Lyndhurst Grove Sub AZ
AZ 05-011
MERIDIAN PLANNING & ZONING MEETING
April 21, 2005
APPLICANT Highland Development, LLC ITEM NO. 16
REQUEsr Public Hearing - Request for Annexation and Zoning of 6.26 acres from
RUT to R-8 zone for Lyndhurst Grove Subdivision - 2820 West Pine Avenue
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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r-h CIC
See attached staff report 3 -0
CITY ClERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: SJ~ ä/v'o/1 AArJ/A Date: 'f~lq Phone:Q3g>-- 3e/J
E~ailed: Sf1{~().!f1@Iá'M(,Of1.Çw.f-cudç.111¡- Staff Initials: rnW
MaterIals presented at public me."ngs shall become properly oIlhe City 01 M.~dlan.
MAYOR
T~mmy de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
IDAHO
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PUBLlC WORKS
BUILDING DEPARTMENT
(208) 887-22] 1- Fax 898-955]
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 888-4433
STAFF REPORT:
P&Z Hearing Date: April 21, 2005
Transmittal Date: April 13, 2005
To:
Mayor, City Council and Planning & Zoning Commission
RECEIVED
APR 1 4 2005
From:
Michael Cole, Development Services Coordinator (Y\ c..
Craig Hood, Associate City Planner (IN
Re:
Lyndhurst Grove Subdivision
City Of Meridian
City Clerk Office
. Annexation and Zoning of 6.26 Acres from RUT (Ada County) to R-8
(Medium Density Residential), by Highland Development, LLC. (File No.
AZ-O5-011)
e Preliminary Plat Approval of Thirty-Six (36) Single-Family Building Lots and
Five (5) Other/Common Lots on 6.26 Acres in a Proposed R-8 Zone, by
Highland Development, LLC. (File No. PP-O5-013)
. Conditional Use Permit Approval for a Planned Development Consisting of
Attached and Detached Single-Family Homes on 6.26 Acres in a Proposed R-
8 Zone, with Reduced Lot Sizes and Reduced Lot Frontages, by Highland
Development, LLC. (File No. CUP-O5-015)
We have reviewed the above referenced submittals and offer the following comments and
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Highland Development, LLC, has applied for Annexation and Zoning (AZ) ,
Preliminary Plat (PP) and Conditional Use Permit/Planned Development (CUP/PD) approval
of thirty-six (36) single-family residential building lots and five (5) other/common lots on 6.26-
acres. The site is located on the north side of Pine Avenue, approximately 825-feet east of Ten
Mile Road. The applicant is proposing to construct the development in one phase.
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 21, 2005
Page 2
There is an existing home and some outbuildings currently on this site. The applicant is
proposing to relocate the existing home onto the proposed Lot 14, Block 2, and remove all
other structures. Twelve of the proposed thirty-six lots will contain single-family attached
dwellings (townhouse) with a shared (zero) lot line. The remaining twenty-four lots will
contain detached single-family dwelling units. The gross density of the proposed development
is 5.75 dwelling units per acre. The proposed density is in accord with the proposed R-8
zoning district and is consistent with the Comprehensive Plan Future Land Use Map
designation which is "Medium Density Residential".
As part of the Planned Development, the applicant is requesting reduced lot frontages and
reduced lots sizes. MCC 11-9-1 requires a minimum 6,500 square-feet for detached lots and a
minimum 4,500 square-feet for attached lots. There are thirty-three (33) lots that are below the
minimum lot size of the R-8 zone. There are eighteen (18) lots that are proposed below the
minimum street frontage requirement of. the R-8 zone. These proposed modifications are
detailed below. .The applicant is not requesting any other modifications to the dimensional
standards of the requested R-8 zone or other City Ordinances.
Ro8 Zone:
Lot Size-
Citv Minimum Reauirement
6,500 square-feet (detached)
4,000 square-feet (attached)
Proposed Minimum
4,500 square-feet (detached)
3,600 square-feet (attached)
Lot,Frontage-Citv Minimum Reauirement
65-feet (non cul-de-sac)
Proposed Minimum
50-feet (non cul-de-sac)
The proposed PD amenities include: playground equipment and a picnic area including tables
and a BBQ on Lot 21, Block 2. In addition, approximately 6 percent of the site is reserved for
open space (minimum 5 percent is required). The amenities are depicted on the submitted
landscape plan, and are described in the applicant's letter accompanying the CUP/PD
application. See CUP/PD Special Considerations below for a detailed analysis of the proposed
amenities and the design thereof.
