HomeMy WebLinkAboutBainbridge Subdivision AZ-05-001 PP-05-002 CUP-05-002
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of a Request for Annexation and Zoning of 152.68 Acres from RUT (Ada
County) to R-8 (Medium Density Residential)(146.83 Acres) and L-O (Limited Office)(5.85
Acres) AND Preliminary Plat Approval of Three-Hundred-Eighty-Nine (389) Single-
Family Building Lots, Twenty-Two (22) Other/Common Lots, One (1) Church Lot, and
One (1) Lot to be DevelopedlRe-Subdivided in the Future AND Conditional Use Permit
Approval for a Planned Development Consisting of Single-Family Homes, a Future
Neighborhood Park, and a Church,. with Reduced Minimum Lot Frontages, Reduced
Minimum Lot Sizes, and Increased Maximum Block Length, by Brighton Properties, LLC.
Case No(s): AZ-05-001, PP-05-002, CUP-05-002
For the City Council Hearing Date of: April 5, 2005
A. Findings of Fact
l. 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 matter was duly considered by the City Council at the April 5, 2005, public
hearing(s). The applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction ofthe City of Meridian were
given full opportunity to express comments and submit evidence.
b.
c.
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.
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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-00I / PP-D5-002 / CUP-O5-002- PAGE 1 of5
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
3. Application and Property Facts
a. In addition to the application and property facts noted in the staffreport 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 Brad and LouAnn Janicek, Brighton Corporation, Boise Research
Center, Inc., Brighton Properties, LLC, and Brighton Investments, LLC.
4. Required Findings per Zoning and Subdivision Ordinance
a. See Exhibits G, H, and I for the findings required for these applications.
B. Conclusions of Law
l. 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 from 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 February 16, 2005 as shown in Exhibit B, the Site Plan dated February 16, 2005
as shown in Exhibit C, the Annexation and Zoning Comments as shown in Exhibit D,
the Preliminary Plat Site Specific and Standard Conditions as shown in Exhibit E, and
the CUPIPD Site Specific and Standard Conditions as shown in Exhibit F. The
conditions are concluded to be reasonable and the applicant shall meet such
requirements as a condition of approval of the application.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASENO(S).AZ-O5-00I/ PP-D5-002 / CUP-O5-O02-PAGE20f5
C. Decision and Order
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 February 16,2005 is hereby conditionally approved;
2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated
February 16, 2005 is hereby conditionally approved; and,
3. The Site Specific and Standard Conditions are as shown in Exhibits E and F.
D. Notice of Applicable Time Limits
l. 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
deadline for completion of the project. For projects requiring platting, the fmal 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 from 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.)
2.
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.)
Notice of Final Action and Right to Regulatory Takings Analysis
E.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-00I / PP-O5-002 / CUP-O5-002- PAGE 3 of 5
l. 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 of the 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:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Legal Description
Approved Preliminary Plat (with conditions)
Approved Site Plan (with conditions)
Annexation and Zoning Comments
Preliminary Plat Site Specific and Standard Conditions
CUP/PD Site Specific and Standard Conditions
Exhibit I:
Exhibit H: Preliminary Plat Findings
Zoning Amendment Findings
CUPIPD Findings
(q~ day of
B~~the Cit~ ~~~cil at its regular meeting held on the
COUNCIL MEMBER SHAUN WARDLE VOTED ~
VOTED~
COUNCIL MEMBER CHRISTINE DONNELL
VOTED~
VOTED~
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY deWEERD
VOTED-
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-DOI / PP-O5-002 / CUP-O5-DO2- PAGE 4 of5
(TIE BREAKER)
Attest:
and City Attorney.
By: J~ ~~
City Clerk's Office
Dated: 4- 2. \ -ot;
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-001 / PP-D5-002 / CUP-O5-002- PAGE 5 of5
EXHIBIT A
Bainbridge Subdivision
AZ-O5-001
Legal Description (3 pages)
TO
Engineering North West, UC
423N._",,-_I'O --- '3104
(200) 37fi.SOOO. Po (206] 376.'SS6
Project No. 02-043-01
Dlte: April S. 2005
BAINBRIDGE SUBDIVISION
TOTAL ANNEXATION DFSCJm'TION
(INCLUDING LANDSCAPE AREA)
A pIICd or IaDdlocaœd in the! H 112 or the! NW 114, ..d the NIt IJ4 of Section 27,
T. 41\1., R. I W.. B.M..Ada Counly, Jdaho..d being_parIicuIarIydçscribedas roD"",>:
Com-I It ""'- Ç<II1\C:I' """,,"on'" Seedona 22, 23, 26 and 'l1 of ..íd T. 4 N"..
R.IW.:
Thence. SnuIh 001'20'42" WO8I, 1399.56 feet on the! - Un. COIPrnonto said Sections
26 end 27 10 tho REAL POINJ' OF BEGINNING;
Thcn.. -Uin& SoUtb 00"20'42" Woot, 728.01 fl" 00111. _on Un. common ,. said
Sectiona 26 ""d27;
TheDoa leavi"l said _line, North 86°21'2!1" WO8t, 46U31'eet;
Then", Soulb 07°13'40" West, 104.01 feet:
TIteo.. Soudt 61"03'36" s.,1, 338.99 roo,:
Then.. Sou'" 51"'8'47" HøI, 195.68 roo':
Thone. South 89'39'18"EcoI, 25.00 r..tto . point on the secdon n..common", 'lÙd
Sections 26 ..d 27:
Theoc. South 00"20'42" West, 147.72 fOol nnlbe8lCtimlliDocommon to slÙd Section,
26..d'l1 to the 114__""",""", to said Seed.". 26 and 27;
Th.... -viog said aection Iinc, NaI1h 89°21 '06" Weal, 26ii 1.02 root on tho east-we"
mid._on Uncof llllid - 27 to "'" Ccntcr 1/4 - com.. of llllid Section 27;
Thence North 119'20'14" W..., 1324.91 foot ón tho -.west mid_lion line.of smd
Section 'l11o tho--WCIII 1I16111_oncomcrofllllid SectIon 27:
Thcn<:e Ioaviag said mkHcclion liDo, NaI1hOO"27'I!I" liliiii.1318.77 reet on !he weoterly
baurnIary liDooftboSB 1/4 .flll«> NW 11<1 ofllllidSeedoo271O1h"Nordt_tœmer said SB 1/4
ofdt. NW 1/4;
Thence Sou'" 89'IS'SO" Bast, 33Q.981e<:1 on the_y~ line ofslÙd'SE 1/4
ofthoNW 1/4:
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1'h<m<:e Iooving said northcr1y boundory ünc, North 00"26'33" East. 1318.56 feet 10 a
point 00 the seedOlllineOOlll1!!O1lIo ooId Sectio., 22 OIId 27;
Thcnœ South 89'17'17" East, 992,76 foet on the seedon Ii... commoo to 'aid Section.
