Agency CommentsDevelopment Services Department
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Project/File:
Lead Agency
Site address:
Staff
Approval:
Applicant:
Representative:
Thompson Farm/MAZ-13-004
This is an Annexation and Rezone application to annex an existing residential
dwelling and rezone the property from RUT to C-C for the purpose of connecting to
city services. The site is located at 975 S Locust Grove Road on 2.38-acres in
Meridian. Idaho.
City of Meridian
975 S Locust Grove Road
March 14, 2013
R Orville and Heidi L Thompson
3045 W Sugar Crest
Eagle, ID 83616
Scentsy, Inc. -Sam Johnson
2701 E Pine Avenue
Meridian, ID 83642
Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: svarringtonC~achdidaho.ora
A. Findings of Fact
Description of Application: The applicant is requesting approval for annexation and to rezone
the property from RUT (Rural-Urban Transition) to C-C (Community Business) in order to
connect to city services, specifically water and sewer services. The applicant is not looking to
develop the property at this time. There is currently an existing residential unit and out-buildings
on the site. The site is located at 975 S Locust Grove Road on 2.38-acres in Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Medium Densit Residential Ada Count R-6
South General Retail and Service Cit of Meridian C-G
East Estate Residential Ada Count R-1
West General Retail and Service (City of Meridian) C-G
3. Site History: ACHD has not previously reviewed this site for a development application.
4. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
MAZ-13-004
5. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or the District's Capital Improvement Plan (CIP).
B. Traffic Findings for Consideration
1. Trip Generation (if TIS not required): This development is estimated to generate 0 additional
vehicle trips per day (10 existing); 0 additional vehicle trips per hour in the PM peak hour
(1 existing), based on the Institute of Transportation Engineers Trip Generation Manual, Stn
edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Hour Hour Level Plus
Classification Traffic Count of Service Pro'ect
Locust Grove Better than Better than
Road 630-feet Minor Arterial 833 "D" "D"
Better than Better than
Central Drive 406-feet Major Collector 162- «D„ «D„
* Acceptable level of service for afive-lane minor arterial is "D" (1,540 VPH).
* Acceptable level of service for athree-lane collector is "D" (530 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Locust Grove Road north of Overland Road was
14,349 on 11/12/2009.
The average daily traffic count for Central Drive west of Locust Grove Road was 3,605
on 12/2/2009.
C. Findings for Consideration
This application is for a rezone application only. Lisfed below are some of the findings for consideration
that the District may identify when it reviews a future development application. The District may add
additional findings for consideration when it reviews a specific redevelopment application.
1. Locust Grove Road
a. Existing Conditions: Locust Grove Road is improved with 5-travel lanes, vertical curb,
gutter, and 7-foot wide sidewalk abutting the site. There is 96-feet of right-of--way graduating
to 138-feet of right-of-way for Locust Grove Road (48-feet to 69-feet from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back-of--curb to back-of--curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
2 MAZ-13-004
continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of--curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. The intersection of Locust Grove Road and Central
Drive is designated in the MSM for a future multi-lane roundabout. Additional right-of--way will
be required to accommodate the roundabout as shown in Attachment 3.
c. Applicant Proposal: The applicant is not proposing any improvements to Locust Grove
Road.
d. Staff Comments/Recommendations: Locust Grove Road is fully improved with curb, gutter,
and sidewalk abutting the site. As such staff does not recommend any additional
improvements to Locust Grove Road abutting the site. However, the Master Street Map
designates the intersection of Locust Grove Road and Central Drive as a future multi-lane
roundabout, which would require additional right-of-way to be dedicated. The additional right-
of-way dedication should be right at the intersection and be consistent with the illustration
shown in attachment 3.
2. Central Drive
a. Existing Conditions: Central Drive is improved with 3-travel lanes, vertical curb, gutter, and
7-foot wide sidewalk abutting the site. There is 64-feet of right-of--way for Central Drive (32-
feet from centerline).