The subject property is within the Urban Service Planning Area. The subject applications (AZ,
PP and CUPIPD) were submitted concurrently to the Planning & Zoning Department for review.
Staff recommends approval of the subject annexation/zoning (AZ-05-0ll), preliminary plat (PP-
05-013), and conditional use permit (CUP-05-0l5) with the conditions outlined in this report.
LOCATION
The ,subject site is located on the north side of Pine Avenue, approximately 825-feet east of Ten
Mile Road, in Section 11, Township 3 North, Range I West.
SURROUNDING PROPERTIES
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 3
North: Eight Mile LaterallHaven Cove Subdivision, zoned R-4.
South: Single-family homes on large parcels, zoned RUT (Ada County).
East: Kelsey Park Subdivision, zoned R-4.
West: Proposed Sommersby Subdivision, zoned R-15 and L-O.
There are two recently approved developments abutting this site to the east and west. Kelsee
Park Subdivision was approved for single-family residential uses to the east and Sommersby
Subdivision was approved for multi-family, single-family and office uses to the west. To the
north is Haven Cove Subdivision, also a single-family development. Except for some larger
parcels across Pine Avenue, the properties surrounding this site have been approved for urban-
type development by the City of Meridian.
OWNER OF RECORD
The, property owner of record is Ben B. Jepson, Jr., and Ben B. Jepson, Jr., has provided
notarized consent for the subject applications.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has
combined the analysis of use with the annexation and zoning 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 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per acre.
Consistent with the Comprehensive Plan Future Land Use Map, the applicant is
requesting that all the subject site be zoned R-8 (Medium Density Residential). The R-8
district allows for a maximum of eight (8) dwelling units per acre (MCCII-7-2.C). The
proposed residential density is 5.75 gross dwelling units per acre. Staff believes that if an
R-8 zone (and associated PP and CUP applications) is approved, the proposed
zoning/density will allow a smooth transition from the multi-family to the west and the
single-family to the east.
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Planning & Zoning Commission/Mayor & City Council
P &Z Hearing Date: April 21, 2005
Page 4
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below
policy):
.
"Require new residential development to meet development standards regarding
landscaping, signage, fences and walls, etc." (Chapter VII, Goal I, Objective C,
Action item 4)
if the applicant complies with the conditions in this report, the development will
meet the standards for landscaping, signage, fences and walls outlined in City
Code.
.
"Encourage infill development in vacant/underdeveloped areas within the City
over fringe area development to halt the outward progression of urban
development." (Chapter V, Goal I, Objective A)
This parcel is underdeveloped and is considered infill development.
e
"Support a variety of residential categories (low-, medium-, and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums,
etc.) for the purpose of providing the City with a range of affordable housing
opportunities." (Chapter VII, Goal IV, Objective C, Action item 10)
Staff is supportive of the variety of housing types and density proposed for this
area. The proposed housing types (single-family attached and detached), adds to
the variety of housing opportunities that currently exist in this area.
e
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South
Slough, and Jackson and Evans drainages) throughout commercial, industrial and
residential areas." (Chapter V, Goal I, Objective A, Action item II)
The applicant is proposing to leave the Eight Mile open abutting this site. The
Eight Mile should be protected during construction of the proposed development.
.
"Require useable open space to be incorporated into new residential subdivision
plats." (Chapter VII, Goal IV, Objective C, Action item 3)
The applicant is proposing to set aside approximately 6 percent of the site as
useable open space.
ln addition, in the applicant's letter (from Shawn Nickel) other Comprehensive Plan
policies are listed supporting the annexation and proposed residential use of the
property. Staff finds that if the Commission and Council grant the applicant the requested
modifications with the cUP/PD, and the applicant complies with the conditions included
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 5
B.
c.
D.
in this report, the overall design of the subdivision would be in general conformance with
the City of Meridian Comprehensive Plan.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and conditional use permit, proposing single-family lots on the subject
site (Lyndhurst Grove Subdivision, PP-05-013 & CUP-05-0l5). Staff does not anticipate
that the applicant plans to rezone the subject property in the future if the accompanying
CUP and PP applications are approved.