22 and 27 to tho i/4oec1ion "'-COlDDlon io said Socti.., 22 øud 27;
_South 89"17'35" l!ut.155.1I feel on the oecIi... lùu>oommon to said Sectioo.
22 and 27;
Thenœ Ioaving said oecIion lin.. Soutb 00"42'25" W.... 95.00 reet,
Thenœ Soutb 63'48'25" West, 94,48 reel to a poin, of Clll'YO:
1'h<m<:e 47.52 fee. on tho '"" of a curve to the right. ooId CUM> baving . r)I'Iius of 122.00
root, a cen<ra1 ang1e of 22"19'09" """. cbord di.atance of 47.22 feel which ÞcIn\
Sooth 1I'52'Oó"We...,
Thence SoUlb 23'01'40" W.... 7.13feci to a point ofCllJO'i'>',
Then.. 21.79 feat 011 the an; ofo ...... to the loft, oaId """'" h8>ing . radius of 5 B.oo
fee!,acentrol ""810 of 21"31'35" and a chord distanceof2U' feat which b....
South 12'15'53" Woo, 10 0 point of........ curvo:
Tbonce 326.14 feet on Iba aro of e curve to tho right, said""",. baYing a radius or
1948.73 feci, a cenlr8lmgleofO!l"35'21" ami acborddi_!'O 01'325.76 feat which bears
South 06'17'46"Weot to a pobtt ofro..... cUJVO;
Thence 571.32 fee' on lito arc of a eUJVe to lito ien. &aId curve f!aving a rlU!!"" of 626.53
root, a centra] IIIgIe of 52'14' 50" md a chord dí9\anCO of SSI.'Ig f<oet which boars
South 1S'01'5S" East to a point ofcompound curve,
Th....170.52 feciOlllhaaro nfa"""", to tbeleft. nldcurvahoving a radius of 256.00
feet, acentn>J angleof3S009'49" and aebord dí,tanoe of 167.3Sfeci which"""',
South 60'14' 17" East;
Thea.. Sowh79'19'12;"Eeot, 60,84 feet 10 a point ofcurva;
Than.. 162.40 feet.. Ih..", of a ew.. to the left, ooIdcurva having . radiu, of360,OO
feat, a cenlr8l 1IIg1e of 2S"SO' 48" and a chord díotance of 161,03 feat which boars
North 81'45'24" &01:
Thence North 14"St1'OQ" Eaot,1I2.27 feet lOa poiÐtof"""""
Th"""" 203.18 rIOt on the"", ofo """'" to the riabI,lI8id curve h8>in8 aradiusof
1120.00 reet, a _al,,"e of 10'23'39" and a chord di- of 3ó2.90 feet whicb bears
Nonb 80"01'49" East;
D____"",
-,ot,
Th""". North 00"3B'54" Eas~ .54.10 fee~
Thence Soutb 89"21'06" Bast, 90,00 fee"
Thence SouIhOO'38'.54" West, 47.92 feel '" .poùIIorcurve,
Theoce 864.31 foot oolhe"", of a curve to IheriaIn"aid""",ol>aving. ...diu> of
1431.37 feet,. COIIInIl ong!eofu035'49" and achorddiBl8nce orSSI.:!4 roet which be....
South 74°38'42" East 10 a point of rev.... curve: .
ThOllCO 724.U feetoolhe"", ora curve '" the left, lllidcw-v, huving . radius of 1330.00
feet,. oeotrnIansle of 31°13'04" and 0 chon! w,tance of 7IS.72 feet whiCh bears
South 72"S7'2O" But to a poIotof compound curve;
Thence 12.77 fool c. the "'" of. c""," to the loft, llli6 curve having a radius of 48.00
foot,. cenlral an¡¡loof lS"14'31" and. chord eIi-ceof 12.73 feetwbicll"""
North 83"48'52" East;
T""""" North 76°11'31' East, 28.27 feet to a point of curve,
Tho."" 27.U feet"" tbe ""'ofacurve 10 the right,lI8kI curvo'havinga radius cI1l2.00
feet,. central anglo of 14°O9'OS" and a chord w'tan.. of 27.59 feel wbic:b \>ears
North 83°16'09" Boat,
Thence North 41"59'22" East,I07.19 fee~
Thel!CC! South S9'39'¡r East, 70.00 feet to tho..al poilll orboginnlng. ~6 pllf\)el
contains 154.85...... more or leo,.
PREPARED»Y:
En"-Il NorthWest, LLC
J...... It. Waobburo, PLS
-""""""'-'M""'œ
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EXHIBIT B
Bainbridge Subdivision
PP-O5-002
Approved Preliminary Plat (2 pages)
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EXHIBIT C
Bainbridge Subdivision
CUP-O5-002
Approved Site Plan
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EXHIBIT D
Bainbridge Subdivision
AZ-O5-001
Annexation and Zoning Comments
ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (stamped by James R.
Washburn, PLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the
City of Meridian ordinances in effect at the time.
3. A Development Agreement (DA) will be required as part of an annexation of this
property. Prior to the annexation ordinance approval, a DA shall be entered into
between the City of Meridian, the property owner(s) (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the Citv Attornev.
Bill Narv. at 888-4433 to initiate this process. The DA shall incorporate the
following:
. That the applicant agrees to provide the City with a legal description for the
Johnson 2,5-acre outparcel (Parcel No. 80427142323) prior to annexation.
