HomeMy WebLinkAboutREV Bellingham Park
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.RECEIVED
JUL 2 2 2005
City Of Meridian
City Clerk Office
AMENDED CITY COUNCIL FINDINGS OF FACT
CONCLUSIONS OF LAW
Transmittal Date:
July 21, 2005
Project Name:
Bellingham Park Subdivision
Case No(s):
AZ-05-007/PP-05-009/CUP-05-008
Applicant:
Gemstar Development, LLC.
P&Z Commission Hearing Date(s):
March 17,2005, May 5, 2005 and June 2,2005
City Council Hearing Dates: July 12, 2005 and July 26, 2005
AZ 05-017 Request for Annexation and Zoning of 43.18 acres from RUT to R-8 zone
PP OS~019 Request for Preliminary Plat approval of 166 building lots and 37 other lots on 43.18
acres in a proposed R -8 zone
CUP 05~026 Request for a Conditional Use Permit for a Planned Development for single-family
detached residential building units with reduced frontage and reduced lot sizes in a proposed R-8
zone
Motion:
Approve with revised conditions as stated on July 12, 2005
A. Key Council Changes to Planning Commission Recommendation:
The Council asked staff to submit revised findings of fact conclusions of law prior to
the City Council Hearing of July 26, 2005. All references of approvals shall be from
the final drawing dated June 12,2005 as requested by the Planning Conunission.
The council added the following conditions:
CUP/PD Site Specific and Standard Conditions of Approval Exhibit F
6. All construction for Bellingham Park Subdivision will be slab-an-grade as defined by the
Meridian Building Department.
Preliminary Plat Site Specific and Standard Conditions Exhibit E
19. A covenant shall be recorded for each lot within Bellingham Park Subdivision stating that
the owner of the lot shall be responsible for maintenance of the drainage swale located on
ACHD Right-aI-way fronting on the lot.
Preliminary/Final Plat
1. Date of Preliminary Plat: 6/12/05 -revised from April 26, 2005
2. Date of Landscape Plan: 1/14/05 - To be amended to reflect the changes of the
preliminary plat dated 6/12/05 prior to final plat submittal
B. Recommended Conditions of Approval (by Commission, if applicable)
See attached Amended Exhibits E and F
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of a Request for Annexation and Zoning of 43.18 Acres from RUT (Ada
County) to R-8 (Medium Density Residential AND Preliminary Plat Approval of One
Hundred~Sixty-Six (166) Single- Family Building Lots and Thirty-Seven (37)
Other/Common/Park Lots AND Conditional Use Permit Approval for a Planned
Development Consisting of Single-Family Homes with Reduced Minimum Lot Frontages
and Reduced Minimum Lot Sizes, by Gemstar Development, LLC.
Case No(s): AZ-05-007, PP-05-009, CUP-05-008
For the City Council Hearing Date of: July 12, 2005
A. Findings of Fact
1. 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.
b.
The matter was duly considered by the City Council at the July 12, 2005, public
hearing(s). The applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian were
given full opportunity to express comments and submit evidence.
Written and oral testimony was received on this matter, as reflected in the records
ofthe City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
c.
The Planning and Zoning Commission conducted a public hearing on June 2, 2005
and issued a written recommendation on the subject matter to the City Council.
The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
d.
2. Process Facts
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67 -6509, 6512, and Meridian City Code § § 11-15-5 and 11-17-5 as
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-007 / PP-O5-009 / CUP-O5-008- PAGE 1 of 5
3. Application and Property Facts
a. In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
verified that the property owner(s) of record at the time of issuance of these
findings are Rick L McKague, Douglas H. Killam, Lawrance and Gene Smith,
Owen H. Garrett, Tom L. Dawson, with developer Gemstar Development, 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
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §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 July 12, 2005 as shown in Exhibit B, the Site Plan 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.
C. Decision and Order
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-007 / PP-O5-009 / CUP-O5-008- PAGE 2 of 5
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary
Plat dated June 12,2005 is hereby conditionally approved;
2. The applicant's Planned Development Site Plan as evidenced by having submitted the
Site Plan shown in Exhibit C 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
1. 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 final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases, such
phases shall be constructed within successive intervals of one year 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.
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-007 / PP.O5-009 / CUP-O5-008- PAGE 3 of 5
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: Legal Description
Exhibit B:
Approved Preliminary Plat (with conditions)
Approved Site Plan (with conditions)
Exhibit C:
Exhibit D: Annexation and Zoning Comments
Exhibit E:
Preliminary Plat Site Specific and Standard Conditions
CUP/PD Site Specific and Standard Conditions
Exhibit F:
Exhibit G: Zoning Amendment Findings
Exhibit H: Preliminary Plat Findings
Exhibit I:
CUPIPD Findings
By action of the City Council at its regular meeting held on the
,2005.