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;
Staff finds that the proposed single-family uses are allowed within the requested R-8
zone.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that other properties in the area have been developed in a manner similar to
the proposed subdivision, with single-family dwelling units. Haven Cove Subdivision,
Kelsee Park Subdivision, and Berkeley Square Subdivision, to name a few in the area,
have developed (or are developing) similar to the proposed project.
Pine Avenue has not been widened recently abutting this site. Pine Avenue in this area is
not currently scheduled within ACHD's Five Year Work Program or Capital
Improvements Plan (CIP) for roadway widening. Ten Mile Road, from Cherry Lane to
Franklin Road, is currently within ACHD's Five Year Work Program for construction in
2007. This project includes signalization of the Ten Mile Road/Pine Avenue intersection.
Other urban services, such as sewer and water, are near to this site and the applicant
should be able to extend such services to the site. Staff finds that the subject site is
proposed for development in a fashion similar to other properties in the area.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
The applicant is proposing two types of single-family dwellings for this site. Twelve of
the thirty-six proposed dwellings are attached single-family (townhouse) and twenty-four
are detached single-family. Staff finds that this mix of housing types fits into the existing
and anticipated housing stock of this area, which includes both single-family and multi-
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Planning & Zoning CommissionlMayor & City Council
P &Z Hearing Date: April 21, 2005
Page 6
family dwellings. Staff finds that the requested zoning, proposed residential dwelling
types and the proposed density is consistent with a medium density urban project.
Further, based on the Comprehensive Plan, staff believes that some of the existing large
county parcels in the area (south) will redevelop with similar densities in the near future.
Staff also finds that the proposed zoning/uses can be designed and constructed in a
manner that will be harmonious with, and appropriate in appearance with, the existing
and intended character of the surrounding area.
The existing character of the area will, and is, currently changing, especially upon build-
out of the proposed project and other similar subdivisions in the general vicinity.
However, staff does not find that the proposed zoning/uses will adversely change the
essential character of area.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The applicant has submitted sample front elevations for the proposed attached and
detached dwelling units. Staff believes that the design of the dwelling units will be
compatible with the adjoining uses, if the buildings are constructed as shown on the
submitted elevations. Staff does not anticipate that the proposed residential uses will be
disturbing or hazardous to existing or future uses as long as the conditions outlined in this
report are complied with and house construction is conducted in a manner consistent with
City Code. Staff recommends that the Commission and Council rely on any public
testimony to determine whether the proposed use will be disturbing or hazardous to the
neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and 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;
Staff finds that the applicant's engineer has proposed to provide domestic water service
to the site via existing mains adjacent to the project site, however permanent sanitary
sewer service by gravity means is not available at this time. Applicant proposes to
temporarily sewer this project to the private existing lift station at The Courtyards at Ten-
Mile.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
On April 13, 2005, ACHD approved this development with site-specific and standard
conditions. The applicant should comply with all requirements of the ACHD. Please
review the ACHD report for additional information regarding this finding.
On March 25, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
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P&Z Hearing Date: April 21, 2005
Page 7
agency/department meeting and other comments received from agencies/departments,
staff finds that other than sewer, the public services listed above can be made available to
accommodate the proposed development. The Commission and Council should reference
any written and/or verbal testimony submitted by any public service provider, regarding
their ability to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police, school facilities and services. Staff
finds there will not be excessive additional requirements at public cost and that the
proposed annexation and zoning will not be detrimental to the community's economic
welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
According to ACHD the proposed project is anticipated to generate 350 additional
vehicle trips per day. Staff recognizes that traffic and noise will increase with the
approval of this subdivision; however, staff does not believe that the amount generated
will be detrimental to the general welfare of the public. Staff does not anticipate the
proposed annexation and subsequent uses will create excessive noise, smoke, fumes,
glare, or odors. Staff finds that the proposed residential zoning/uses will not be
detrimental to people, property or the general welfare of the area.
J.
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 Pine
Avenue (Lyndhurst Avenue) and extend a stub street from the west (Brougham Drive).