. That the developer acknowledges by signing this Agreement that the
property encompassed in this agreement is not currently sewerable by the
City of Meridian, The City does not make any specific guarantees or
promises to the developer as to when this property may be able to be
included in the City sewer system, The developer assumes the risk in
regards to this property and waives any claim against the City, that may
exist due to the lack of available sewer service,
. That the City is not requiring any park property be dedicated, However, if
the applicant chooses to dedicate a park to the city, details such as boundary
requirements and clear title will need to be worked out with the City Parks
Department and Legal Department,
. That the applicant will be responsible for all costs associated with the sewer and
water service extension. Any existing domestic wells and/or septic systems within
this project will have to be removed from 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.
. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of development.
All future uses shall 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.
. That all future uses on Lots 2 and 3, Block 15, shall be required to obtain
conditional use permit approval from the City.
EXHIBIT E
Bainbridge Subdivision
PP-O5-002
Preliminary Plat Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Engineering NorthWest, LLC, dated Nov 04,
revised on 2-16-05, is approved, with the conditions listed herein. All
comments/conditions of the accompanying Annexation/Zoning (AZ-05-001) and
Conditional Use Permit (CUP-05-002) application shall also be considered
conditions of the Preliminary Plat (PP-05-002).
2.
Unless City staff and ACHD staff determine that a stub street is not
necessary, provide a stub street to the 45-acre (potential school site) parcel to
the west, Provide a vehicular stub street to the north through Block 15, unless that
property becomes a school site. Provide public stub streets to the west (Fairborn
Drive), south (Levanham Avenue, Dartmouth Avenue, Portsmouth Avenue, and
Shropshire Place), and to the 2.5-acre outparcel (Shropshire Avenue), as
proposed.
3.
Place a note on the face of the final plat stating that all future front garage
setbacks shall be 20-feet as measured from the property line or the back of
sidewalk, whichever is more restrictive.
4.
Prior to the City Engineer's signature of a final plat containing Lot 17, Block 2,
and/or Lots 2-4, Block 25, the applicant shall provide evidence that the access
easement across said lots has been relinquished OR the lots should be designated
temporary non-build lots in a final plat note.
5.
The submitted 2-page landscape plan prepared by The Land Group, Inc., dated 3-
25-05 is approved as submitted. The following should be included in the
landscape plan:
. Provide a 35-foot wide landscape buffer adjacent to Chinden Boulevard
and Ten Mile Road. In accordance with MCC 12-13-10, the 35-foot wide
landscape buffers shall be located entirely outside of the ultimate right-of-
way for the adjacent street and shall not include the width of the sidewalk.
If the required sidewalk is placed outside of the right-of-way and within
the landscape buffer, the buffer width shall be increased to 40-feet.
. Depict and construct a 10-foot wide gravel shoulder on Ten Mile Road
abutting the site, with the remaining portion of the right-of-way being
landscaped with lawn or other vegetative groundcover.
. The landscaping proposed on the north and east sides of Broadbent Way
do not lie within the boundaries of the preliminary plat. The landscaping
for the north side of Broadbent Way shall be included in the application.
. 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.
. 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.
. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of
caliper inches of trees that were removed. Required landscaping trees will
not be considered as replacement trees for those trees that are removed.
Other than the changes listed above, the approved landscape plan is not to be
altered without prior written approval of the Planning & Zoning Department.
6.
Construct a micro-path centrally located through Block II, connecting Vanderbilt
Drive to Lancaster Drive.
7.
Place a note on the face of the final plat requiring any future use(s) on Lot 3,
Block 15, to obtain separate conditional use permit approval.
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 vear-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.
11.
12.
Provide permanent fencing around the perimeter of the development, A
detajled 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 shan taper down to 3-feet maximum within 20 feet of an right-
of-way. An fencing shall be installed in accordance with MCC 12-4-10.
Maintenance of all common areas shall be the responsibility of the Bainbridge
Homeowners' Association.
Permanent sanitary sewer service to this development is to be provided by the
undeveloped "North" Black Cat Lift Station. At this point in time, the Meridian
City Council has approved funding for the design; however no funding has been
approved for the construction. Subdivision designer to coordinate main sizing
and routing with the Public Works Department to be in accordance with the
approved master sewer plan. Applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
If this development is approved, it shall be subject to the North Black Cat sewer
system being available.
13.
Municipal water to this site shall be via extensions frorn existing mains in Ten
Mile Road. 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.
Other than the public street accesses approved by ACHD and ITD, 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 shan 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 an
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
9.
10.
11.
4.
A detajled landscape 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 shan obtain design and permit ITom the Public Works
Department prior commencing installations.
7.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that 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 lOa-year storm events. Side slopes within drainage
areas shall not exceed 3: 1. Any portion of a drmnage 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 of 3- feet
above the highest established normal groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least I-foot above
groundwater.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wens and/or septic systems within this project will have to
be removed ITom 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.
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.
OTHER AGENCYIDEPARTMENT COMMENTS & CONDITIONS
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of2 hours to service the entire project. Fire hydrants shall be
placed an average of 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 Yz" 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. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC
Section 509.5.
4. 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.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
6. Operational fire hydrants, temporary or permanent street signs and access roads with
an all weather surface are required before combustible construction is brought on
site.
7. The roadways shall be built to Ada County Highway Standards cross section
requirements and shaH have a clear driving surface, available at all times, which is
20' wide. Streets with less than a 29' street width shaH have no parking. Streets
with less than 33' shall have parking only on one side. These measurements shall
be based on the face of curb dimension.
8. The proposed 389-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 1,128 residents at build out.
9. 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
10. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building.
11. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) ITom a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required
by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
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. Please contact Doug Strong to discuss
layout of the 7.5-acre park and vehicular parkjng for this lot.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department has concerns regarding the lack of parking
proposed for the park lots.
CENTRAL DISTRICT HEALTH DEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval ITom 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.
SETTLERS IRRIGATION DISTRICT
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved are the Simpson Lateral (30'
easement), the Harrell Lateral (30' easement), and the McMullen Lateral (30'
easement).
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. If the developer wishes to have Settlers Irrigation District
own, operate, and maintain the pressure irrigation system an agreement needs to
be in place prior to the pre-construction meeting.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-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 collector roadway (Broadbent Drive) to intersect Ten Mile Road to
directly align with the main entrance to Silverleaf Subdivision.
3. Construct Broadbent Drive (the collector roadway) as a40-foot street section with
vertical curb, gutter and a 5-foot concrete sidewalk (attached or detached) within
the 60-feet of proposed right-of-way. Construct Broadbent Drive so that the
right-of-way line is at the property line and is not separated by a landscape buffer
or a common lot.
