approved at the staff level on Tuesday, December 23, 2003. Tech Review for this item was held with the applicant on Friday, December 19, 2003. Please refer to the attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax, jnewton@achd.ada.id.us File Numbers: MPFP03-006/MCUP03-063/MRZ03-012/Strickland Subdivision Site address: 1225 Main Street Owner: Lynn Hamilton 1225 N. Main Street Meridian, Idaho 83642 Applicant: Representative: Roy Strickland 2716 Pine Flats Meridian, Idaho 83642 Dave Bailey 1117 E. Plaza Street, Suite F Eagle, Idaho 83616 Application Information: The Ada County Highway District (ACHD) staff has received the above referenced application requesting rezone approval for 0.85-acres. The application also included a preliminary plat approval for a two lot mixed use subdivision. The single-family dwelling and out buildings will remain on one lot with a conditional use application to construct a medical office on the remaining lot. The site is located on the west side of Main Street approximately 137-feet north of Washington Avenue. The site abuts a paved east/west alley and has frontage on Main Street and Meridian Road. Acreage: Current Zoning: Proposed Zoning: Existing Use: Propose Vicinity Map 0.85-acres R-15 (Medium High Density Residential) OT (Old Town District) Residential A. Findings of Fact Trip Generation: This development is estimated to generate 110 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time.' 3. Traffic Impact Study: This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic impact study was not required with this application. 4. Site Information: There is an existing residence with out buildings on the site. 5. Description of Adjacent Surrounding Area: a. North: Commercial C-C and Residential R-15 b. South: Commercial C-C and Residential R-15 c. East: Commercial C-C and Residential R-15 d. West: Residential R-4 and Commercial L-O 6. Impacted Roadways Main Street: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: East/west allev: Frontage: Approximately 83-feet Minor Arterial North of Pine Avenue was 16,442 on 4-30-02 Greater than °E" 35-MPH Approximately 83-feet Minor Arterial North of Pine Avenue was 8,631 on 7-26-00 Better than "C" 25-MPH Approximately 445-feet 7. Roadway Improvements Adjacent To and Near the Site Main Street is a minor arterial. roadway with two-travel lanes including a center tum lane with curb, gutter and detached sidewalk abutting the site. Meridian Road is a minor arterial roadway with two-travel lanes with no curb, gutter or sidewalk abutting the site. The east/west alley is paved to the width of 16-feet abutting the site. 2 8. Existing Right-of-Way Main Street has 80-feet of existing right-of-way (40-feet from centerline). Meridian Road has 80-feet of existing right-of-way (40-feet from centerline). The alleyway has 16-feet of existing right-of-way (8-feet from centerline). 9. Existing Access to the Site The site has frontage on Main Street, Meridian Road and an improved alley. There is one residential driveway located 5-feet north the alley. The site does not have a delineated access to Meridian Road. With approximately 445-feet of frontage abutting the alley the applicant has adequate parking area behind the residence and out buildings. 10. Site History District staff has not reviewed this site as an application or prepared a report in the past year. 11. Capital Improvements Plan/Five Year Work Program Main Street and Meridian Road is not programmed into the District's current Five Year Work Program. However, Meridian Road is programmed into the District's current Capital Improvement Plan 2003: ID # 76. The project location is Meridian Road/Main Street to Fairview Avenue. The 1.6-mile segment is currently two to four-lanes and is proposed to be widened to three to four-lanes with a total of 70 to 84-feet of required right-of-way. Projected time frame of construction is 16 to 20-years. Even though the site is in the District's current Capital Improvement Plan 2003 no additional right-of-way is required from this site. B. Findings for Consideration Right-of-Way 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. Main Street is a minor arterial roadway with two-travel lanes including a center tum lane with curb, gutter and detached sidewalk within 80-feet of existing right-of-way. Main Street is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. The Commission has directed staff to only purchase right-of-way on roadways that are in the Five Year Work Program or the Capital Improvements plan. Meridian Road The applicant should not be required to dedicate any additional right-of--way even though Meridian Road is programmed into fhe District's current Capital Improvement Plan 2003: ID # 76. The project location is Meridian Road/Main Street to Fairview Avenue. The 7.6-mile segment is currently two to