HomeMy WebLinkAboutSilverleaf Subdivision AZ-04-024 PP-04-031 CUP-04-033
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of Annexation and Zoning of 47.66 Acres from RUT to R-4, AND
Preliminary Plat Approval for One-Hundred-Forty- Three Single-Family Building Lots,
Eighteen Other/Common Lots, and One School Lot for Silverleaf Subdivision, AND
Conditional Use Permit Approval for a Planned Development Consisting of Single-Family
Homes with Reduced Lot Frontages and Reduced Lot Sizes, by Centennial Development,
LLC.
Case Nos. AZ-04-024, PP-04-031, CUP-04-033
For the City Council Hearing Date of: October 19,2004
A. Findings of Fact
I. Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code §67-
6509.
The matters were duly considered by the City Council at the October 19, 2004,
public hearing(s). The applicant, affected property owners, and government
subdivisions providing services within the planning jurisdiction of the City of
Meridian were given full opportunity to express comments and submit evidence.
b.
Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
The Planning and Zoning Commission conducted a public hearing and issued a
written recommendation on the subject matter to the City Council.
c.
d.
The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
2. Process Facts
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOS. AZ-O4-024, PP-04-03!, AND CUP-O4-033 - PAGE 1 of 5
3. Application and Property Facts
a. In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
verified that the property owner(s) of record at the time of issuance of these
findings are Donald and Jean Hobbs, and Jerry and Sandy Stevenson.
4. Required Findings per Zoning and Subdivision Ordinance
a. See Exhibit G for the findings required for the Annexation and Zoning application.
b.
See Exhibit H for the findings required for the Preliminary Plat application.
See Exhibit I for the findings required for the Conditional Use Permit application.
c.
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-
6503).
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
§ 11-17-9.
4. Due consideration has been given to the comment(s) received ITom the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description in Exhibit A, the Preliminary Plat
dated June 23, 2004 as shown in Exhibit B, the Site Plan dated July 12,2004 as shown
in Exhibit C, and the Conditions of Approval in Exhibits D, E, and F. The conditions
are concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
C. Decision and Order
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOS. AZ-04-024, PP-04-031, AND CUP-O4-O33 - PAGE 2 of5
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated June 23, 2004 is hereby conditionally approved;
2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated July 12,
2004;
3. The following modifications to site specific conditions were made at the City Council
hearing;
a) Add an additional traffic calming device on the road ITOm Ten Mile
(Satinwood),
b) Comply with the Noise Evaluation Process standards set forth in ITD's
Planning & Zoning Recommendations Noise EvaluationlMitigation, for
Chinden Boulevard (see handout); and,
4. The site specific and standard conditions of approval are as shown in Exhibits D, E, and
F.
D. Notice of Applicable Time Limits
1. Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that after the date of approval of the preliminary plat, the owner or
developer shall have one year within which to file the request for approval of the final
plat. After approval of final plat, the owner or developer shall have one year to begin
construction of the public utilities and one year thereafter to complete construction of
those public facilities (MCC 12-2-4.B & C).
2. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit shall be valid for a maximum period
of eighteen (18) months unless otherwise approved by the council. During this time,
the permit holder must commence the use as permitted in accordance with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
acquire building permits and commence construction of permanent footings or
structures on or in the ground. In this context "structures" shall include sewer and
water lines, streets or building construction. The applicant has specified in the
application and to the commission and council a construction schedule and completion
date for the project. If the completion date specified for the project is exceeded, the
conditional use application shall become null and void. However, the applicant may
submit an application for a time extension on the project for city council review. The
application for time extension shall be submitted at least thirty (30) days prior to the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOS. AZ-O4-024, PP-O4-03!, AND CUP-O4-033 - PAGE 3 of5
deadline for completion of the project. For projects requiring platting, the final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases, such
phases shall be constructed within successive intervals of one year ITom the original
date of approval by the council. If the successive phases are not submitted within one
year intervals, the conditional approval of the future phases shall be null and void
(MCC 11-17-4.B.).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body ofthe City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Exhibits
Exhibit A:
Exhibit B:
Exhibit C:
Legal Description
Approved Preliminary Plat (with conditions)
Exhibit E:
Exhibit D: Annexation & Zoning Conditions of Approval
Approved Site Plan (with conditions)
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Preliminary Plat Conditions of Approval (all agencies)
Conditional Use Permit Conditions of Approval (all agencies)
Annexation and Zoning Findings
Preliminary Plat Findings
Conditional Use Permit Findings
$~
~tion of the City Council at its regular meeting held on the
. !/'£hv~ 2004.
day of
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOS. AZ-04-024, PP-O4-031, AND CUP-O4-033 -PAGE 4 of5
COUNCIL MEMBER SHAUN WARDLE
VOTED d.6~
COUNCIL MEMBER CHRISTINE DONNELL
VOTED ~ ~
VOTED~
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
VOTED~
MAYOR TAMMYdeWEERD/.' " {lA-
(TIE BREAKER) - ¿¡- ,-
VOTED-
Attest:
and City Attorney.