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED
COUNCIL MEMBER CHRISTINE DONNELL
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
MA YOR TAMMY de WEERD
(TIE BREAKER)
VOTED
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-007 / PP-O5-009 / CUP-O5-008- PAGE 4 of 5
Mayor Tammy de Weerd
Attest:
William G. Berg, Jr., City Clerk
Copy served upon Applicant, The Planning and Zoning Department, Public Works Department
and City Attorney.
By:
City Clerk's Office
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-007 / PP-O5-009 / CUP-O5-008- PAGE 5 of 5
Exhibit A - Bellingham Park
EXHIBIT A
Bellingham Park Subdivision
AZ-05-007
Legal Description (3 pages)
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EXHIBIT B
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Bellingham Park Subdivision
PP-OS-009
Approved Preliminary ,Plat
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EXHIBIT C
Bellingham Park Subdivision
CUP-OS-008
Approved Site Plan
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EXHIBIT D
Bellingham Park Subdivision
AZ-05-007
Annexation and Zoning Comments
ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (stamped by D. Terry
Puegh, 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 apDlicant shall contact the City Attorney.
Bill Nary. at 888-4433 to initiate this process. The DA shall incorporate the
following:
. 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 development of Phases III and IV shall not commence until FEMA approves
the proposed Letter of Map Revision and the flood designation has been revised
for Ten-Mile Creek. If the flood plain and floodway boundaries presented with
this application are not approved by FEMA, the applicant shall have two options:
1) remove any lots within the FEMA-approved floodplain boundaries or 2)
resubmit for preliminary plat approval of Phases II and III.
. The developer shall construct multi-use pathways as required by the
Comprehensive Plan. The future crossings ofTen Mile Creek and the Ridenbaugh
Canal may be accomplished offsite and through anticipated bridges (Davinci Way
stub street) connecting future development with Tuscany Lakes and Messina Hills
Subdivision. However, the applicant shall provide an onsite pathway system
consistent with the Goals and Policies ofthe Comprehensive Plan.
Exhibit D - Bellingham Park
.
That the developer shall be responsible for enacting a dewatering program as
recommended by the Geotechnical report to be approved by Meridian Public
Works.
The developer shall dedicate Lot 15 Block 10 to the Nampa Meridian Irrigation
District.
.
Exhibit D - Bellingham Park
EXHIBIT E
Bellingham Park Subdivision
PP-O5-009 (Amended July 26, 2005)
Preliminary Plat Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. The preliminary plat prepared by Bailey Engineering, Inc, dated J an 06, 2005, is
approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-007) and Conditional Use Permit
(CUP-05-008) and Development Agreement shall also be considered conditions
of the Preliminary Plat (PP-05-009).
2. In lieu of strict adherence to micro-path locations, the applicant may propose an
alternative multi-use pathway system in compliance to the 2002 Future Land Use
Map if approved by the Meridian Parks Department. A multiuse pathway shall
be connected to the east along the Ridenbaugh canal in cooperation with adjoining
projects and developments.
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 all structures not
contained on a designated lot shall be removed.
5. The submitted landscape plan prepared by The Land Group, Inc., dated 1-14-05 is
not approved as submitted. The following should be included in a revised
landscape plan:
. Depict and construct a lO-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.
. Depict the micropaths as required by Site Specific Condition #6.
. 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
Exhibit E -Bellingham Park
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 as depicted on the Planned Unit Development Site Plan,
Sheet PUD date April 26, 2006 and drawn by Bailey Engineering, Inc. Include a
connection for the micro-path to the east along the Ridenbaugh Canal in
cooperation with developments to the east. Appropriate signage should be
included in the micropath as to direct pedestrian traffic to the appropriate trail
system.
7. All road drainage shall be contained on site in the roadside swales as depicted. No
trees shall be placed in such a manner as to interfere with drainage.
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, unless otherwise approved by Nampa
and Meridian Irrigation District. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral
users association approval can not be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature.
9. The applicant has not indicated who will own and operate the pressurized
irrigation system within this development. Underground year-round pressurized
irrigation must be provided to all lots within this development. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If the pressurized irrigation system within this development is to
remain a private homeowners' association system, complete plans and
specifications shall be reviewed by the Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation
system O&M manual shall be submitted prior to plan approval. The applicant
shall be required to use 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 used, the
developer shall be responsible for the payment of assessments for the common
areas prior to signature on the final plat by the City Engineer.