four-lanes and is proposed to be widened to three to four-lanes with a total of 70 to 84-feet of required right-of-way. Projected time frame of construction is 16 to 20-years. Even though fhe sife is in the Districts current Capital Improvement Plan 2003 no additional right-of--way is required from this site. 3 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Meridian Road located 2-feet within the right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. The District will require a license agreement for the landscape strip with the detached sidewalk. An agreement must be approved prior to the issuance of a building permit (or any other required permits). Please contact fhe Right-of-Way Division at 387-3271 for guidelines. 3. Minor Improvements District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. 4. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. There are two driveways located on Main Street in close proximity to the site. - Driveway #1 is located on the same side of Main Street as fhe site and offsets approximately 70-feet north. (Measured near edge of driveway to near edge of driveway.) - Driveway # 2 is located on the east side of Main Street providing access to the US Postal Service and is in alignment with driveway # 1. District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 105-feet from any existing or proposed driveway. There are several driveways located on Meridian Road in close proximity to the site. - Driveway #1 is located on the west side of Meridian Road and aligns with the alley on the east side of Meridian Road. - W. Cherry Avenue intersects with Meridian Road on the west side approximately 132-feet north of the alley. (Measured near edge of Cherry Avenue fo near edge of alley.) _ - Driveway #2 is located on the east side of Meridian Road in alignment with Cherry Avenue. The existing residential driveway located on Main Street approximately 5-feet north of fhe alley, should be closed, and the applicant should be required to take access internally from the alley. The applicant should replace the unused curb cut on Main Street with standard curb, gutter and detached concrete sidewalk to match existing improvements. The applicant should be required to take access internally from the alley with no additional access to Meridian Road. 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. 4 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. 5. Alley District policy 7204.10.1 requires the dedication of additional right-of-way to obtain a minimum width from the centerline of the alley of 8-feet from residential uses and 10-feet for all other uses. The District on a case-by-case basis will review dedication of additional right-of-way for the alley. The dedication of additional right-of-way will generally be required where if can be reasonably anticipated that other adjoining or nearby developments will also allow future dedications. The alleyway connects Main Street to Meridian Road. The applicant should be required to dedicate additional right-of--way to provide 10-feet from centerline. Alley Access Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in an alley is not allowed. Alleys are not considered part of the traffic circulation system (District policy 7202.6). Unless specifically approved by the District, an alley should not serve as primary access to a lot or building. Alleys shall connect to a public street at each end and shall not terminate in dead-ends. Alleys with curves are not allowed without specific District approval taken on good cause shown. Curves shall have a minimum inside radius of 26-feet. The existing residential driveway located on Main Street approximately 5-feet north of the alley, should be closed, and the applicant should be required to take access internally from the alley with no additional access to Meridian Road. The applicant should be required to replace the unused curb cut on Main Street with standard curb, gutter and detached concrete sidewalk to match existing improvements. Alley Intersection District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15- feet when it is impractical to remove existing obstructions. Alley Pavement District Policy 7204.10.1 states if the proposed development is not a single family detached residence and it takes access from an alley, the developer will be required to pave the entire width of the right- of-way from the nearest public street to and abutting the development. The applicant should be required to provide additional pavement to the alley to from Main Street to Meridian Road. Including the reconstruction of the intersections; where the alley intersects with Main Street and Meridian Road if not previously completed. The applicant should be required to coordinate with District staff on the radii for the reconstruction of the alleyway intersections. C. Site Specific Conditions of Approval 1. Construct a 5-foot wide detached concrete sidewalk on Meridian Road located 2-feet within the right- of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. The District will require a license agreement for the landscape strip with the detached sidewalk. An agreement must be approved prior to the issuance of a building permit (or any other required permits). Please contact the Right-of-Way Division at 387-3271 for guidelines. 