BY:~~J, Q a IV\
1 Y Clerk's Office - -
Dated: \, -1.4-0';'
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOS. AZ-O4-024, PP-04-031, AND CUP-O4-033 - PAGE 5 of5
EXHIBIT A
Legal Description
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Jul 13 0. 03, .ap
Joe Hicks
[2081 8a'-5399
p.2
i IDAHO
SURVEY
GROUP
1<50 E." W.,,~.... Sc
Suo. 150
"'.;.°'.""'0 "....,
'hone (2"') ""-8570
Fax (2"') 084-""
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Project No 04-019
Silverleaf Subdivision
July 13. 2004
BoUlidary Deacriptiou
A parcel of land being -portion oflhe NWI/4 Section 26, T.4N., R.IW., B.M., Ada
CoUDly, Idaho, more particuJarly d=rib<d as fDUOW",
Commencing althe Northwest comerof,aid SectiDn26,!Tom which Ib, West 1/4 ,om,,-
of said Seelion b= South 00"21' [0" West, 2633.61 feet; Ibcnoealong Ihe W"tboundoryof
,aid Section 26 Sooth 00"21' 1 0" Wes~ IJ46.16 feet 10 the REAL POINT OF BEGINNING.
Thence leaving said West bow1dary lin, South 89"09'47" Eas~ 28751 feet;
Thence Sonth 00"21'10" Wes~ 31.08 feet;
ThonceSouth 89'09'47"E89I, 1023.02 feet.. -point on lite West boundary oflhe Easl
1/2 ofIheNWI/40f"¡d Section 26;
Thence along ,aid West bonndaryNorth 00"29'18" BasI, 486.39 fe" to - poinl at the
center Dfan iroga'iondilch:
Thence leaving said Weatboundaly and along the center of said irrigation diICh the
following three CON""':
Thence South 57'46"13" East, 84.56 feet:
Thence South 68'00'27" East, 129.75 feet;
Thence South 71"25'27" East, 97.72 feet;
Thonce South 86'45'44" Eas~ 107.65 feel;
ThcIu:, leaving said irogation ditch North IJO"OI 'SO" Wast, 1016.67 feel", a point on rhe
North bonndary of said Section 26:
Thence woug aaid North bonndary South 89"10"58" Bast, 929.42 feet to a point on rhe
North-South DÙd-sectiDn tine of said Section 26:
Thencelcaviog said Nurth bonndary and woog said North-South mid-section line South
00'37'33" W,,~ 1805.36 feet:
Profe,,'.n.' long Survey on
,--,..,.....
-
----..-
J" 13 04 03,"p
Joe Hicks
120a I 9a4 -5399
p.3
Thence North 73'36'18" West, 489.75 feel;
Thence North 83'30'42" West, 232.70 fee~
Thence N'orth 54'54'43" Wesl, 1%55 feel;
Thence North 20"08'17" West, 121.61 feel;
Thence North 71 '48'42" West, 40.90 feel;
Thence Soulh 87"U3"36" Wesl. 268.57 feet "'a painl on 'he West boundary oflhe East
1/2 oflhe NWt/4 ofo'¡d Seclion 26;
Thence along said West boundary South 00'29'18" West. 274.02 feet;
Thenœ ¡"ving said West boundary Nortb 89'09'47" West. 1309.82 feel'" a poml on lhe
West boundary of said Seetion26;
Theoce along.aLd West boundary !'forth 00"21']0" Easl, 329.58 feetk> Ihe Poinl Of
Beginning. Conlaining 48.52 acres, roore or less.
~~
AUG 1 0 200;
Meridian PIIIIIIII
Worka Døpt, '<t
EXHmIT B
Approved Preliminary Plat
Silverleaf Subdivision
(File PP-04-03I)
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EXHmIT C
Approved Site. PI~
Silverleaf SubdlVlslOn
(File CUP-04-033)
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EXIDBIT D
Annexation and Zoning Conditions of Approval
Centennial Development, LLC
(File AZ-04-024)
The City Council of the City of Meridian hereby approves the Annexation and Zoning as
requested by the Applicant for the property described in the application, subject to the
following:
1. The legal description submitted with the application (dated 7-13-04, stamped by
Gregory G. Carter) shows the property as contiguous to the existing corporate
boundary of the City of Meridian and is approved.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed ITom their domestic service, per City Ordinance Section 5-7-517, when
services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the parcel 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. Iflateral users
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
4. Any future subdivision, uses and construction on this property shall comply with the
City of Meridian ordinances in effect at the time.
5. A Development Agreement will be required as part of this annexation request. A
condition of the Development Agreement shall be that the applicant participates in
any road infrastructure agreements in the North Meridian Planning Area negotiated
with ACHD and shall faithfully perform the terms of such agreement or agreements.
EXHmIT E
Preliminary Plat Conditions of Approval
Centennial Development, LLC
(File PP-04-03I)
SITE SPECIFIC COMMENTS-PRELIMINARY PLAT
1. All conditions of the accompanying Annexation/Zoning (AZ-04-024) and
Conditional Use Permit (CUP-04-033) application shall also be considered
conditions of the Preliminary Plat (PP-04-031).