10. A detailed fencing plan shall be submitted upon application of the final plat.
Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular
maintenance of ditches and waterways by Nampa Meridian Irrigation District. If
Exhibit E -Bellingham Park
permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of building
permits. All fences shall taper down to 3-feet maximum within 20 feet of all right-
of-way. All fencing shall be installed in accordance with MCC 12-4-10.
11. Maintenance of all common areas shall be the responsibility of the Bellingham
Park Homeowners' Association.
12. The applicant is proposing to sewer phase one of this development from an
existing sewer main in Locust Grove Road. The balance of the proposed
development is to be sewered from an extension of a trunk main located in
Tuscany Lakes phase 3. The applicant shall be responsible to construct sewer
mains to and through this proposed development. 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. Cover over sanitary sewer mains shall be no less
than 3-feet from finish grade to the top of the pipe. If Cover is less than 3-feet
from the sub-grade to the top of pipe, alternate pipe materials shall be used per the
Meridian Public Works Department's Standard Specifications. Any sewer mains
not located in the right-of-way shall have a 20-foot wide easement with an all
weather access road, and said easement shall be free of any large landscaping.
13. Municipal water to this site shall be via extensions from existing mains in Locust
Grove 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. Staff is concerned about the potential effects of high groundwater in the proposed
project area. Two significant waterways affect this property: the Ridenbaugh
Canal along the entire northern boundary and Ten Mile Creek intersecting the
project. Conventional wisdom holds that the shallow ground water table recedes
once development occurs and agricultural irrigation ceases and waterways are
tiled. However, every year a number of homeowners contact the Public Works
Department regarding water in their crawl spaces in developments that have
been completely built out. The engineer shall be required to certify and ensure
that the street centerline elevations are set a minimum of 3-feet above the highest
established groundwater elevation, and that the bottom elevation of the crawl
spaces of homes is at least I-foot above said groundwater elevation.
15. The approval of this proposed development shall be conditional on the applicant
being able to obtain a letter of map revision from FEMA for the proposed
modified flood plain boundaries or redesign the development to comply with
Meridian City Code 10-6-5 regarding Provisions for Flood Hazard Reduction.
Exhibit E -Bellingham Park
16. Due to relatively high existing groundwater levels, applicant shall submit a
Master Grading and Drainage plan as part of the development plans to be
submitted with each phase ofthis development. The Master Grading and Drainage
plan shall include at a minimum the following:
c.
d.
Groundwater contours for this development at peak seasonal high depth.
Finish floor elevation for all houses in this development.
Elevation of crawl space for all houses in this development.
Finish grade elevation at each lot corner.
Drainage flow patterns on all lots.
a.
b.
e.
Applicant shall maintain a minimum of five ground water monitoring wells in
project, at locations approved by the Public Works Department. Applicant shall
continue monthly ground water monitoring for two years after final approval of
each phase and provide information to the Public Works Department.
If structural fill is to be placed on any lot, material specifications and
compaction requirements shall be detailed and submitted to Public Works and
the Building Department.
If slab-on-grade construction is utilized in conjunction with typical footings,
builders of each lot shall comply with all recommendations contained in the
applicant's Geotechnical Engineering Report (dated 6/10/04) prepared by
Michael G. Woodworth, P.E., of Materials Testing & Inspection, Inc. regarding
slab on grade construction. The builder of each lot shall provide fill material
gradation certification and a minimum of one compaction testing report per 500
square feet of first floor area (including garage) and provide such reports to the
Meridian Building Department prior to commencement of any framing.
The Master Grading and Drainage Plan must be approved by the Public Works
Department prior to overall plan approval. Builders must provide finish floor
and crawl space elevation certification for each house prior to issuance of
certificate of occupancy.
17. All residential construction, where foundations would be within soil Groups II
through IV of the Unified Soils Classification System, shall comply with the
International Residential Code R405.1, pertaining to the requirement of drains
around all concrete foundations that retain earth and enclose habitable or usable
spaces located below grade. Approved drainage systems shall be installed at or
below the area to be protected and shall discharge by gravity or mechanical means
to an approved drainage system. The applicant shall provide Public Works and
the Building Department with detailed soil classification profile of each test hole
as determined by Associated Earth Sciences Incorporated.
Exhibit E -Bellingham Park
18. Other than the public street accesses approved by ACHD, direct lot access to
Locust Grove Road is prohibited. A note shall be placed on the final plat
restricting access to Locust Grove Road.
19. A covenant shall be recorded for each lot within Bellingham Park Subdivision
stating that the owner of the lot shall be responsible for maintenance of the
drainage swale located on ACHD Right-aI-way fronting on the lot.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
3.