4. Construct the internal streets as 36-foot street sections with rolled curb, gutter and
a 4-foot detached concrete sidewalk that is separated by a 5-foot planter strip
within 55-feet of right-of-way and/or 33-foot street sections with rolled curb,
gutter and a 4-foot detached concrete sidewalk that is separated by a 5-foot
planter strip within 52-feet of right-of-way, as proposed. Any street section less
than 36-feet (measured ITom back of curb to back of curb) requires written
approval ITom the appropriate fire department.
5. Construct a stub street to the south property line located approximately 630-feet
east of the west property line to serve the 71.6-acre parcel located directly to the
south, as proposed. Install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct a stub street to the south property line located approximately 1,450-feet
east of the west property line to serve the 80-acre parcel located directly to the
south, as proposed. Install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. Construct a stub street to the south property line located approximately 1,750-feet
west ofTen Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE",
8. Construct a stub street to the south property line located approximately 480 -feet
west ofTen Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Construct a temporary turnaround at the terminus of the roadway and
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
9. Construct a stub street to the south property line located approximately 21O-feet
west ofTen Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Construct a temporary turnaround at the terminus of the roadway and
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
10. Construct a stub street to the west property line approximately 800-feet south of
Sate Highway 20-26 (Chinden Boulevard) to serve the 28.171-acre parcel located
directly to the south, as proposed. District staff is supportive of the applicant's
proposal. Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
11. Construct a stub street to the south property line of the 2,46-acre out parcel that is
located on Ten Mile Road, as proposed. Construct a temporary turnaround at the
terminus of the roadway and install a sign at the terminus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
12. Construct a stub street to the north property line of the 2,46-acre out parcel that is
located on Ten Mile Road, as proposed. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Construct a "quasi" stub street that runs along the west property line ofthe 2,46-
acre out parcel that is located on Ten Mile Road, as proposed.
14. Construct a non-standard cul-de-sac turnaround at the terminus of North
Shropshire Place that meets the criteria established by District policy. Submit a
design of the turnaround for review and approval by District Development
Division staff.
15. Provide a minimum street section of21-feet on either side of the island. Any
proposed landscape islands/medians within the public right-of-way dedicated by
this plat shall be owned and maintained by a homeowners association. Notes of
this shall be required on the final plat. The design shall be reviewed and approved
by ACHD's Development staff.
16. Locate the island within Broadbent Drive at the intersection of State Highway 20-
26 and Broadbent Drive a minimum of200-feet south of State Highway20-26 or
otherwise approved by the District's Traffic Services Staff.
17. This segment of Bajnbridge Subdivision's preliminary plat (Lots 1,2,3,4, and 5
ofBJock 5 and Lots 3, 4 and 5 of Block 4) should be approved contingent upon
the right-of-way within the 80-acre parcel to the south being reviewed, approved,
dedicated to the public and constructed (or a financial surety in place for the
construction of the roadways) prior to the signature of the final plat for
Bainbridge Subdivision.
18. Comply with requirements ofITD for State Highway 20-26 (Chinden Boulevard)
frontage. Submit to the District a letter from ITD regarding said requirements
prior to District approval of the final plat or issuance of a building permit (or
other required permits), whichever occurs first. Contact District III Traffic
Engineer Dan Coonce at 334-8340.
19. Other than the access point that has specifically been approved with this
application, direct lot access to Ten Mile Road is prohibited. A note ofthis access
restriction shan be noted on the final plat.
20. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shan be relocated outside ofthe right-of-way.
2. An 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 ofthe proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically wajved herein. An engineer registered in the State of Idaho shall
prepare and certify an 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 #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shaH 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 shaH 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 ofthe 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.
IDAHO TRANSPORTATION DEPARTMENT
I. The New Approach to US 20/26 should be designed to county and state standards
and be spaced out at one (half) mile spacing from Ten Mile Road if possible. The
Developer will need to obtain an approved access permit from ITD District III
prior to construction. Contact Matt Ward at 334-8342 for more information on
acquisition of an access permit.
2, The main entrance to the subdivision on US 20/26 will need a turn bay added for
safety of the turning traffic.
3. The applicant should preserve or dedicate additional right of way to accommodate
future widening of US 20/26.
4. The Meridian Comprehensive Plan calls for sidewalks. The subdivision plan does
not show sidewalks on US 20/26. The City should require the developer to
construct and millntilln any pathways called for in the Comprehensive Plan.
5, The Meridian Comprehensive plan shows a collector system at the half mile. The
subdivision does not reflect this in the design. Since no full frontage or backage
road system has been included, the collector system is important to future
mobility in this square mile section. The City should consider if collector roads
are needed.
6. Design should consider access to and connectivity with the adjacent subdivisions.
The adjacent parcels are currently zoned rural (county). Does the City anticipate
future development as commercial or residential? The Meridian Comp plan, in
this area, calls for commercial area centered at the Yo mile, with residential at the
mile roads. This design does reflect that plan. Will the adjacent Rambo
subdivision redevelop? If so, how will this plan affect that area. In particular is
concern for the parcel at the intersection ofTen Mile and Chinden, as related to
access.
7. The site should also consider the potential for a school adjacent (west) to the site.
Connectivity has been provided for pedestrians. Access for autos should be
provided so residents would not need to exit to the arterial routes to access the
school.
8. The applicant should construct a noise abatement feature along any residential
lots adjacent to the highway. The noise abatement shall be located on the
applicant's property. The noise abatement feature should be 10' higher then the
elevation at the US 20/26 centerline. This feature may be a berm, or a
combination berm! concrete block wall. Should the developer desire to substitute
other noise abatement measure, such as improvements to the buildings, they
should submit these to ITD for consideration. Noise abatement (berms, fences,
etc.) will be the responsibility of the developer and will be constructed off ofthe
State Right of Way,
9. The Applicant should provide for all improvements required at the new
intersection, including signals, acceleration and deceleration lanes on US 20/26.
10. ITD would like to the opportunity to review the revised plat prior to fmal
approval.
EXHIBIT F
Bainbridge Subdivision
CUP-O5-002
CUP/PD Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1. The site plan prepared by Engineering NorthWest, LLC, dated February 2005, is
approved, with the conditions listed herein. Applicant shall meet all of the
requirements of the Annexation/Zoning (AZ-05-001) and Preliminary Plat (PP-
05-002) as a condition of the Conditional Use Permit (CUP-05-0OZ).