2. The applicant may construct a temporary vehicular access to Chinden Boulevard
(SH 20/26), if approved by ITD. The temporary access road shall be constructed
to ACHD standards and shall be removed within two (2) months of access being
provided from either Silverleaf Way or Kingwood Drive in Lochsa Falls. If ITD
approves a temporary access to Chinden Boulevard, a note should be placed on
the final plat stating that Lot 12, Block 9 is a non-build lot until the temporary
access to Chinden Boulevard is abandoned.
3. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. The two entrances shall be separated by no less
than Y> the diagonal measurement of the project. Prior to issuance' of the 51 st
building permit on the northern section of the development, a secondary
emergency access approved by the Meridian Fire Department shall be provided.
4. Provide public stub streets to the north (Nickel Avenue), and west (Kingwood
Drive and Shawn Street) as proposed. Extend the three public stubs streets
provided to this property from the Lochsa Falls development (Glade Creek Drive,
Powell Creek Avenue, and Tango Creek Drive) as proposed.
5. If Glade Creek Drive is not constructed and accepted by ACHD east of the site (in
Lochsa Falls), construct a temporary turnaround at the eastern terminus of
Satinwood Street that meets the design and construction standards ofthe Meridian
Fire Department and ACHD.
6. With the submittal of the final plat application, the applicant shall submit a copy
of the Ada County Street Name Committee's final approval letter for the street
names, subdivision name, and lot and block numbering. Make any other
corrections necessary to conform.
7. The submitted 4-page landscape plan prepared by The Land Group, Inc., dated 6-
23-04 is approved as submitted, with the following modifications:
. Amend the scale to be I" = 50' (currently shown as 1" = 1 00') on all sheets.
. Depict a minimum 40-foot wide (35-foot wide currently shown) landscape
buffer along Chinden Boulevard (including a 5-foot wide detached sidewalk).
Said landscape buffer shall be located beyond any future street right-of-way,
as proposed. If it is shown that the adjoining Lochsa FaDs Subdivision has
the sidewalk within their 35-foot landscape buffer, this project may
match that project.
. All micropaths within the proposed subdivision shall be designed in
accordance with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3
"Pedestrian Walkways." Micropath fencing shall be constructed per MCC 12-
13-15-9.
. Construct a minimum lO-foot wide (8-feet currently shown) gravel shoulder
along Ten Mile Road and landscape the remaining portion of the right-of-way
with lawn or other ACHD approved groundcover.
. All areas being counted toward the open space requirement shall be free of
"wet ponds" or other such nuisances. All stormwater detention facilities
incorporated into the required open space are subject to Ordinance 12-13-14
and shall be fully vegetated with grass and trees, as depicted on the submitted
landscape plan.
Other than the changes listed above, the approved landscape plan is not to be
altered without prior written approval of the Planning & Zoning Department.
Submit 10 copies of a revised landscape plan, depicting the above-mentioned
changes and any other changes that may be required by the Planning & Zoning
Commission, to the City Clerk at least 10 days prior to the next public hearing.
8. 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 MCC 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 not be obtained, plans will be reviewed
and approved by the City Engineer prior to final plat signature.
9. The applicant has not indicated who will own and operate the pressurized
irrigation system within this development. Underground year-round pressurized
irrigation must be provided to all lots within this development. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If the pressurized irrigation system within this development is to
remain a private homeowners' association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the
development plan review process, A draft copy of the pressurized irrigation
system O&M manual shall be submitted prior to plan approval. The applicant
shall be required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, a single-point connection to
the culinary water system shall be required. If a single-point connection is
utilized, the developer shall be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer.
10. A detailed fencing plan shall be submitted upon application of the final plat. If
permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of building
permits. All fences shall taper down to 3-feet maximum within 20 feet of all right-
of-way. All fencing shall be installed in accordance with MCC 12-4-10.
11. Maintenance of all common areas shall be the responsibility of the Silverleaf
Homeowners' Association.
12. Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat service area. Temporary service shall be via a
"private" lift station pumping the sewage generated within the development to a
discharge point in N. Ten Mile Road. The "private" lift station shall be designed
to accommodate the remaining undeveloped area of the NW portion of this
section. The developer may enter into a maintenance contract with the City of
Meridian for the operation and maintenance of the facility. Subdivision designer
to coordinate main sizing and routing with the Public Works Department.
Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
13. Municipal water to this site shall be via extensions from existing mains in Ten
Mile Road, and from future mains within Lochsa Falls. Applicant will be
responsible to construct the sewer and water mains to and through this proposed
development, thereby making them available to adjacent properties. Subdivision
designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
14. Direct lot access to Ten Mile Road and Chinden Boulevard is prohibited. A note
shall be placed on the final plat restricting access to Ten Mile Road and Chinden
Boulevard.
GENERAL REOUIREMENTS-PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3. A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. A detailed landscape and fencing plan, in compliance with the landscape and
subdivision ordinance and as noted in this report, shall be submitted for the
subdivision with the final plat application.
5. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
6. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will
be required at locations designated by the Public Works Department. All
streetlights shall be installed at subdivider's expense. Typical locations are at
street intersections and/or fire hydrants. 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 /Tom the Public Works
Department prior commencing installations.
7. Any tree over 4" in caliper that is removed /Tom the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed, Required landscaping trees will not be considered as
replacement trees for those trees that have to be mitigated.
8, Submit any up-dated groundwater/soils monitoring data, as collected and
analyzed by a soils scientist, to the Public Works Department for review. Any
drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge with a period of time not to exceed 24-hours for all
storms up to and including a 1O0-year storm events. Side slopes within drainage
areas shall not exceed 3:1. Any portion of a drainage area not improved with
sod/grass seed (or other approved landscaping) shall not count towards the
required open space area. The project engineer should pay close attention to the
results of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be
required to certify that the street centerline elevations are set a minimum of3-feet
above the highest established normal groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least I-foot above
groundwater.
9. The applicant 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 /Tom 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.
12. Applicant's engineer will be required to submit a signed, stamped statement
certifying that all street finish centerline elevations are set a minimum of three
feet above the highest established normal groundwater elevation.
13. The applicant shall be required to pay Public Works development plan review,
and construction inspection fees, as determined during the plan review process,
prior to signature on the final plat per Resolution 02-374.
14. Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
15. Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
SANITARY SERVICES COMPANY (SSe)
1. No comment.
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400-feet apart. International Fire Code Appendix D.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot
aisle.
The Fire hydrant shall not face a street which does not have addresses on
b.
it.
c.
d.
Fire hydrant markers shall be provided per Public Works spec.
Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
Fire Hydrants shall be placed on comers.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
e.
f.
3. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved turo around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
5. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
6. To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The two
entrances shall be separated by no less than Y, the diagonal measurement of the
project.
7. The proposed 134-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of389 residents at build out.
8. The Fire Department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer.
9. No parking signs and painted curbs will be required for all Fire Lanes.
MERIDIAN PARKS DEPARTMENT
1. Minimum acreage standard for City Park: The City is willing to develop and
maintain Community Parks, Urban Parks, and Neighborhood Parks.
Neighborhood Parks will be reviewed on a case-by-case basis. The City may
choose to maintain neighborhood parks at an acreage of seven acres or larger. It
will be the responsibility of private homeowner groups or associations to develop
and maintain the smaller mini parks and some Neighborhood Parks in their
subdivision that the City does not maintain.
ADA COUNTY HIGHWAY DISTRICT
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet of right-of-way (an additional 23-feet of
right-of-way) along Ten Mile Road, and construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located a minimum of 41-feet ITom the
centerline of the right-of-way,
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located a minimum of 41-feet ITom the
centerline of the right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located at the back edge of the existing
right-of-way. Accomplish all necessary adjustments to properly accommodate
existing drainage and utilities,
2. Construct a local roadway (West Satinwood Street) to intersect Ten Mile Road
approximately 160-feet south of the north property line, as proposed.
3. Construct the internal roadways as 36-foot street sections with rolled curb, gutter
and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
4. Extend Kingwood Drive from the east property line approximately 645-feet north
of the south property line, as proposed.
5, Extend SilverleafWay from the south property line approximately 490-feet west
of the east property line, as proposed.
6. Extend West Satinwood Street /Tom the east property line approximately 100-feet
north of the south property line, as proposed.
7. Construct a stub street that extends to the west property line approximately 550-
feet south of State Highway 20/26 (Chinden Boulevard), as proposed. Install a
sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTEND ED IN THE FUTURE".
8. Construct West Kingwood Drive as a stub street to the west property line
approximately 170-feet south of the north property line, as proposed. Construct a
temporary turnaround at the terminus of the roadway and install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
9. Construct North Nickel Avenue as a stub street to the north property line
approximately 550-feet east ofTen Mile Road, as proposed. Install a sign at the
terminus ofthe roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
10. Construct Shawn Street as a stub street to the west property line, as proposed.
Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
11. Construct a driveway that intersects Ten Mile Road at the north property line, as
proposed. This driveway is approved to access a lift station and pump house.
ONLY and is not approved to access another lot or use.
12. Construct two (2) islands/medians within West Satinwood Street, as proposed.
Provide a minimum of a 2 I-foot street section on either side ofthe proposed
island/median. Construct the island to be a minimum of 4-feet wide with a
minimum area of 1O0-square feet and shall be owned and maintained by the
homeowners association.
13. Construct four knuckles without center islands within the subdivision, as
proposed.
14, Construct a stamped concrete crosswalk at intersection of North Nickel Avenue
and West Satinwood Drive, as proposed.
15. Construct a special radius for the northbound right-turn lane at the Ten Mile Road
and West Satinwood Street intersection.
16. A portion of Silverleaf Subdivision's preliminary plat is being approved
contingent upon the right-of-way within Lochsa Falls being dedicated to the
public and the roadways being constructed or a financial surety in place for the
construction of the roadways prior to the signature of the final plat for Silverleaf
Subdivision.