The applicant is not proposing to extend Clara Drive from the north, in Haven Cove
Subdivision. Instead of constructing a vehicular crossing of the Eight Mile Lateral, the
applicant is proposing to utilize the existing pedestrian crossing. Staff is supportive of
this proposal, as a vehicular crossing to the north is being provided with the Sommersby
development just to the west. Please review the ACHD report for this project for
additional infonnation regarding this finding. If the proposed vehicular approaches
(streets) are approved and accepted by ACHD, staff does not believe that the subdivision
will create interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
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Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 21, 2005
Page 8
The applicant is proposing to leave the Eight Mile Lateral open adjacent to the site. Staff
finds that the Eight Mile Lateral is a significant natural feature that should be protected
through standard stormwater and run-off management practices. Staff also finds that there
are some existing trees and other mature landscaping on this site. Any existing trees
larger than 4" caliper that are removed shall be mitigated for, per the Landscape
Ordinance (MCC 12-13-13). The applicant should work with the City Arborist, Elroy
Huff, on designing and implementing a protection plan. If any trees are deemed to be a
hazard, diseased or dying by the City Arborist, prior to removal, mitigation will not be
required for those trees.
Staff finds that the proposed annexation and zoning should not result in the loss or
damage of any natural or scenic features, as long as the existing trees are
protected/mitigated and the Eight Mile Lateral is protected in manner that does not
negatively impact its beauty. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
The legal description submitted with the application, prepared by LandSolutions, Inc.,
shows that the property is contiguous to the existing corporate boundary of the City of
Meridian. The land directly north, east and west of the subject property was previously
annexed into the City and this is a logical expansion of the City boundary. The applicant
is proposing to develop the land in substantial compliance with the City's
Comprehensive Plan. In accordance with the findings listed above, staff finds that the
annexation/zoning of this propertY would be in the best interest of the City.
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 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 item "A".
B.
The availability of public services to accommodate the proposed development;
Staff fmds that public services can be made available to accommodate the proposed
development. Please see Annexation and Zoning items "0" and "H" for more details.
C,
The continuity of the proposed development with the capital improvement program;
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 9
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D.
The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (e.g. - police, fire, ACHD, etc.) to determine this rIDding. Please see
Annexation and Zoning item "H" and the Agency Comments and Conditions at the end
of this report for more detail.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT)
1. Stub Streets: With the approval of Haven Cove Subdivision to the north, a stub street
(Clara Drive) was provided to the southern boundary of the Eight Mile Lateral. Clara
Drive was constructed in the anticipation of extending across the Eight Mile into the
subject site. A pedestrian bridge across the Eight Mile currently exists tying into a dirt
pathway that leads to Pine A venue. The applicant is not proposing to extend Clara Drive
into the site from the north as a vehicular crossing, but is proposing to utilize the existing
foot bridge to connect into the sidewalk system at Haven Cove.
Typically the City and ACHD require the extension of stub streets. However, with the
recent approval of Sommersby Subdivision to the west, the developer was required to
extend Gray Cloud Way/Forecast Street/Brougham Drive from the north through the
development. The Gray Cloud/Forecast crossing of the Eight Mile Lateral is less than
500-feet from the Clara Drive stub street. With interconnectivity being provided from the
developments to the west and north into this site through Gray Cloud Way/Forecast
Street/Brougham Drive, staff believes that another vehicular crossing of the Eight Mile is
not warranted. Instead of extending Clara Drive into the site from the north, the applicant
should construct a rnicropath from the foot bridge to the sidewalk on Brougham Drive.
Please see Special Consideration #2 and Site Specific Condition #3 for further
information. NOTE: The ACHD Commission has also relieved the applicant of the
standard requirement to extend Clara Drive into the site.
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Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 10
The applicant is proposing to extend the recently approved Brougham Drive into the site
from the west. Staff is supportive of the proposed Brougham Drive stub street extension
from Sommersby Subdivision. Please see Site Specific Condition #2 below.
2. Landscaping:
Street Buffers: On the 2030 Functional Street Classification Map, Pine Avenue abutting
this site is classified as a collector roadway. Meridian City Code (MCC) 12-13-10-4
requires a 20-foot wide landscape buffer along all collector roadways. MCC 12-13-10-2
states that all required street buffers be located beyond any street right-of-way and be
maintained by the property owner upon which the buffer lies. No fences are permitted
within required street buffers and the width excludes the width of the sidewalk. Further,
MCC 12-13-10-6 requires street buffers to be planted with trees and shrubs, lawn, or
other vegetative groundcover, with a minimum density of one tree per 35 linear feet.