A letter of credit or cash surety in the amount of 110% will be required for all
fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4.
Street signs are to be in place, water system shall be approved and activated,
fencing shall be installed, drainage lots constructed, road base shall be approved
by the Ada County Highway District, and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
5.
All development improvements, including but not limited to sewer, fencing,
micro-paths, pressurized irrigation and landscaping shall be installed and
approved prior to obtaining certificates of occupancy.
6.
It shall be the responsibility of the applicant to ensure that all development
features comply with the Americans with Disabilities Act and the Fair Housing
Act.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
7.
8.
Applicant shall be responsible for application and compliance with any Section
404 Permitting that may be required by the Army Corps of Engineers.
9.
A detailed 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.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
11.
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
Exhibit E -Bellingham Park
17.
18.
19.
street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The
street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
12.
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.
13.
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 100-year storm events. Side slopes within drainage
areas shall not exceed 3: 1. Any portion of a drainage area not improved with
sod/grass seed (or other approved landscaping) shall not count towards the
required open space area. The project engineer should pay close attention to the
results of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be
required to certify that the street centerline elevations are set a minimum 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 peak
high groundwater.
14.
The applicant shall coordinate mailbox locations with the Meridian Post Office.
15.
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.
16.
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.
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 seasonal high 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.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for
compliance.
Exhibit E -Bellingham Park
20.
Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
Other Atlencv/Deoartment 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 of 2 hours to service the entire project. Fire hydrants shall be
placed an average of500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fITe 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 W' 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. For all Fire Lanes, paint the curb red and provide sign age "No Parking Fire
Lane".
7. 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.
Exhibit E -Bellingham Park
8. To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The
applicant shall provide a stub street to the property to the (west/east/north/south).
The two entrances should be separated by no less than Y2 the diagonal measurement
of the project.
9. 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.
10. The proposed 166-10t subdivision with an estimated 2.9 residents per household
would have a total estimated population of 481 residents at build out.
11. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
12. 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 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. Pathway and Trail standards: The proposed pathway and/or trail shall meet the
standards as set forth in the August 2003 Comprehensive Parks and Recreation
System Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway
must connect from one major arterial to another, and either an easement or
Exhibit E -Bellingham Park
ownership deed must be granted before the city will assume the maintenance of
any section of pathway.
3. 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.
4. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (MCC 12-13-13-6) will be followed.
5. 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.
MERIDIAN POLICE DEPARTMENT
1. The proposed development and/or plat do not offer natural surveillance
opportunities of the public areas. Prior to the next public hearing, the applicant
shall meet with the Police Chief and/or Planning Staff to discuss features that
increase visibility, including but not limited to: doors and windows that look out
on the public areas, front porches, and adequate nighttime lighting. The site plan
and/or landscaping plan shall be revised in accord with those discussions.
2. Any interior fencing shall allow visibility from the street or shall not exceed four
feet in height if solid fencing is used.
Central District Health Department
1. Run-off is not to create a mosquito breeding problem.
2. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
3. 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.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
Exhibit E -Bellingham Park
1.
Dedicate 35-feet of right-of-way ITom the centerline of Locust Grove Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building pennit (or other
required permits), whichever occurs first. Allow up to 30 business days to
process the right-of-way dedication after receipt of all requested material. The
owner will not be compensated for this additional right-of-way because Locust
Grove Road is classified as a collector roadway and is to be brought to adopted
standards by the developers of abutting properties.
If additional right-of-way is needed to accommodate the required left and right
turn lanes, the applicant shall dedicate sufficient right-of-way to construct those
improvements.
2.
Construct W. Wrightwood Drive as a 36 or 41-foot residential collector street
section with vertical curb, gutter, and sidewalk from Locust Grove Road to W.
Mitman Avenue. Provide 21-foot street sections on each side of the proposed
landscape island on W. Wrightwood Drive at the intersection with Locust Grove
Road. Stripe W. Wrightwood Drive at the intersection with Locust Grove Road,
to accommodate simultaneous left and right turn movements onto Locust Grove
Road.
3.
Construct a southbound left turn lane on Locust Grove Road at the intersection
with W. Wrightwood Drive. Provide a minimum of 100-feet of storage with
shadow tapers for both the approach and departure directions.
4.
Construct a northbound right-turn lane at the sight approach intersection with
Locust Grove, as recommended by the submitted Traffic Impact Study.
5.