17. Comply with requirements of ITD for Glenwood Street frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance ofa building permit (or other required permits),
whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-
8340.
18. Comply with all Standard Conditions of Approval.
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 Construction Services at 387-6280
(with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #195, 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. Existing utilities damaged by the applicant shall be repaired by the
applicant at no cost to ACHD. The applicant shall be required to call DIGLINE
(1-800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11, Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
SETTLERS IRRIGATION DISTRICT
1. All irrigation / drainage facilities along with their easements must be protected
and continue to function. The facility involved is the North Slough Lateral.
2. A Land Use Change Application must be on file prior to any approvals.
3, A license agreement must be signed and recorded prior to construction of any
S.I.D. facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-
mentioned subdivision.
7. This property is located entirely within Settlers Irrigation District, therefore,
S.LD. will be the irrigation entity having jurisdiction.
CENTRAL DISTRICT HEALTH
1. This proposal can be approved for central sewage & central water after written
approval £rom appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-offis not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
IDAHO TRANSPORTATION DEPARTMENT (ITD)
I. The US 20-26 has been designated a principal arterial type IV access control.
Idaho Transportation Department is assuming that the SilverleafSubdivision is
not asking for any (permanent) access to be granted ITom US 20-26. All the
approaches should be designed to access other Ada County Roads or thrn adjacent
subdivision to cut down on access to Chinden Boulevard.
2. Noise abatement will be the responsibility of the developer and will be
constructed off of the State Right of Way.
MERIDIAN POLICE DEPARTMENT
1. No comments received.
EXHmIT F
Conditional Use Permit Conditions of Approval
Centennial Development, LLC
(File CUP-04-033)
SITE SPECIFIC CONDITIONS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the Annexation/Zoning (AZ-04-
024) and Preliminary Plat (pP-04-031) as a condition of the Conditional Use
Permit (CUP-04-033).
2. The project shall conform to the R-4 dimensional standards, except as follows:
.
Minimum lot size: 5,000 square-feet.
Minimum frontage: 50-feet (non cul-de-sac lots).
.
3, Provide amenities in accordance with the requirements of the City Council. The
applicant shall provide detailed open space calculations at the P&Z Commission
public hearing, clarifying what percentage of the site will be set aside as
landscaped open space. If modifications to the plat/site plan/landscape plan are
required by the Commission, said plan shall be submitted to the City Clerk at least
10 days prior to the public hearing. Unless otherwise required by the City
Council, the proposed amenities (tot-lot, picnic area, pathways, and open space)
shall be installed as depicted on the submitted landscape plan. .
4. Construction within Silverleaf Subdivision shall substantially comply with the ten
(10) elevations submitted by the applicant, prepared by R. Haverfield.
Construction materials used on the structures shall be approved by the City of
Meridian Building Department and in accordance with the most recent Uniform
Building Code.
5. The applicant shall work with Meridian Planning & Zoning staff, the Meridian
School District, as well as ACHD staff on striping, signage, or other mearlS to
create an efficient crosswalk(s) design for the micropath/pathway crossings
to/from the future school site.
SANITARY SERVICES COMPANY (SSC)
1. No comment.
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall
be placed an average of 400-feet apart. International Fire Code Appendix D.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c.
d.
Fire hydrant markers shall be provided per Public Works spec.
Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
Fire Hydrants shall be placed on comers.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
e.
f.
3. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
5. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
6. To increase emergency access to the site a minimum of two points of access will be
required for any portion Qf the project, which serves more than 50 homes. The two
entrances shall be separated by no less than Y> the diagonal measurement of the
project.
7. The proposed 134-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 389 residents at build out.
8. The Fire Department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer.
9. No parking signs and painted curbs will be required for all Fire Lanes.
MERIDIAN PARKS DEPARTMENT
1. Minimum acreage standard for City Park: The City is willing to develop and
maintain Community Parks, Urban Parks, and Neighborhood Parks.
Neighborhood Parks will be reviewed on a case-by-case basis. The City may
choose to maintain neighborhood parks at an acreage of seven acres or larger. It
will be the responsibility of private homeowner groups or associations to develop
and maintain the smaller mini parks and some Neighborhood Parks in their
subdivision that the City does not maintain.
ADA COUNTY HIGHWAY DISTRICT
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet of right-of-way (an additional 23-feet of
right-of-way) along Ten Mile Road, and construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located a minimum of 41-feet fÌ'om the
centerline of the right-of-way,
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located a minimum of 41- feet fÌ'om the
centerline of the right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along Ten Mile Road, located at the back edge of the existing
right-of-way. Accomplish all necessary adjustments to properly accommodate
existing drainage and utilities.
2. Construct a local roadway (West Satinwood Street) to intersect Ten Mile Road
approximately 160-feet south of the north property line, as proposed.
3. Construct the internal roadways as 36-foot street sections with rolled curb, gutter
and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed.
4. Extend Kingwood Drive fÌ'om the east property line approximately 645-feet north
of the south property line, as proposed.
5. Extend SilverleafWay from the south property line approximately 490-feet west
of the east property line, as proposed.