2.
3.
4.
5.
The project shall conform to the R-8 dimensional standards, except as follows:
.
Minimum frontage: 48-feet (non cul-de-sac lots).
In addition to providing 10% of the site as open space, work with Planning &
Zoning staff on fmalizing at least one other amenity (tot lot, tennis court,
etc,),
All use(s) on Lots 2 and 3, Block 15, shall be required to obtain separate CUP
approval.
Temporary sales/information trailers shall be subject to the following conditions:
a.
The proposed subdivision shall have no more than two temporary sales
trailers on-site.
The trailer shall be skirted with materials that are similar in color and
material to the rest of the trailer.
The applicant shall be responsible for providing adequate off street
parking.
One wall sign is allowed for the temporary sales trailer. The sign shall be
limited in size to 18% of the wall area. No other signs shall be permitted.
A building permit for the temporary building must be obtained through
Meridian's Building Department prior to placing the trailer on a lot. A site
plan must accompany the building permit and be approved by Planning
Department.
Sanitary sewer service and domestic water service may be requested for
the proposed use. Should a hook-up be requested, an assessment for sewer
and water service will be determined during the building permit
application process.
Applicant must provide the Public Works and Fire Departments with
information on the method of fire protection to be used for the trailer.
The trailer must conform with all setbacks as set forth in the Bainbridge
Subdivision conditional use permit and preliminary plat.
b.
c.
d.
e.
f.
g.
h.
i.
The maximum timeframe for the sales and information trailer shall be 48
months from the date of the last final plat that completes the subject
preliminary plat. If the applicant requires an extension of this permitted
period, the applicant shall submit a status of their plans to the P&Z
Department.
The applicant's request to site the same trailer under the above-stated
conditions at other locations within future Bainbridge phases is approved
without a CUP modification. A new Certificate of Zoning Compliance and
building permit for an future trailer locations must be submitted to the
City for each future location, but a CUP should not be required for each
future trailer location.
j.
6.
Construction within Bainbridge Subdivision shall substantially comply with the
five (5) elevations submitted by the applicant. 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.
7,
The Four (4) buildable lots adjacent to Ten Mile Road, north of the existing
residence (Johnson) may contain structures with attic trusses and liveable
space above the first floor, but shall not be a full two stories tall,
OTHER AGENCYIDEPARTMENT COMMENTS & CONDITIONS
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of2 hours to service the entire project. Fire hydrants shall be
placed an average of 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 Yo" 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. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e, Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shan be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC
Section 509.5.
4. 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.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
6. Operational fire hydrants, temporary or permanent street signs and access roads with
an all weather surface are required before combustible construction is brought on
site.
7. The roadways shall be built to Ada County Highway Standards cross section
requirements and shall have a clear driving surface, available at all times, which is
20' wide. Streets with less than a 29' street width shall have no parking. Streets
with less than 33' shall have parking only on one side. These measurements shall
be based on the face of curb dimension.
8. The proposed 389-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 1,128 residents at build out.
9. 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
10. All portions of the buildings located on thjs project must be within 150' of a paved
surface as measured around the perirneter of the building.
11. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required
by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprink1er
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
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 maintwn neighborhood parks at an acreage of seven acres or larger. It
will be the responsibility of private homeowner groups or associations to develop
and maintwn the smaller mini parks and some Neighborhood Parks in their
subdivision that the City does not maintain. Please contact Doug Strong to discuss
layout ofthe 7.5-acre park and vehicular parking for this lot.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department has concerns regarding the lack of parking
proposed for the park lots.
CENTRAL DISTRICT HEALTH DEPARTMENT
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.
SETTLERS IRRIGATION DISTRICT
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facility involved are the Simpson Lateral (30'
easement), the Harrell Lateral (30' easement), and the McMullen Lateral (30'
easement).
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 retwned on-site.
6. The development must supply irrigation access to all lots within the above-
mentioned subdivision. If the developer wishes to have Settlers Irrigation District
own, operate, and mwntwn the pressure irrigation system an agreement needs to
be in place prior to the pre-construction meeting.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
I. The applicant shall do one of the following:
a. Dedicate by donation a total of 48-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 from 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 from the
centerline of the right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along 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 collector roadway (Broadbent Drive) to intersect Ten Mile Road to
directly align with the main entrance to Silverleaf Subdivision.
3. Construct Broadbent Drive (the collector roadway) as a 40-foot street section with
vertical curb, gutter and a 5-foot concrete sidewalk (attached or detached) within
the 60-feet of proposed right-of-way. Construct Broadbent Drive so that the
right-of-way line is at the property line and is not separated by a landscape buffer
or a common lot.
4. Construct the internal streets as 36-foot street sections with rolled curb, gutter and
a 4-foot detached concrete sidewalk that is separated by a 5-foot planter strip
within 55-feet of right-of-way and/or 33-foot street sections with rolled curb,
gutter and a 4-foot detached concrete sidewalk that is separated by a 5-foot
planter strip within 52-feet of right-of-way, as proposed. Any street section less
than 36-feet (measured from back of curb to back of curb) requires written
approval from the appropriate fire department.
5. Construct a stub street to the south property line located approximately 630-feet
east of the west property line to serve the 71.6-acre parcel located directly to the
south, as proposed. Install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct a stub street to the south property line located approximately 1,450-feet
east ofthe west property line to serve the 80-acre parcel located directly to the
south, as proposed. Install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. Construct a stub street to the south property line located approximately 1,750-feet
west ofTen Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
8. Construct a stub street to the south property line located approximately 480 -feet
west of Ten Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Construct a temporary turnaround at the terminus of the roadway and
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
9. Construct a stub street to the south property line located approximately 210-feet
west ofTen Mile Road to serve the 80-acre parcel located directly to the south, as
proposed. Construct a temporary turnaround at the terminus of the roadway and
install a sign at the terminus of the stub street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE".