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be
considered for the required street improvements. If there is no typology listed in the Master
Street Map, then standard street sections shall serve as the default.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of--way width for collector streets shall typically be 50 to 70-feet, depending on the
.location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of--curb on each side.
3 MAZ-13-004
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of--curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of--way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of--way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
ACRD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of--way acquisition, collector street requirements, and specific roadway
features required through development. The intersection of Locust Grove Road and Central
Drive is designated in the MSM for a future multi-lane roundabout. Additional right-of-way will
be required to accommodate the roundabout as shown in Attachment 3.
c. Applicant Proposal: The applicant is not proposing any improvements to Central Drive.
d. Staff Comments/Recommendations: Central Drive is fully improved with curb, gutter, and
sidewalk abutting the site. As such staff does not recommend any additional improvements to
Central Drive abutting the site. However, the Master Street Map designates the intersection of
Locust Grove Road and Central Drive as a future multi-lane roundabout, which would require
additional right-of--way to be dedicated. The additional right-of--way dedication should be right
at the intersection and be consistent with the illustration shown in attachment 3.
3. Driveways
3.2 Locust Grove Road
a. Existing Conditions: There is an existing 36-foot wide driveway located approximately 420-
feet (centerline to centerline) from the Locust Grove/Central Drive intersection onto Locust
Grove Road.
b. Policy
Access Points Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically
prohibited. If a property has frontage on more than one street, access shall be taken from the
street having the lesser functional classification. If it is necessary to take access to the higher
classified street due to a lack of frontage, the minimum allowable spacing shall be based on
Table 1 a under District policy 7205.4.6, unless a waiver for the access point has been
approved by the District Commission.
Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor
arterial roadways from a signalized intersection with a single left turn lane shall be located a
minimum of 330-feet from the nearest intersection for aright-in/right-out only driveway and a
minimum of 660-feet from the intersection for afull-movement driveway.
4 MAZ-13-004
District policy 7205.4.5 requires driveways located on minor arterial roadways from a
signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from
the nearest intersection for aright-in/right-out only driveway and a minimum of 710-feet from
the intersection for afull-movement driveway.
Successive Driveways: District policy 7205.4.6 Table 1 a, requires driveways located on
minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet
from any existing or proposed driveway.
Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7205.4.8, 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 in
accordance with Table 2 under District Policy 7205.4.8.
c. Applicant's Proposal: The applicant is not proposing any change to the existing driveway
onto Locust Grove Road.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Driveway Location, or Access Management policies. As the existing driveway is located only
420-feet south of Central Drive and has another existing driveway on Central Drive. However,
staff recommends modification of policy to allow the full access driveway onto Locust Grove
Road to remain operational as a full access driveway temporarily until the site is further
developed with a more intense use or as traffic conditions warrant as determined by ACHD.
At that time the driveway should be restricted to right-in/right-out only.
3.2 Central Drive
a. Existing Conditions: There is an existing 36-foot wide driveway located approximately 255-
feet (centerline to centerline) from the Locust Grove/Central Drive intersection onto Central
Drive.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Signalized Intersection): District policy 7206.4.3 requires
driveways located on collector roadways near a signalized intersection to be located outside
the area of influence; OR a minimum of 440-feet from the signalized intersection for afull-
access driveway and a minimum of 220-feet from the signalized intersection for aright-
in/right-out only driveway. Dimensions shall be measured from the centerline of the
intersection to the centerline of the driveway
5 MAZ-13-004
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 30 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 260-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, 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 in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant is not proposing any change to the existing driveway
onto Central Drive.
d. Staff Comments/Recommendations: The applicant's proposal does not meet District
Access Management and Successive Driveway policies. However, staff recommends
modification of policy to allow the full access driveway onto Central Drive to remain
operational as a full access driveway temporarily until the site is further developed with a more
intense use or as traffic conditions warrant as determined by ACHD. At that time the driveway
may be restricted to right-in/right-out only.
4. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
5. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
6. Other Access
Locust Grove Road is classified as minor arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadway and should be noted
on the final plat.