6. Extend West Satinwood Street from the east property line approximately 100-feet
north of the south property line, as proposed.
7. Construct a stub street that extends to the west property line approximately 550-
feet south of State Highway 20/26 (Chinden Boulevard), as proposed. Install a
sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
8. Construct West Kingwood Drive as a stub street to the west property line
approximately 170-feet south of the north property line, as proposed. Construct a
temporary turnaround at the terminus of the roadway and install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
9. Construct North Nickel Avenue as a stub street to the north property line
approximately 550-feet east ofTen Mile Road, as proposed. Install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
10. Construct Shawn Street as a stub street to the west property line, as proposed.
Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
11. Construct a driveway that intersects Ten Mile Road at the north property line, as
proposed. This driveway is approved to access a lift station and pump house.
ONLY and is not approved to access another lot or use,
12. Construct two (2) islands/medians within West Satinwood Street, as proposed.
Provide a minimum of a 21-foot street section on either side of the proposed
island/median, Construct the island to be a minimum of 4-feet wide with a
minimum area of 100-square feet and shall be owned and maintained by the
homeowners association,
13. Construct four knuckles without center islands within the subdivision, as
proposed.
14. Construct a stamped concrete crosswalk at intersection of North Nickel Avenue
and West Satinwood Drive, as proposed.
15. Construct a special radius for the northbound right-turn lane at the Ten Mile Road
and West Satinwood Street intersection.
16. A portion of Silverleaf Subdivision's preliminary plat is being approved
contingent upon the right-of-way within Lochsa Falls being dedicated to the
public and the roadways being constructed or a financial surety in place for the
construction of the roadways prior to the signature of the final plat for Silverleaf
Subdivision.
17. Comply with requirements ofITD for Glenwood Street frontage. Submit to the
District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance ofa building permit (or other required permits),
whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-
8340.
18. Comply with all Standard Conditions of Approval.
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 uoless
approved in writing by the District. Contact Construction Services at 387-6280
(with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #195, 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. Existing utilities damaged by the applicant shall be repaired by the
applicant at no cost to ACHD. The applicant shall be required to call DIGLINE
(1-800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction,
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
SETTLERS IRRIGATION DISTRICT
I. All irrigation / drainage facilities along with their easements must be protected
and continue to function. The facility involved is the North Slough Lateral.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement must be signed and recorded prior to construction of any
S,LD. facilities.
4. Any changes to the existing irrigation system such as relocation, tiling, and
landscaping must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-
mentioned subdivision.
7. This property is located entirely within Settlers Irrigation District, therefore,
S.I.D. will be the irrigation entity having jurisdiction.
CENTRAL DISTRICT HEALTH
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality,
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
IDAHO TRANSPORTATION DEPARTMENT (ITD)
1. The US 20-26 has been designated a principal arterial type IV access control.
Idaho Transportation Department is assuming that the Silverleaf Subdivision" is
not asking for any (permanent) access to be granted from US 20-26. All the
approaches should be designed to access other Ada County Roads or thrn adjacent
subdivision to cut down on access to Chinden Boulevard.
2.
Noise abatement will be the responsibility of the developer and will be
constructed off of the State Right of Way.
MERIDIAN POLICE DEPARTMENT
1. No comments received.
EXHIBIT G
Annexation and Zoning Findings
Silverleaf Subdivision
(File AZ-04-024)
The City Council hereby approves the following analysis of required findings by staff:
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to
Zoning Amendments, both the Planning & Zoning Commission and Council are required
"to review the particular facts and circumstances of each proposed zoning amendment
in terms of the following standards and shall find adequate evidence answering the
following questions about the proposed zoning amendment. "
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as
areas including single-family homes at densities of three to eight dwelling
units per acre; 'low density' consist of single-family homes at densities of
three dwelling units or less per acre. Staff finds that the requested zoning
designation, R-4, is harmonious with and in accordance with the 2002
Comprehensive Plan and Future Land Use Map, which designates the land
to be "Low Density Residential" near Chinden Boulevard, and "Medium
Density Residential" for the southern portion of the site. In addition, in the
applicant's cover letter (from Shawn Nickel, dated July 15, 2004) several
Comprehensive Plan policies are listed, all of which support the
annexation and proposed residential use of the property.
B,
Is the area included in the zoning amendment intended to be rezoned
in the future;
Concurrent with the annexation and zoning application, the applicant has
submitted a preliminary plat proposing single-family lots on the subject
site (Silverleaf Subdivision, PP-04-031). Staff does not anticipate that the
applicant plans to rezone the subject property in the future if the
accompanying CUP and PP applications are approved.
C.
Is the area included in the zoning amendment intended to be
developed in the fashion that would be allowed under the new zoning
-for example, a residential area turning into a commercial area by
means of conditional use permits;
E,
Staff finds that the proposed single-family development could be allowed
within the requested R-4 zone, if the accompanying Conditional Use
Permit for a Planned Development is also approved.