If the applicant meets the criteria for the alternative street section, construct the
internal streets, with the exception ofW. Wrightwood Drive, as an alternative
street section that includes 32-feet of pavement with a I-foot minimum concrete
ribbon curb (or vertical curb) and 4-foot concrete sidewalks that are detached by
an 8-foot wide drainage swale within 62-feet of right-of-way. Ifit is determined
that this site does not meet the established criteria, then the applicant will be
required to construct internal streets as a standard residential streets that includes
a 36-foot street section with rolled curb, gutter, and 5-foot concrete sidewalk
within 50-feet of right-of-way.
6.
If the applicant meets the criteria for the alternative street section, construct W.
Wrightwood Drive as an alternative street section that includes 32-feet of
pavement with a I-foot minimum concrete ribbon curb (or vertical curb) and 4-
foot concrete sidewalks on both sides of the roadway that is detached by an 8- foot
wide drainage swale within 62-feet of right-of-way. Ifit is determined that this
site does not meet the established criteria, then the applicant will be required to
construct West Wrightwood Drive as a standard street that includes a 36-foot
Exhibit E -Bellingham Park
14.
15.
street section with curb, gutter, and 5-foot concrete sidewalk within 50-feet of
right-of-way.
7.
The following access restrictions for W. Wrightwood Drive shall be noted on the
final plat:
. Lot 3, Block 7 shall not have access to W. Wrightwood Drive.
. Lot 2, Block 6 shall have an on-site turnaround to prevent the direct
backing of vehicles onto W. Wrightwood Drive and the driveway will be
required to be constructed with Wrightwood Drive at the east property
line.
8.
Construct a knuckle with a landscape island on W. Wrightwood Drive abutting
Lots 4-6, Block 6 to prevent the direct backing of vehicles onto W. Wrightwood
Drive. Provide a 29-foot street section on the south side of the knuckle if a
standard street section is proposed OR provide a full alternative street section.
9.
Any landscape islands or medians shall be owned and maintained by the
homeowner's association. Notes of this are required on the final plat.
10.
Construct W. Wrightwood Drive, the main entrance, to intersect Locust Grove
Road so that the southern right-of-way line for Wrightwood Drive aligns with the
property line on the west side of Locust Grove Road, as shown on the revised plan
dated August 23, 2004.
11.
Construct one alley between Blocks 2 and Block 3 that intersects E. Deerhill
Street and W. Wrightwood Drive. The alley shall have a minimum right-of-way
width of 16-feet and shall be paved its entire width.
12.
Install traffic circles at the intersections ofW. Mitman AvenuelWrightwood and
S. Glenmere AvenuelWrightwood. The applicant should coordinate the exact
location and design of the traffic calming devices with District Traffic Services
Staff.
13.
Construct West Rangewood Drive as a stub street to the east property line located
approximately 2ID-feet south of the north property line (measured property line to
centerline). Install a sign at the terminus ofthe roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
Construct South Broadview Avenue as a stub street to the south property line
located approximately 320-feet west of the east property line (measured property
line to centerline). Construct a turnaround at the terminus of S. Broadview
Avenue, as proposed. Install a sign at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Construct S. Overhill Avenue as a stub street to the south property line located
approximately 1,120-feet west ofthe east property line (measured property line to
Exhibit E -Bellingham Park
centerline). Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
16.
Construct W. Mitman Avenue as a stub street to the south property line located
approximately 535-feet east of the west property line (measured property line to
centerline). Construct a temporary turnaround at the terminus ofW. Mitman
Avenue. Install a sign at the terminus of the stub street stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
17.
Plat no more than 104 homes until one of the stub streets is extended AND a
public road connection is made to either Locust Grove Road or Amity Road.
18.
Other than the access that is specifically approved with this application, direct lot
access to Locust Grove Road is prohibited and shall be noted on the final plat.
19.
Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
2.
3.
4.
5.
6.
7.
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
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.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
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.
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.
Exhibit E -Bellingham Park
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.
11.
Any change by the applicant in the planned use of the property which is the
subject ofthis application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
Exhibit E -Bellingham Park
EXHIBIT F
Bellingham Park Subdivision
CUP-05-008 (Amended July 26.2005)
CUP/PD Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1. The site plan prepared by Bailey Engineering, Inc, dated April 26 2005 with a
revision date of June 12, 2005, is approved, with the conditions listed herein.
Applicant shall meet all of the requirements of the Annexation/Zoning (AZ-05-
007) and Preliminary Plat (PP-05-009) as a condition of the Conditional Use
Permit (CUP-05-008).
2.
The project shall conform to the R-8 dimensional standards, except as follows:
1. Minimum frontage: 36-feet (non cul-de-sac lots).
2. Minimum lot dimensions: 4,140 sq ft.
3.