The ACHD is requiring the applicant to dedicate a total of 35-feet from the centerline of
Pine Avenue and construct either a 5-foot wide detached or 7-foot wide attached
sidewalk. On the submitted preliminary plat and landscape plan the applicant is showing
a 33-foot right-of-way dedication and a 20-foot wide buffer with 5-foot wide attached
sidewalks. The applicant should be required to construct a 20-foot wide landscape buffer
along Pine Avenue as proposed, but the buffer should be constructed outside any street
right-of-way and/or sidewalk width. Further, the Pine Avenue landscape buffer should
contain materials in accordance with MCC 12-13-10-6.
Micropaths: MCC 12-4-3 requires right-of-way for pedestrian walkways (micropaths) to
be 15-feet wide. MCC 12-13-15 requires micropaths to have landscape strips of 5-feet on
both sides of the path and contain one deciduous tree and shrubs, lawn, or other
vegetative ground cover.
Staff believes that the applicant should be required to construct a micropath on Lot I,
Block 2, with landscape materials consistent with the requirements of MCC. Said
micropath should connect to the existing foot bridge crossing of the Eight Mile Lateral
and terminate at the sidewalk for Brougham Drive. This recommendation will allow
greater north-south pedestrian access in the area.
A micropath is currently not shown on Lot 1, Block 2, of the submitted landscape plan.
The applicant is proposing a 5-foot closed fence along the east side of Lot I, Block 2.
Fences adjacent to pathways are recommended to be see-through. If solid fencing is
used adjacent to pathways it should not exceed four feet in height (MCCI2-13-15-9). A
note restricting fencing directly adjacent to the micropath should be placed on the face
of the final plat.
Tree Mitigation: There are several large trees on this site that the applicant will need to
remove or relocate. 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
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Planning & Zoning CommissionIMayor & City Council
P&Z Hearing Date: April 21, 2005
Page II
replacement trees for those trees that are removed (MCC 12-13-13-3). The applicant
should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park
Department.
Landscape Plan: The submitted landscape plan prepared by The Land Group, Inc., dated
2-7-05 is not approved as submitted. The proceeding notes/modifications should be
shown on a revised landscape plan. Ten copies of said revised landscape plan should be
submitted to the City Clerk at least 10 days prior to the City Council public hearing date.
See Site Specific Condition #3 below.
3. Existing Structures: There are several buildings within the boundaries of the proposed
plat. Some of the buildings span across proposed lot lines and/or do not meet the setback
requirements of the requested zone. Some of the structures are accessory to the existing
house and cannot be located on their own lot without a primary residence. The applicant
is proposing to relocate the existing home onto Lot 14, Block 2, and remove all other
existing structures currently on this site. Prior to signature of the final plat by the City
Engineer, the existing home should be relocated to Lot 14, Block 2, and all other
buildings on this site should be removed, as proposed. See Site Specific Condition #4
below.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should 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 will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28. See Site Specific Condition #5 below.
5. Piping of Ditches: Meridian City Code 12-4-13.A.1 requires all irrigation ditches, laterals
or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, to be covered and enclosed with tiling or other covering equivalent in ability
to detour access to said ditch, lateral or canal. Meridian City Code 12-4-13.A.2 allows the
City to waive the requirement for covering a ditch, lateral or canal, if it finds that the
public purpose requiring such will not be served in the individual case.
The Meridian Comprehensive Plan specifically calls out the Eight Mile for protection and
enhancement. The Eight Mile Lateral to the east and west of the site is currently open.
Staff believes that if the Eight Mile Lateral were tiled/covered a valuable feature would
be lost. Therefore, staff recommends that the applicant not be required to cover/tile the
Eight Mile. In accordance with Meridian City Code, the applicant should be required to
tile or cover any other irrigation ditches, laterals or canals that cross, intersect or lie
adjacent to the subject site. See Site Specific Condition #6 below.
AZ-OS-OII,PP"S.Ol3.CUP-OS-OlS
Lyodh,," G"" S.bdi,i,iooAZPP.CUP.do,
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 12
5. Fencing: The applicant is proposing to construct 5-foot tall solid fence along Pine
Avenue and 5-foot open-vision fence along the Eight Mile Lateral, where fencing does
not currently exist. A detailed fencing plan should be submitted upon application of the
final plat (MCC 12-4-10.F.3). If permanent fencing is not provided, temporary
construction fencing to contain debris must be installed around the perimeter prior to
issuance of a building permit. All fences should taper down to 3 feet maximum within
20 feet of all right-of-way. If solid fencing is used adjacent to pathways it should not
exceed four feet in height (MCCI2-13-15-9). A note restricting fencing directly
adjacent to the micropath should be placed on the face of the final plat. All fencing
should be installed in accordance with MCC 12-4-10. See Site Specific Condition #7
below.