2. Replace unused curb cut on Main Street with standard curb, gutter and concrete sidewalk to match existing improvements. 3. The applicant shall be required to provide access to the two lots internally from the improved alley. 4. Dedicate additional right-of-way to provide 10-feet from centerline of the alley. 5. Provide additional pavement to the alley with the dedication of right-of-way. 6. Other than the access point(s) specifically approved with this application, direct lot or parcel access to Main Street and Meridian Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 7. Comply with all Standard Conditions of Approval. D. 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 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. 6 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 tb breaking ground within ACHD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACRD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must 6e filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any mod'rfications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm 'or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. Appeal Guidelines a STRICI~LAND SUB 'THE SOUTH 83 FEET OF THE NORTH 1/2 OF BLOCK 2 F.A. NOURSE'S THIRD ADDITION LOCATED IN THE NW 1/4 OF SECTION 7 T.3N., R.lE., B.M. MERIDIAN, ADA COUNTY, IDAHO 2003 SION VICINITY MAP 1 ° = 300' RECET~1~°~~" DEC 2 4.2003 City of Meridian >L~ City Clerk Office `~ 8t `~~~ ~~ttia~ ~ca.~icct 1503 FIRST STREEF SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 1TDBCember, 2003 William G. Berg Jr. City Clerk City of Meridian „* 33. .I ~. , , ~ ~ _~3~ 2 RE: PFP 03-006 & CUP 03-063 Strickland Subdivision Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 If all storm drainage is retained;on-site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Thank you, ~~~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Bailey Eng. Inc./Dave Bailey Rider 4 File -Office/Shop APPRO%IMATE IRRIGABIE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROTECT RIGHTS - 40,000 RECEIVE DEC 2 4 2~3 City of Meridian CU ~J /~ ~ ~ p ~j `CityJC; l_e-r"k OnfficE ]. 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 206 Dave Bailey Bailey Engineering, Inc. 1117 E. Plaza, Suite F --- --Eag1e~1.Q,$3616 - -- RE: Land Use Change Application -Strickland Subdivision Dear Mr. Bailey: OFFICE: Nampa 466-7861 SHOP: Nompa 466-0663 Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Ride 4 Lynn M. Hamilton, Custom Connections, PO Box 145, Meridian, ID 83680-0145 Roy Strickland, 2716 Pine Flats, Meridian, ID 83642 enc. APPRO%IMATE IRRIGABLE ACRES RNER FLOW RIGHTS - 23,OOD BOISE PROJECT RIGHTS - 40,000 18 December 2003 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT ~• DISTRICT i1rHEALTH Environmental Health Division RECEI~~ DEPARTMENT Rezone # DEC 1 6 2003 Return to: ^ Boise ^ Eagle ^ Garden City vleridian ^ Kuna ^ ACZ ^ Star Conditional Use # Preliminary /Final /Short Plat ^ 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: ~tral sewage ^ community sewage system ^ community water well ^ interim sewage central water ^ individual sewage ^ individual water /~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~eeritral sewage ^ community sewage system ^ community water ^ sewage dry lines central water ~. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store Please see attached stormwater management recommendatations ^ 15. Date: ~Z /l Z l~ Reviewed By: ~ ..di~~/ Review Sheet cono vao ikc CENTRAL •~ DISTRICT ~tHEAL DEPARTM TH ENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704A825 • (208) 3755211 • FAX 327-8500 To prevent and treat disease and disability; to promote healthy Jifestyfes; and to protecl and promote the heahh and qualiq~ of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to .ground water and surface water quality: The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by Cihy of Boise Public Works Department, May 2000. v~a.ix 2. oxos Serving Valley, Elmore, Boise, and.9da Cowatie! Ada (Boise County Office 707 N. Armstrong PI. Boise, ID 83704 Enviro. Health: 327-7459 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 F?J.. ~-7-£50~ Elmt)re I.OUf!l) ViJCE 520 E. 8th A. North Mountain Home, ID 83647 Endro. Health: 587-5225 Family Health: 587-x407 WIC: 587A409 FAX::87-3521 'P 21iE4 lOL'nly ViiICE 703 N. 1st 5;. PG. Box 1448 McCall, ID 83638 Ph. 634-7154 FAY,; 634-2174