The applicant shall provide detailed open space calculations at the P&Z
Commission public hearing, clarifying what percentage of the site will be set
aside as landscaped open space (not including required street buffers). If
modifications to the plat/site plan/landscape plan are required by the Commission,
said plan shall be submitted to the City Clerk at least 10 days prior to the public
hearing. In addition to providing 10% of the site as open space, provide at least
one other amenity in accordance with the requirements of the City Council at the
recommendation of the Commission.
4.
Construction within Bellingham Park Subdivision shall substantially comply with
the elevations submitted by the applicant.
5.
No zero lot line Lots will be allowed in Bellingham Park Subdivision.
6.
All construction for Bellingham Park Subdivision will be slab-an-grade as defined
by the Meridian Building Department.
Exhibit F - Bellingham Park
EXHIBIT G
Bellingham Park Subdivision
AZ-O5-007
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 ofthe 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;
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. Staff finds that the requested zoning designation, R-8, 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". The 3.84 dwelling
units per acre proposed with the preliminary plat are consistent with previous
Commission and Council actions and generally conform to the goals, objectives,
and action items contained in the Comprehensive Plan for this area. In addition, in
the applicant's cover letter (dated January 15, 2005) lists several Comprehensive
Plan policies, all of which support the annexation and proposed residential use of
the property.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable
to this application (staff analysis is in italics below policy):
After evaluating the original preliminary plat submittal and the Comprehensive
Plan policies regarding hazardous use (floodplain), multi-use pathway, and
preservation of natural features areas, staff discussed with the applicants agent
the portion of the site within the floodplain and along the Ridenbaugh Canal, the
Eight-Mile Drain and Ten-Mile Drain designated for multi-use pathways. Staff
expressed concerns that the proposal does not conform to the purpose statement
of the natural features goals and policies and staff cannot make the findings to
recommend approval based on the following:
Chapter V A.2 P30 - Hazardous Areas - The purpose of the floodplain District is
to guide development in the flood-prone areas of any watercourse that is
consistent with the requirements for the conveyance of flood flows and to
minimize the expense and inconveniences to the individual property owners and
Exhibit G - Bellingham Park
the general public through flooding. Uses permitted in this district are generally
associated with open space, recreational, and agricultural land uses and do not
hinder the movement of floodwaters.
The applicant has submitted a letter from Paul Kunz indicating that the
applicant has made the first indications of filing for a Letter of Map Revision
to the Federal Emergency Management Agency. The letter indicates that if the
farm access roads are removed then the 1 OO-year floods would be contained
within the banks of Ten-Mile Creek.
Similarly to the existing floodplain there are two primary soils located onsite
as defined by the geotechnical report. As reported both soils types are prone
to flooding with seasonal high groundwater levels at 1.5-5 feet below grade.
The engineering reports indicate that water in the crawl spaces is to be
expected and shallow groundwater is a concern for construction across the
site. Dewatering of the site is expected and a dewatering program was
recommended by the geotechnical engineer.
The submitted plan has seventy (70) lots proposed in the current floodplain
designation. All homes are expected to have moderate to severe groundwater
problems. The seasonal high groundwater levels are calculated as the
average depth to water during peak seasons; however actual high
groundwater levels at this site are expected to be at grade if a dewatering
program is not instituted.
The applicant has submitted a letter from John Anderson, of Nampa Meridian
Irrigation District addressing usage along major canal systems. Staff feels the
revision dated April 26, 2005 adequately addresses the relocation of the
multi-use pathways west of Ten-Mile Creek. However, the NMID letter
supports staff's original recommendation that additional open space lots
should be placed along the Ten-Mile Creek and Ridenbaugh Canal east of the
Ten-Mile Creek to provide additional buffer to these major features of
concern in the intersection of the two major waterways. Staff feels that the
dedication of Lot 18, Block 10 to the Nampa Meridian Irrigation District is
appropriate to mitigate the anticipated residential impacts west of the Ten-
Mile Creek as long as a pathways connection is made from Bellingham Park
Subdivision to the east along the Ridenbaugh Canal.
Staff feels that the relocation of parks, pathways and drainage lots in relation
to the high ground water would be the most beneficial to future owners. Past
approvals of subdivisions with potential for groundwater in crawls paces has
created a concern for the health/safety and welfare of future owners. The
overall design of subdivisions helps mitigate these future problems.
Chapter VI C.2 P71 - Multiuse pathways: Pathways that encourage use by
bicyclists and pedestrians can decrease road congestion and add to the
Exhibit G - Bellingham Park
community's quality of life. The proposed off-street and multiuse pathway
systems are depicted in Figures VI-3 and VI-4. New and existing developments
should ensure that the guidelines laid out in this plan are adopted.