10. Construct a stub street to the west property line approximately 800-feet south of
Sate Highway 20-26 (Chinden Boulevard) to serve the 28.171-acre parcel located
directly to the south, as proposed. District staff is supportive ofthe applicant's
proposal. Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
11. Construct a stub street to the south property line of the 2.46-acre out parcel that is
located on Ten Mile Road, as proposed. Construct a temporary turnaround at the
terminus of the roadway and install a sign at the terminus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
12. Construct a stub street to the north property line of the 2.46-acre out parcel that is
located on Ten Mile Road, as proposed. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Construct a "quasi" stub street that runs along the west property line of the 2.46-
acre out parcel that is located on Ten Mile Road, as proposed.
14. Construct a non-standard cul-de-sac turnaround at the terminus of North
Shropshire Place that meets the criteria established by District policy. Submit a
design of the turnaround for review and approval by District Development
Division staff.
15. Provide a minimum street section of21-feet on either side of the island. Any
proposed landscape islands/medians within the public right-of-way dedicated by
this plat shall be owned and maintained by a homeowners association. Notes of
this shall be required on the final plat. The design shall be reviewed and approved
by ACHD's Development staff.
16. Locate the island within Broadbent Drive at the intersection of State Highway 20-
26 and Broadbent Drive a minimum of200-feet south of State Highway 20-26 or
otherwise approved by the District's Traffic Services Staff.
17. This segment of Bainbridge Subdivision's preliminary plat (Lots 1, 2, 3, 4, and 5
of Block 5 and Lots 3, 4 and 5 of Block 4) should be approved contingent upon
the right-of-way within the 80-acre parcel to the south being reviewed, approved,
dedicated to the public and constructed (or a financial surety in place for the
construction of the roadways) prior to the signature of the final plat for
Bwnbridge Subdivision.
18. Comply with requirements of ITD for State Highway 20-26 (Chinden Boulevard)
frontage. Submit to the District a letter from ITD regarding said requirements
prior to District approval of the final plat or issuance of a building permit (or
other required permits), whichever occurs first. Contact District III Traffic
Engineer Dan Coonce at 334-8340.
19. Other than the access point that has specifically been approved with this
application, direct lot access to Ten Mile Road is prohibited. A note of this access
restriction shall be noted on the final plat.
20. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside ofthe 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 detwls.
4. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State ofIdaho 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 #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
II. 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 swd requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
IDAHO TRANSPORTATION DEPARTMENT
1. The New Approach to US 20/26 should be designed to county and state standards
and be spaced out at one (half) mile spacing from Ten Mile Road if possible. The
Developer will need to obtwn an approved access permit from ITD District III
prior to construction. Contact Matt Ward at 334-8342 for more information on
acquisition of an access permit.
2. The mwn entrance to the subdivision on US 20/26 will need a turn bay added for
safety ofthe turning traffic.
3. The applicant should preserve or dedicate additional right of way to accommodate
future widening of US 20/26.
4. The Meridian Comprehensive Plan calls for sidewalks. The subdivision plan does
not show sidewalks on US 20/26. The City should require the developer to
construct and maintajn any pathways called for in the Comprehensive Plan.
5. The Meridian Comprehensive plan shows a collector system at the half mile. The
subdivision does not reflect this in the design. Since no full frontage or backage
road system has been included, the collector system is important to future
mobility in this square mile section. The City should consider if collector roads
are needed.
6. Design should consider access to and connectivity with the adjacent subdivisions.
The adjacent parcels are currently zoned rural (county). Does the City anticipate
future development as commercial or residential? The Meridian Comp plan, in
this area, calls for commercial area centered at the Y, mile, with residential at the
mile roads. This design does reflect that plan. Will the adjacent Rambo
subdivision redevelop? If so, how will this plan affect that area. In particular is
concern for the parcel at the intersection ofTen Mile and Chinden, as related to
access.
7. The site should also consider the potential for a school adjacent (west) to the site.
Connectivity has been provided for pedestrians. Access for autos should be
provided so residents would not need to exit to the arterial routes to access the
school.
8. The applicant should construct a noise abatement feature along any residential
lots adjacent to the highway. The noise abatement shall be located on the
applicant's property. The noise abatement feature should be 10' higher then the
elevation at the US 20/26 centerline. This feature may be a berm, or a
combination berm! concrete block wall. Should the developer desire to substitute
other noise abatement measure, such as improvements to the buildings, they
should submit these to ITD for consideration. Noise abatement (berms, fences,
etc.) will be the responsibility of the developer and will be constructed off of the
State Right of Way.
9. The Applicant should provide for all improvements required at the new
intersection, including signals, acceleration and deceleration lanes on US 20/26.
10. ITD would like to the opportunity to review the revised plat prior to final
approval.
EXHIBIT G
Bainbridge Subdivision
AZ-05-001
Zoning Amendment Findings
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:
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;
The subject property is located in the heart of a Mixed UselNeighborhood Center
designation on the Comprehensive Plan Future Land Use Map. The 2002
Comprehensive Plan Future Land Use Map designates approximately 1/3 of this
property as 'Mixed Use - Regional' with a Neighborhood Center. The purpose of
this designation is "to provide a blend of high-density residential, small-scale
commercial, entertwnment, office and open space uses that are geared to serve all
residents within a one to two square mile area. The developments are encouraged
to be designed according to the conceptual neighborhood center plan depicted in
Figure VII-3. The purpose of these centers is to create a centralized, pedestrian-
oriented, identifiable and day-to-day service oriented focal point for neighborhood
districts. The centers should offer an internal circulation system that connects with
adjacent neighborhoods or regional pathway(s). They wilJ also serve as public
transit locations for future park-and-ride lots, bus stops, shuttle bus stops or other
alternative modes of transportation." (See Chapter VII, pg. 95.)
After evaluating the original preliminary plat submittal and the Comprehensive
Plan policies regarding mixed use areas, City staff met with the applicant to
discuss omitting the portion of the site within the mixed use designation. This
request was based on the fact that the original plat did not conform to the purpose
statement of the mixed use designation and staff could not make the findings to
recommend approval of the original applications. The applicant has submitted a
revised preliminary plat that includes one 9-acre lot to be developed in the future
(Lot 3, Block 15). City Council believes that by leaving the 9-acre lot
undeveloped at this time, the small-scale commercial/office/entertainment aspect
of the mixed-use/neighborhood center option is preserved for the future.
Similarly, if the City decides to amend the Comprehensive Plan, the applicant
could develop this area with single-family homes.