D,
Has there been a change in the area or adjacent areas which may
dictate that the area should be rezoned. For example, have the streets
been widened, new railroad access been developed or planned or
adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that the land to the south and east have been developed in a
manner similar to the proposed subdivision, with single-family dwelling
units. Lochsa Falls Subdivision to the south and east was approved with a
gross density of2.92 dwelling units per acre.
There have been no recent street improvements in the area. Further,
neither Ten Mile Road nor Linder Road is currently scheduled within
ACHD's Five Year Work Program or Capital Improvements Plan (CIP)
for roadway widening. Chinden Boulevard is not in ITD's current STIP
for roadway improvements (is in corridor preservation).
Permanent sanitary sewer service to this development is to be provided by
the undeveloped "North" Black Cat service area. The applicant proposes
temporarily pumping the sewage generated within the development to a
discharge point in N. Ten Mile Road. The Public Works Department does
not have concerns with this concept, provided that the "private" lift station
is designed to accommodate the remaining undeveloped area of the NW
portion of this section, Other urban services, such as water, are near to
this site and the applicant should be able to extend such services to the
site. Staff finds that the subject site is proposed for development in a
fashion similar to other properties in the area.
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 R-4 zoning and subsequent residential use
proposed with the concurrent preliminary plat match the intended
character of the vicinity, as noted on the Future Land Use Map in the
Comprehensive Plan. Staff also finds that the proposed zoning/uses can be
designed and constructed in a manner that will be harmonious with, and
appropriate in appearance with, the existing and intended character of the
surrounding area. The existing character of the area will, and is, currently
changing, especially upon build-out of the proposed project and other
similar subdivisions in the general vicinity, Staff does not find that the
proposed zoning/uses will adversely change the essential character of area.
See Preliminary Plat Analysis below for further information.
F.
Will the proposed uses not be hazardous or disturbing to existing or
future neighboring uses;
Due to other existing and proposed uses near the site, staff does not
anticipate that the proposed zoning/uses will be hazardous to future or
existing uses or neighbors in the area. Staff does not anticipate that the
proposed residential uses will be hazardous as long as the conditions
outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code. Staff
recommends that the Commission and Council rely on public testimony to
determine whether the proposed use will be disturbing or hazardous to the
neighboring uses.
G.
Will the area be served adequately by essential public facilities and
services such as highways, streets, police and fll"e protection, drainage
structures, refuse disposal, water, sewer or that the person responsible
for the establishment of proposed zoning amendment shall be able to
provide adequately any of such services;
Permanent sanitary sewer service to this development is to be provided by
the undeveloped "North" Black Cat service area. The applicant proposes
temporarily pumping the sewage generated within the development to a
discharge point in N. Ten Mile Road. The Public Works Department does
not have concerns with this concept, provided that the "private" lift station
is designed to accommodate the remaining undeveloped area of the NW
portion of this section, Other urban services, such as water, are near to
this site and the applicant should be able to extend such services to the
site. Water to serve this development is existing or currently under
development with Lochsa Falls Subdivision. The applicant shall be
responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public
Works Department.
The applicant and/or future property owners will be required to pay park
and highway impact fees as well as construct on-site storm water drainage
facilities.
As of the print deadline for this report, the ACHD has not had a chance to
review and comment on the Traffic Impact Study (TIS) for this
development. Therefore, there is no staff report from ACHD and this item
has not yet been scheduled on an ACHD agenda. Please review any
comments that may be sent ITom ACHD between the print deadline and
the hearing.
J.
Based on the comments received from other agencies/departments, staff
finds that the public services listed above can be made available to
accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this
project. Further, the Commission and Council should determine if the
above finding can be made without ACHD's analysis of this development
on the roadway system.
H.
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;
If approved, the developer will be financing the extension of sewer, water,
local street infi'astructure, utilities and irrigation services to serve the
project. The primary public costs to serve the future residents will be fire,
police, school facilities and services. Staff finds there will not be excessive
additional requirements at public cost and that the annexation and zoning
will not be detrimental to the community's economic welfare.
I,
Will the proposed uses not involve uses, activities, processes,
materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors;
According to the Traffic Impact Study (TIS) prepared by the Washington
Group International the proposed project is anticipated to generate 1,921
vehicle trips per day, Staff recognizes that traffic and noise will increase
with the approval of this subdivision; however, staff does not believe that
the amount generated will be detrimental to the general welfare of the
public. Staff does not anticipate the proposed annexation and subsequent
uses will create excessive noise, smoke, fumes, glare, or odors. Staff finds
that the proposed residential zoning/uses will not be detrimental to people,
property or the general welfare of the area.
Will the area have vehicular approaches to the property which shall
be so designed as not to create an interference with traffic on
surrounding public streets;
The applicant is proposing to construct one public street entrance into the
site fi'om Ten Mile Road and one temporary access into the site from
Chinden Boulevard (SH 20/26). The applicant is also proposing to extend
two stub streets into the site that were approved with the Lochsa Falls
development. If the proposed vehicular approaches (streets) are approved
and accepted by ACHD, staff does not believe that the subdivision will
L.
create interference with traffic on the surrounding public streets. Please
review the ACHD report for this project for additional information
regarding this finding,
K.