D. Site Specific Conditions of Approval
This application is for a rezone only. Listed below are site-specific conditions of approval that the
District may require when it reviews a future development application for this site. The District may add
additional site-specific requirements when it reviews a specific re-development application.
1. Dedicate additional right-of-way at the intersection of Central Drive and Locust Grove Road to
accommodate the multi-lane roundabout consistent the illustration on attachment 3. The
applicant will not be compensated for this right-of-way dedication, as the Locust Grove/Central
roundabout project is not listed in ACHD CIP.
6 MAZ-13-004
2. Payment of impacts fees are due prior to issuance of a building permit.
3. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private sewer or water systems are prohibited from being located within the ACHD right-of-
way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
4. 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.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACRD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. 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 (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8. 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.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 ACRD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACRD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
7 MAZ-13-004
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Centered multi-lane roundabout
4. Utility Coordinating Council
5. Development Process Checklist
6. Request for Reconsideration Guidelines
8 MAZ-13-004
VICINITY MAP
MAZ-13-004
PLAT
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MAZ-13-004
Attachment 3
Centered Multi-lane Roundabout drawing
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11
MAZ-13-004
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
12 MAZ-13-004
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Aapiicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non-Subdivisions)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
^ Working in the ACHD Right-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction - Pennits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services is required prior to scheduling aPre-Con.
13 MAZ-13-004
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
Manager did not properly apply this section 7101.6, did not consider all of the relevant facts
presented, made an error of fact or law, abused discretion or acted arbitrarily and
capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may
also consider and/or modify the decision that is being appealed. A copy of the
reply and any modifications to the decision being appealed will be provided to the
appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant
of the ROWDS Manager's reply to the notice of appeal. A copy of the decision
being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
14 MAZ-13-004
3~
i
1503 FIRST STREET SOUTH NAMPA, IDAHO83651-4395
March 11, 2013 FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
City of Meridian SHOP: Nampa 208-466-0663
City Clerk's Office
33 E Broadway Avenue, Suite 102
Meridian, ID 83642-2619
RE: AZ 13-004Rhompson Farm
Dear Jaycee:
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
application for Annexation & Zoning ONLY.
Please be advised Nampa & Meridian Irrigation District (NMID)'s Hunter Lateral is located on
this property (along the south boundary). The easement for the Hunter Lateral, in this area, is
forty feet (40'); twenty feet (20') each side of centerline. This easement must be protected.
All laterals and waste ways must be protected.
All municipal surface drainage must be retained on-site. If any surface drainage leaves the
site, Nampa & Meridian Irrigation District (NMID) must review drainage plans. The Developer
must comply with Idaho Code 31-3805.
Sincerely,
1.~.-~
Gre .Curtis
Water Superintendent
Nampa & Meridian Irrigation District
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APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS -40,000
.. ors RiCT CENTRAL DISTRICT HEALTH DEPARTMENT
HEALTH Environmental Health Division
DEPARTMENT
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Conditional Use #
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^ ACZ
^ Boise
^ Eagle
^ Garden City
^ Kuna
C~ Meridian
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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
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
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 Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. 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
^ 13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14.
Reviewed By:
Date:/ Z~/~
Review Sheet
15726-001EH1111
IDAHO
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February 27, 2013
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642
VIA EMAIL
Re: AZ 13-004 for Thompson Farm
The Idaho Transportation Department has reviewed the referenced application for the
Thompson Farm at 975 South Locust Grove Road. ITD has the following comments:
1) ITD has no objection to this application. The project has little impact on regional
transportation volumes and does not require any new access to the State Highway System.
If you have any questions, you may contact Matt Ward at 334-8341 or me at 334-8377.
Sincerely,
ar ~~~
Dave Szplett
Development Services Manager
dave.szplettna,itd.idaho.gov
IDAHO TRANSPORTATION DEPARTMENT
P.O. BOX 8028
Boise, ID 83707-2028
(208) 334-8300
itd.idaho.gov