6. Sanitary Sewer and Water: The applicant's engineer has proposed to provide domestic
water service to the site via existing mains adjacent to the project site. Sanitary sewer
service by gravity means is not available to this property at this time. Currently there
exists a dry line sewer in Pine Street that the applicant is proposing to extend from their
east boundary line south to the private lift station in the Courtyards at Ten Mile.
Applicant has proposed to temporarily sewer this project to the lift station at the
Courtyards at Tenmile.
The applicant shall be required to extend sewer and water mains to and through the
proposed development, thereby making them available to adjacent properties. The
subdivision designer to coordinate main sizing and routing with the Public Works
Department. The applicant shall execute City of Meridian standard forms of easements,
for any mains that are required to provide service. See Site Specific Conditions #8, and
#9 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1.
The preliminary plat prepared by Bailey Engineering, Inc., dated 2-11-05, is approved,
with the conditions listed herein. All conditions of the accompanying Annexation/Zoning
(AZ-05-011) and Conditional Use Permit (CUP-05-015) application shall also be
considered conditions of the Preliminary Plat (PP-05-013).
2.
Construct Brougham Drive as a public stub street to the recently approved Sommersby
Subdivision to the west, as proposed.
3.
The submitted landscape plan prepared by The Land Group, Inc., dated 2-7-05 is not
approved as submitted. The proceeding notes/modifications should be shown on a revised
landscape plan:
. Depict a 20-foot wide landscape buffer lot outside of the 35-foot wide right-of-way
required by ACHD for Pine Avenue. The width of said landscape buffer shall not
AZ-oS-OI I. PP-OS-OI3,CUP-OS-O1S
L"dh~,l G"" S,bd¡,¡,¡" AZPP.CLl' do<
Planning & Zoning CommissionlMayor & City Council
P &Z Hearing Date: April 21, 2005
Page 13
.
include the width of the required sidewalk for Pine Avenue. In accordance with MCC
12-13-10-6, install one tree for every 35-feet of frontage on the Pine Avenue right-of-
way.
Depict a 5-foot wide micropath on Lot I, Block 2. Construct a minimum 5-foot wide
landscape strip on both sides of the micropath. Said micropath shall connect to the
existing foot bridge crossing of the Eight Mile Lateral and terminate at the sidewalk
for Brougham Drive. Fences adjacent to pathways are recommended to be see-
through. If solid fencing is used adjacent to pathways it should not exceed four feet in
height
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting,
and implementing a protection/mitigation plan for the existing trees on site.
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.
.
.
Ten full-size copies of a revised landscape plan (and one 8.5" x 11" copy) depicting
the above changes/modifications shall be submitted to the City Clerk at least 10 days
prior to. the City Council public hearing date.
4.
Prior to signature of the final plat by the City Engineer, relocate the existing single-
family home to Lot 14, Block 2, and remove all other structures on this site, as proposed.
5.
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 [mal plat by the City Engineer.
6.
Except for the Eight Mile Lateral, all irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area
being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
AZ-OS-Oll. "-"5-013, CUP-OS-015
L",db""" a,c>, S,bdi,i,'".AZ.PP.cu,.do,
Planning & Zoning CommissionlMayor & City Council
P &Z Hearing Date: April 21, 2005
Page 14
Protect the Eight Mile Lateral, a significant natural feature, through standard stormwater
and run-off management practices.
7.
A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of building permits. All fences shall taper
down to 3-feet maximum within 20 feet of all right-of-way. All fencing shall be installed
in accordance with MCC 12-4-10. Fencing adjacent to any rnicropaths/multi-use
pathways shall be installed in accordance with MCC 12-13-15-9.
8.
Permanent sanitary sewer service to this development is not available at this time.
The applicant will be responsible for the extension of utilities to and through this
proposed development and any up sizing or improvements to the lift station at The
Courtyards at Ten Mile. Sizing and routing shall be coordinated with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for
any mains that are required to provide service. If this application is approved,
development shall be subject to availability of the sanitary sewer.
9.