The remainder portion of the subject site is designated 'Medium Density
Residential' on the Comprehensive Plan Future Land Use Map. 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. Although the
proposed density (2.56 d.u.lacre) is below the minimum target density of3
d,u.lacre, City Council finds that the revised preliminary plat generally conforms
to this stated purpose and intent. In the applicant's submittal letter, dated
December 22, 2004 several Comprehensive Plan policies are listed (please see
applicant's letter).
City Council also finds the following 2002 Comprehensive Plan text policies to be
applicable to this application (analysis in italics below policy):
. "Restrict curb cuts and access points on collectors and arterial streets."
(Chapter VII, Goal IV, Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters
to the City stating that their policy for access to a Type IV Principal Arterial
will be at intersections only, and spaced at one-half mile intervals in urban
areas. ITD allows approaches (other than intersections) in special cases and
on a temporary basis. City Council finds that the proposed access point to
Chinden Boulevard (SH 20-26) meets the location requirements of lTD.
Further, City Council finds that Broadbent Way will serve as the access point
to Chinden Boulevard for all the properties in this section. The revised
location of the proposed Broadbent Way/Ten Mile Road intersection now
meets A CHD 's requirements, as it aligns with the approved street in
Silverstone Subdivision to the east.
. "Require appropriate landscape and buffers along transportation corridors
(setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV,
Objective D, Action item 4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant
is proposing to construct a 35-foot wide landscape berm with dense
vegetation along Chinden Boulevard. The applicant is also proposing to
construct a 35-foot wide landscape buffer along Ten Mile Road. City Council
is supportive of these widths. as long as the entire buffer lies outside the
ultimate right-ol-way. and the sidewalk is located outside of the 35-foot wide
buffer (or increase buffer to 40-feet). See Site Specific Condition #5 in the
Preliminary Plat section.
. "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Objective A, #3)
This publication encourages jurisdictions to establish bikeway and walkway
facilities in new construction and reconstruction projects, in a manner that is
safe, accessible and convenient.
.
"On-street bikeways should be incorporated on all future Collector streets."
(Chapter VI, Figure VI-S)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway mid-
mile between Ten Mile Road and Black Cat Road, and between Chinden
Boulevard and McMillan Road. The applicant is proposing a 36-foot street
section for Broadbent Way (collector).
.
"Plan for a variety of commercial and retail opportunities within the Impact
Area." (Chapter VII, Goal 1, Objective B)
Lot 3, Block I5, on the revised preliminary plat is designated for commercial,
retail and multi-family uses on the Comprehensive Plan Future Land Use
Map. The subject application proposes none of these uses, and designates this
"jùture development" lot as residential. Although City Council is
recommending that this lot be zoned R-B with the majority of the development,
development of this lot will require separate conditional use permit approval.
Citv Council finds that the /Jro/Josed zoninff and subseQuent uses (sinffle-
family homes and a church) will be harmonious with and in accordance with
the Comvrehensive Plan.
B,
Is the area included in the zoning amendment intended to be rezoned in the
future;
City Council is hopeful that at least a portion of the 9-acre "future development"
lot will be rezoned for multi-family uses and commercial/office/entertainment
uses in the future. Once there is a residential housing base established in this area
that can support non-residential uses, this area may be rezoned to be consistent
with the Comprehensive Plan.
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;
City Council finds that the proposed single-family development could be allowed
within the requested R-8 zone, if the accompanying Conditional Use Permit for a
Planned Development is also approved. According to current City Code, churches
are required to obtain CUP approval. The future church, to be zoned L-O, will
require separate detailed CUP approval in the future.
E,
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;
City Council finds that a substantial portion of the land to the east has been
developed (or approved for development) in a manner similar to the proposed
subdivision, with single-family dwelling units. Lochsa Falls Subdivision to the
east was approved with a gross density of 2.92 dwelling units per acre and a city
park. Silverleaf Subdivision, also to the east, has a gross density of 3.8 dwelling
units per acre (minus the future school site).
There have been no recent street improvements in the area. Further, Ten Mile
Road is not currently scheduled within ACHD's Five Year Work Program or
Capital Improvements Plan (CIP) for roadway widening. Chinden Boulevard is
not in ITD's cucrent STIP for roadway improvements (is in corridor preservation).
This development is currently not serviceable by the City of Meridian's sanitary
sewer system. Sewer service for this development will be via the future North
Black Cat lift station. At this point in time, the Meridian City Council has
approved funding for the design; however no funding has been approved for the
construction. If this development is approved, it shall be subject to the North
Black Cat sewer system being available. Other urban services, such as water, are
near to this site and the applicant should be able to extend such services to the
site. City Council 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;
The applicant has submitted four front elevations for the proposed single-family
homes. If the homes are constructed in substantial compliance with the submitted
elevations, they will be similar in design to other residences in the area. The
existing character of the area will, and is, currently changing. However, this is the
first development to apply for development in the subject square mile. This
development will set the tone for how the rest of this square mile, particularly the
Neighborhood Center develops or does not develop. City Council finds that if Lot
3, Block 15, is not developed with single-family detached units, the proposed R-8
zoning and subsequent residential use proposed with the concucrent preliminary
plat will be harmonious and appropriate to the intended character of the vicinity.
If this development is approved as proposed, City Council finds that it will
significantly change not only the existing character of the area, but will also
change the intended character of the vicinity, as noted on the Future Land Use
Map in the Comprehensive Plan.
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, City Council does not
anticipate that the proposed zoning/uses will be physically hazardous to future or
existing uses or neighbors in the area. The City Council has relied on staff
analysis, comments from other agencies, and public testimony to determine
whether the proposed use will be disturbing or hazardous to the existing
neighboring uses and future expected uses in this vicinity.
G,
Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
There is a 2.S-acre outparcel on Ten Mile Road that will be an enclave if the
subject annexation application is approved. This parcel was created in 1988 and
does not meet Ada County's standards for minimum lot size and frontage in the
RUT zone. Further, when sidewalk and landscaping are provided by the subject
developer there will be a gap in the facilities. To allow the City to initiate
annexation of this outparcel City Council recommends that the applicant provide
the City with the legal description for the Johnson 2.5-acre outparcel (Parcel No.
S0427142323).
This development is currently not serviceable by the City of Meridian's sanitary
sewer system. Sewer service for this development will be via the future North
Black Cat lift station. At this point in time, the Meridian City Council has
approved funding for the design; however no funding has been approved for the
construction. If this development is approved, it shall be subject to the North
Black Cat sewer system being avajlable. 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.