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be
lost or damaged by approving the annexation and rezone. Any existing
trees larger than 4" caliper that are removed should be mitigated for, per
the Landscape Ordinance.
Is the proposed zoning amendment in the best interest of the City of
Meridian, (Ord. 592, 11-17-1992)?
Staff finds that all essential services are available or will be provided by
the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the
land in substantial compliance with the City's comprehensive plan. The
land east and south of the subject property was previously annexed into
the City and this is a logical expansion of existing zoning and land uses. In
accordance with the findings listed above, staff finds that the
annexation/rezone of this orooertv would be in the best interest of the
City.
EXHIBIT H
Preliminary Plat Findings
Silverleaf Subdivision
(File PP-04-031)
The City Council hereby approves the following analysis of required findings by staff:
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;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as
areas including single-family homes at densities of three to eight dwelling
units per acre; 'low density' consist of single-family homes at densities of
three dwelling units or less per acre. Staff finds that the proposed single-
family residential subdivision, with a gross density of 3,0 dwelling units
per acre, is harmonious with and in accordance with the 2002
Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential" and "Low Density Residential", near
Chinden Boulevard (provided the Commission and Council grant the
requested planned development).
B.
The availability of public services to accommodate the proposed
development;
Staff finds that public services are available or can be made available to
accommodate the proposed development. See Annexation and Zoning
Analysis "G" and "H" above,
C,
The continuity of the proposed development with the capital
improvement program;
Because the developer is installing sewer, water, and utilities for the
development at their cost, staff finds that the subdivision will not require
the expenditure of capital improvement funds.
D.
The public fmancial capability of supporting services for the proposed
development;
The development will not require major expenditures for providing
supporting services. Staff recommends the Commission and Council rely
upon comments submitted from the public service providers (i.e, police,
fire, ACHD, etc) to determine this finding, (See finding "G" under
Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
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 health, safety or environmental
problems associated with this subdivision that should be brought to the
Council or Commission's attention. ACHD considers road safety issues in
their analysis; no hazardous natural features have been identified on the
site, Staff finds the Commission and Council should rely on any public
testimony that may be presented to determine whether the proposed use
may cause health, safety or environmental problems that staff is unaware
of,
EXHmIT I
Conditional Use Permit Findings
Silverleaf Subdivision
(File CUP-04-033)
The City Council hereby approves the following analysis of required findings by staff:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
A,
That the site is large enough to accommodate the proposed use and all yards,
open spaces, parking, landscaping and other features as may be required by
this ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from
the standard street frontage requirement and lot size of the R-4 zone, as required
by Meridian City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested
use and all other required features. Although the site is large enough to
accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards.
B,
That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of
this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross
density of3.0 dwelling units per acre, is harmonious with and in accordance with
the 2002 Comprehensive Plan and Future Land Use Map, which designates the
land to be "Medium Density Residential," and "Low Density Residential," near
Chinden Boulevard (provided the Commission and Council grant the requested
planned development).
C.
That the design, construction, operation, and maintenance will be compatible
with other uses in the general neighborhood and with the existing or
intended character of the general vicinity and that such use will not adversely
change the essential character of the same area;
Staff finds that the general design, construction, operation, and maintenance
should be compatible with other uses in the general neighborhood and with the
existing or intended character of the area.
,-
G,
H.
D,
That the proposed use, ifit 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 surrounding property. However, staff recommends that the
Commission and Council rely upon public testimony, staff's analysis, and other
agency comments when determining if the proposed uses will adversely affect the
other properties in the vicinity.
E,
That the proposed use will be served adequately by essential public facilities
and services such as highways, street, police, and fire protection, drainage
structures, refuse disposal, water, sewer or that the person responsible for
the establishment of proposed conditional use shall be able to provide
adequately any such services;
Please see Annexation and Zoning Analysis "G" and "H" above, the Other
Agency/Department Comments and Conditions at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project.
F.
That the proposed use will not create excessive additional requirements at
public cost for public facilities and services and will not be detrimental to the
economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local
street infrastructure, utilities and irrigation services to serve the project. The
primary public costs to serve the future residents will be fire, police, school
facilities and services. Staff finds there will not be excessive additional
requirements at public cost and that the proposed development will not be
detrimental to the community's economic welfare.
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;
Please see Annexation and Zoning Analysis "I" above. Staff recognizes that
traffic and noise will increase with the approval of this subdivision; however, staff
does not believe that the amount generated will be detrimental to the general
welfare of the public, Staff does not anticipate the proposed development will
create excessive noise, smoke, fumes, glare, or odors, Staff finds that the
proposed residential use will not be detrimental to people, property or the general
welfare of the area.
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;
i_.
Staff does not believe that the proposed vehicular approaches will create an
interference with traffic on the surrounding public streets. Please see Annexation
and Zoning Analysis "J" above. However, neither ACHD nor ITD have provided
the City with a detailed review (staff report) on the proposed vehicular
approaches. The Commission and Council should review any comments the
ACHD and/or ITD provide for this project when determining this finding.
I,
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 and Zoning Analysis "K" above.
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