Water service shall be from extensions of the existing main in W. Pine Street. 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.
10.
Applicant shall be responsible for the payment of sewer and water assessments, and the
actual physical water and sewer service connections to the existing residence. Existing
well and septic systems shall be abandoned in accordance with the applicable
jurisdictional standards.
11.
Maintenance of all common areas shall be the responsibility of the Lyndhurst Grove
Homeowners' Association.
12.
Direct lot access to Pine Avenue is prohibited. A note shall be placed on the [mal plat
restricting access to Pine Avenue.
GENERAL CONDITIONS (PRELIMINARY PLAT)
2.
1.
All grading of the site shall be performed in conformance with MCC ll-12-3H.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
AZ-OS-Oll.PP--OS-OI3,CllP-OS-O1S
L"ulh=' Om" S"bdi'",ooAZPPCUPd"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 15
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4.
A detailed landscape and fencing plan, in compliance with the landscape and subdivision
ordinance and as noted in this report, shall be submitted for the subdivision with the final
plat application.
5.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6.
Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs are
completed by Ida13o Power Company. The street light contractor shall obtain design and
pennit from 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 stonns up to and including
a 100-year stonn events. Side slopes within drainage areas shall not exceed 3: I. Any
portion of a drainage area not improved with sod/grass seed (or other approved
landscaping) shall not count towards the required open space area. The project engineer
should pay close attention to the results of field studies detennining 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 nonnal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above groundwater.
9.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
10.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
11.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
AZ-O5-O]I,PP-o5-01].(UP-O5-015
Lyndh=' G"" S,bdi,i,"'o.AZ.PPCUP,d"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 21, 2005
Page 16
12.
13.
14.
15.
16.
17.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
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.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
CONDITIONAL USE PERMIT/PO ANALYSIS
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.
B.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage and lot size requirements of the R-8 zone, as required by
Meridian City Code. See Special Consideration #1 below for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested use
and all other required ordinance 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.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision is harmonious with and
in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be "Medium Density Residential" (provided the Commission and
AZ-05-0IJ,PP-O5-O13.CUP-05-OJ5
L",dh=' Om" S"bd".'oo,AZ,PP.CUPdoo
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 17
c.
D.
E.
F.
G.
H.
Council grant the requested planned development). Please see Annexation & Zoning item
"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 item "E".
That the proposed use. if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff finds that if the applicant complies with all conditions imposed, the proposed
development will not adversely affect other properties in the vicinity. The Commission
and Council should rely upon public testimony, staff's analysis, and other agency
comments when determining if the proposed uses will adversely affect other properties in
the vicinity.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fIre protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Please see Annexation & Zoning items "G" and "H", the Other Agency/Department
Comments and Conditions, and any comments that may be submitted to the City Clerk
regarding this project.
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 item "H".
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Please see Annexation and Zoning item "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 item "J".
AZ-OS-0I1,PP"S-OIJ.CUP-O5-01S
L"dh~" Om" S"bd"¡""AZPPCUPd<"
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 18
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning item "K".
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT/PD
1. Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage and lot size of the R-8 zone.
Lot Frontage: All twelve (12) of the attached lots have the required minimum 40-feet of
frontage. Eighteen (18) of the remaining twenty-four (24) proposed detached lots have
less thao the required minimum street frontage of the R-8 zone (65-feet is required for
detached lots per MCC 11-9-1). Staff is supportive of reducing the frontage for some of
the lots as it provides greater lot diversity. Staff believes that the minimum street
frontage requirement for the detached lots should be reduced to 50-feet, as shown on
the preliminary plat. See Site Specific Condition #2 below.
Lot Size: MCC 11-9-1 requires a minimum 6,500 square-feet for detached lots and a
minimum 4,500 square-feet for attached lots. There are a total of thirty-three (33) lots
that are below the minimum lot size of the R-8 zone. All of the attached lots (12)
contain 3,600 square-feet, 900 square-feet less than the required minimum. The
proposed minimum detached lot size is 4,500 square-feet, 2,000 square-feet less than
the required minimum. Staff is supportive of allowing a variety of lot sizes within this
development as it creates a better diversity of lot size choices for the community. The
minimum detached lot size should be no less than 4,500 square-feet, and the minimum
attached lot size should be no less than 3,600 square-feet. See Site Specific Condition
#2.
2. Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of a
planned development. The proposed amenities for the subject planned development
include: playground equipment and a picnic area including tables and a BBQ on Lot 21,
Block 2. In addition, approximately 6 percent of the site is reserved for open space
(minimum 5 percent is required)(exclusive of the Pine Avenue street buffer). Staff
believes that the micropath on the common Lot I, Block 2, should also count towards the
amenity requirement. Staff is generally supportive of the proposed site design and
amenities as proposed, with the addition of a micropath on Lot I, Block 2. See Site
Specific Conditions #3 below,
3. Housing Types: As required with a Planned Development, the applicant has submitted
front elevations (pictures) for the proposed attached and detached dwelling units. Staff
believes that the proposed dwelling units will be compatible with the adjoining uses, if
the buildings are constructed as shown on the submitted elevations. Construction within
Lyndhurst Grove Subdivision should substantially comply with the elevations submitted
AZ-O5-011,PP--I)5-013.CUP-O5-015
Ly,,1h=' A"" S"bdi,",ooAZPPCUPd<"
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: April 21, 2005
Page 19
by the applicant. Construction materials used on the structures should be approved by the
City of Meridian Building Department and in accordance with the most recent Building
Code. See Site Specific Condition #4 below.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE PERMIT/pm
I.
The site plan prepared by Bailey Engineering, Inc., labeled PUD, dated 2-11-05, is
approved, with the conditions listed herein. The applicant shall meet all of the
requirements of the Annexation/Zoning (AZ-05-011) and Preliminary Plat (PP-05-13) as
a condition of the Conditional Use Permit (CUP-05-015).
2.
The project shall conform to the R-8 dimensional standards, except as follows:
. Minimum frontage (attached lots):
. Minimum lot size:
50-feet (non cul-de-sac lots).
3,600 square-feet (attached)
4,500 square-feet (detached)
No other variances, exceptions or reductions to the City adopted dimensional standards or
uses are approved with this CUP application.
3.
The following amenities are required as part of the Planned Development; playground
equipment and a picnic area including tables and a BBQ on Lot 21, Block 2; Six (6)
percent of the site set aside as useable open space; and, a rnicropath on Lot 1, Block 2,
connecting to the pedestrian bridge across the Eight Mile Lateral. The applicant shall be
required to obtain a Certificate of Zoning Compliance (CZC) from the City prior to
construction of any permanent structures on the proposed park lot.
4.
Construction within Lyndhurst Grove Subdivision shall substantially comply with the
elevations submitted by the applicant and on file with the City. Construction materials
used on the structures shall be approved by the City of Meridian Building Department
and in accordance with the most recent Building Code.
OTHER AGENCYillEPARTMENTCOMMENTS & CONDITIONS
MERIDIAN FIRE DEPARTMENT
I. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 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 y," outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
AZ-O5-0n. PP-<15-013. CUP-os-oJ5
L>ruih~" Gro;< S,bdi,¡,illn.AZ.PPCUP.do,
Planning & Zoning CommissionlMayor & City Council
P &Z Hearing Date: April 21, 2005
Page 20
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 proposed 36-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 104 residents at build out.
8. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter ofthe building.
9. 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 sprink1er 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. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be
followed.
RECOMMENDATION
AZ-O5-0I1.PP-o5.013,CUP-OS-0l5
L,.rlh",' Om" S,bdi,ffiiooAZ.PP.CUP.OO'
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: April 21, 2005
Page 21
Staff recommends approval of the submitted annexation/zoning (AZ-O5-011), preliminary
plat (PP-O5-013), and conditional use permit (CUP-O5-015) applications, with the
conditions listed herein.
AZ.OS.Oll, PP-<J5.oI3, CUP.O5.oJ5
L",dh~" Om" S"bdi,i>i".AZ.PP.CUPd<"
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
March 29, 2005
RECEIVED
APR - 1 2005
City of Merídian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofLvndhurst Grove Subdivision will have a significant impact on school
enrollments at Chaparral Elementary, Meridian Middle, and Meridian High School.
We can predict that these homes, when completed, will house eleven (II) elementary
aged children, ten (10) middle school aged children, and eight (8) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assnred of attending the neighborhood school, as it maybe necessary
to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
~~
Wendel Bigham
Supervisor of Facilities and Construction
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April 21, 2005
ITEM #
16
DATE
PROJECT NUMBER
AZ 05-011
Lyndhurst Grove Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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