On January 28, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The Meridian Police
Department and Parks Department have concerns with no parking (plan) being
provided for the two proposed parks. The nearest on-street parking for the 7.5-
acre park would be along a collector roadway. On-street parking would take up
some of the open space that could be used for "green" useable park area. The
detailed comments and conditions from the Fire Department, Police Department,
and other agencies/departments are at the end of this report.
J,
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.
The ACHD Commission acted on this project on March 2, 2005. The ACHD
recommends approval of the subject development with site specific and standard
conditions of approval.
Based on the comments received from other agencies/departments, City Council
finds that the public services listed above can be made available to accommodate
the proposed development.
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, public
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. City Council finds there will not be excessive additional
requirements at public cost and this development will not be detrimental to the
economic welfare of the community.
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;
City Council recognizes that traffic and noise will increase with the approval of a
development on this site; however, City Council does not believe that the amount
generated will be detrimental to the general welfare of the public. City Council
does not anticipate that annexation and development in accordance with current
city code and the Comprehensive Plan will create excessive noise, smoke, fumes,
glare, or odors. City Council finds that if Lot 3, Block 15, were to develop similar
to the rest of the proposed subdivision then the proposed residential zoning/uses
may be detrimental to people, property and/or the general welfare of the area
because it would not comply with the Comprehensive Plan. However, because
Lot 3, Block 15, is being reserved for future development, the subject applications
should not adversely affect any person or property.
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
from Ten Mile Road and one public street entrance into the site from Chinden
L,
Boulevard (SH 20/26). The proposed public street entrance to Ten Mile Road
(Broadbent Way) aligns with a previously approved public street entrance into
Silverleaf Subdivision (Satinwood Drive). If all vehicular approaches (streets) are
approved and constructed in accordance with ITD and ACHD policies, City
Council does not believe that the subdivision will create interference with traffic
on the surrounding public streets. Please review any comments from ACHD or
ITD 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
City Council is not aware of any natural or scenic features that may be lost,
damaged or destroyed with the approval of the subject applications. 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)?
In accordance with the findings listed above. City Council finds that the
annexation/zoning of this propertv. as proposed bv the applicant. would be in the
best interest of the City.
EXHIBIT H
Bainbridge Subdivision
PP-05-002
Preliminary Plat Findings
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;
Please see Annexation and Zoning Finding "A".
B,
The availability of public services to accommodate the proposed
development;
Please see Annexation and Zoning Finding "G".
c.
The continuity of the proposed development with the capital improvement
program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, City Council finds that a development on this property
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. The Commission and Council have relied 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, and the Agency
Comments and Conditions for more detaiL)
E,
The other health, safety or environmental problems that may be brought to
the Commission's attention,
City Council finds that there should not be any health, safety or environmental
problems associated with this subdivision that should be brought to the Councilor
Commission's attention; no hazardous natural features have been identified on the
site. ACHD considers road safety issues in their analysis.
C,
D,
EXHIBIT I
Bainbridge Subdivision
CUP-05-002
CUPIPD Findings
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 aU 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 reliefftom
the standard street frontage requirement, lot size requirement, and maximum
block length, as required by Meridian City Code. See Special Consideration #1
below for detailed analysis.
City Council 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;
City Council finds that the proposed single-family residential subdivision, with a
gross density of 2.56 dwelling units per acre, is generally harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates a majority ofthe land to be "Medium Density Residential" (provided
the Commission and Council grant the requested planned development). Please
see Annexation & Zoning Finding "A".
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;
Please see Annexation & Zoning Finding "E".
That the proposed use, if it complies with aU conditions of the approval
imposed, will not adversely affect other property in the vicinity;
H.
I,
Please see Annexation & Zoning Findings.
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 he able to provide
adequately any such services;
Please see Annexation & Zoning Findings "G" and "H", the Other
Agency/Department Comments and Conditions, 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;
Please see Annexation & Zoning Finding "H".
G,
That the proposed use will not involve activities or processes, materials,
equipment, and conditions of operation that will be detrimental to any
persons, property, or general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Please see Annexation and Zoning Finding "I".
That the proposed use will have vehicular approaches to the property which
shall be so designed as not to create an interference with traffic on
surrounding public streets;
Please see Annexation & Zoning Finding "J".
That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance,
Please see Annexation & Zoning Finding "K".
REf_:EIVED
APR 1 ~ 2005
STAFF SUMMARY
OF
COUNCIL HEARING
City Of Meriwan
City Clerk Office
Transmittal Date:
April 14, 2005
Project Name:
Bainbridge Subdivision
Case No(s): AZ-05-001IPP-05-002/CUP-05-002
Applicant:
Brighton Properties, LLC
City Council Hearing Date: April 5, 2005
Council Action:
Approve with conditions (all ayes)
A, Summary of Public Hearing:
1. In favor: David Turnbull (Applicant)
2. In opposition: None
3. Commenting: Lisa Johnson
4. Staff presenting application: Anna Canning
5. Other staff commenting on application: Brad Watson
B, Key Issues of Discussion by Council:
1. Single-story home restriction adjacent to the existing residence (Johnson)
2. Sewer serviceability
3. Possible dedication of park property to the City
C, Key Changes (see attached Exhibits):
- The Council voted to amend Exhibit D, Comment #3, by adding a bullet stating that
sewer service is currently not available to this property and the applicant understands the
risks.
- The Council voted to amend Exhibit D, Comment #3, by adding a bullet regarding steps
for dedicating a park to the City (providing clear title, etc.).
- The Council voted to amend Exhibit E, Site Specific Condition #2, by allowing the
applicant to work with staff when determining if a stub street to the property to the west is
appropriate or not.
- The Council voted to amend Exhibit E, Site Specific Condition #10, by requiring
perimeter fencing to be installed.
- The Council voted to amend Exhibit F, Site Specific Condition #3, by allowing the
applicant to work with staff on providing an additional amenity for this project.
- The Council voted to amend Exhibit F, by adding Site Specific Condition #10, restricting
the lots adjacent to Ten Mile Road to not be a full two-stories.
D, Recommended Conditions of Approval (by Commission, if applicable)
See attached Exhibits D, E and F