With the redesign of the subdivision the applicant has included multiuse
pathways proposed in this development. The Comprehensive Plan indicates
in Figures VI -3 and VI-4 the locations of pathways along the Ridenbaugh
Canal, Eight Mile Creek, and Ten-Mile Creek.
In response to the Nampa Meridian Irrigation District letter indicating the
need to have all pathways located away from the interchange of the Ten-Mile
Creek and the Ridenbaugh Canal, the applicant has proposed an alternate
route for the pathway. Staff supports the pathway system in these locations
providing connection to Locust Grove Road, near the intersection with the
Ridenbaugh Canal. With the relocation of the pathways away from the canal
systems the applicant has also proposed a more intensive use closer to the
irrigation interchange than a pathway.
Staff proposes that the applicant construct multi use pathways similar to
Tuscany Lakes and Messina Hills Subdivision north of the property. These
developments placed the pathways in cooperation with the Comprehensive
Plan along the Eight and Ten Mile drains, utilizing the streets systems jor
canallcreek crossings and creating open space lots to buffer the irrigation
system from new development. The Multiuse pathway should be continued in
the following locations:
StajJfeels that the open space lot should be continued along the east side of
Ten-Mile Creek to provide a connection through the open space from the
south of the development along Ten-Mile Creek to the connection with the
Ridenbaugh Canal and future connection with Tuscany Lakes and Messina
Hills Subdivisions.
The following goals and policies support the request for additional open
space along natural resources:
.
"Preserve and conserve our waterways, wetlands, wildlife habitat, and
other natural resources."(Chapter V, Goal I, Objective AI)
"Preserve open space for recreation conservation and aesthetics" (Chapter
V, Goal I, Objective A2)
"Identify waterways, wetlands, and other natural resources for
preservation" (Chapter V, Goal I, Objective A, Action item 1)
"Identify feasible interconnected greenbelt areas along waterways,
railroads, etc." (Chapter V, Goal I, Objective A, Action item 2)
"Develop and maintain greenbelts along waterways" (Chapter V, Goal I,
Objective A, Action item 4)
.
.
.
.
Exhibit G - Bellingham Park
.
"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 11)
Staff also finds the following 2002 Comprehensive Plan text policies to be
applicable to this application (staff analysis is in italics below policy):
.
"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 25-foot wide landscape berm with dense
vegetation along Locust Grove Road. Staff is supportive of these widths, as
long as the entire buffer lies outside the ultimate right-of-way, and the
sidewalk is located outside of the 25-foot wide buffer (or increase buffer to
40-feet). See Site Specific Condition #5 in the Preliminary Plat section below.
.
"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-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates an on-street
bikeway mid-mile between Victory Road and Amity Road. The applicant is
proposing a 36-foot street section for Wrightwood Dr (collector). The
applicant has not proposed an onstreet bike path jor Locust Grove road
between Victory and Amity but the addition of a 10-foot gravel shoulder for
future expansions should accommodate bike lanes.
A portion of the site located south of Wrightwood Drive and on either side of
Mitman Ave is in the Low Density Residential Comprehensive Designation. In
Chapter VII of the Comprehensive Plan, 'Low density' is defined as areas
including single-family homes at densities of three dwelling units or less per acre.
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 (MCCl1- 7-2.C), however the design more closely resembles an R-4
development. The applicant's requested design provides for larger lots consistent
with a lower density transitional area.
Exhibit G - Bellingham Park
The comprehensive plan states on Page 104, Objective D- Plan for appropriate
uses within rural areas: "Require new urban density subdivisions which abut or
are proximal to existing low density residential land uses to provide landscaped
screening or transitional densities with larger, more comparable lot sizes to
buffer the interface between urban level densities and rural residential densities. "
TeITier Subdivision is located immediately south of the property with three lots of
approximately five acres each and is classified as low density residential. Lots 1-
6 and Lot 8 of Block 1 and Lots 1-2 of Block 7 have a calculated residential
density of 2.99 dwelling units to the acre or (7 residential lots / 2.34 acres) which
is consistent with the maximum allowance within the Low Density Residential
Designation.
Staff recommends that the Commission and Council rely on staffs analysis,
public testimony received and any comments submitted from any other agencies
or departments regarding whether the proposed zone and subsequent development
is harmonious with and in accordance with the Comprehensive Plan.
B.
Is the area included in the zoning amendment intended to be rezoned in the
future;
ConcuITent 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 (PP-05-004 & CUP-05-004). Staff does not anticipate that
the applicant plans to rezone the subject property in the future if the
accompanying CUP /PD and PP applications are approved.
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
The existing proposal is consistent with the Comprehensive Plan. Staff does not
anticipate commercial or other uses are planned for the site.
D.
Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that a substantial portion of the land to the north and east has been
developed (or approved for development) in a manner similar to the proposed
subdivision, with single-family dwelling units. Tuscany Lakes Subdivision to the
north was approved with a gross density of 2.34 dwelling units per acre and a
school site. Tuscany Lakes Subdivision is an R-4 subdivision with the lot range
from 10,000 square feet to 30,000 square feet. Neighboring Ada County
Exhibit G - Bellingham Park
Developments are in the I acre to 5 acre size range. This development is
proposing significantly smaller lots, but within the acceptable limits for a medium
density development bordering a low density residential area.
There have been no recent street improvements in the area. Further, Locust Grove
Road is not currently scheduled within ACHD's Five Year Work Program or
Capital Improvements Plan (CIP) for roadway widening.
A portion of this development is currently not serviceable by the City of
Meridian's sanitary sewer system. Phase one of this development is eligible to
sewer to an existing main located in Locust Grove road. The remainder of this
development is planned to sewer via the future 24" service line to be run under
the Ridenbaugh Canal and through Tuscany Lakes upon build out. Staff
anticipates the sewer line to be in the near vicinity prior to development of this
proposal. Other urban services, such as water, are near to this site and the
applicant should be able to extend such services to the site. Staff finds that the
subject site is denser than surrounding proposals and provides a housing type
which has not been utilized in the immediate vicinity (Blocks 2-3). The overall
proposal is consistent 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 has submitted several 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 approval south of the Ridenbaugh Canal. This
development will set the tone for how the rest of this area, particularly the south,
develops or does not develop and how those developments deal with high
groundwater issues that prevail in this area. Similar developments in the near
vicinity have already experienced high groundwater along the Ten Mile Creek
and Ridenbaugh Canal.
The proposed homes must be designed, constructed, and maintained in significant
compliance to the recommendations as listed by the Geotechnical experts report
and with the conditions imposed by this report. The houses must be designed in a
fashion as to not allow any groundwater to enter the crawlspaces, otherwise the
housing products should be constructed without crawlspaces.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Exhibit G - Bellingham Park
Due to other existing and proposed uses near the site, staff does not anticipate that
the proposed zoning/uses will be physically hazardous to future or existing uses or
neighbors in the area. The one exception may be with regard to the floodplain.
The floodplain must be engineered as to not hinder any floodwaters leaving the
site. If a flood event occurs and buildings impact the flow of water downstream
then the use may become hazardous to the neighboring properties.
The applicant should institute a dewatering plan to mitigate high groundwater
issues as dictated by the Geotechnical Report. Staff has required a dewatering
plan as a condition of approval.
Staff recommends that the Commission and Council rely 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;
A portion of this development is currently not serviceable by the City of
Meridian's sanitary sewer system. Phase one of this development is eligible to
sewer to an existing main located in Locust Grove road. The remainder of this
development is planned to sewer via the future 24" service line to be run under
the Ridenbaugh Canal and through Tuscany Lakes upon build out. Staff
anticipates the sewer line to be in the near vicinity prior to development of this
proposal. 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 Tuscany Lakes
Subdivision. The applicant shall be responsible for the extension of utilities to and
through this proposed development. Sizing and routing shall be coordinated with
the Public Works Department.
The applicant and/or future property owners will be required to pay park and
highway impact fees as well as construct on-site storm water drainage facilities.
Based on the comments received from other agencies/departments, staff finds that
the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any
written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
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;
Exhibit G - Bellingham Park
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. Staff finds there will not be excessive additional
requirements at public cost and this development will not be detrimental to the
economic welfare ofthe 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;
Staff recognizes that traffic and noise will increase with the approval of a
development on this site; however, staff does not believe that the amount
generated will be detrimental to the general welfare of the public. Staff 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. Staff finds that if open space Lot 13, Block 12, were to develop in a similar
fashion to Tuscany Lakes subdivision then the open space would help to facilitate
the pedestrian traffic from the subdivision to surrounding uses.
Fencing along all canals and waterways shall be a minimum of 6' in height and
constructed of non-combustible materials as to not interfere with regular
maintenance of ditches and waterways by Nampa Meridian Irrigation District.
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 Locust Grove Road and provide future public street connection to the site
from Amity Road and through to Eagle Road. The proposed public street entrance
to Locust Grove Road has been proposed to ACHD. If all vehicular approaches
(streets) are approved and constructed in accordance with ACHD policies, staff
does not believe that the subdivision will create interference with traffic on the
surrounding public streets. Please review any comments from ACHD 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
The comprehensive plan defines the Ten~Mi1e Creek as a natural feature of
importance. As described in the Annexation and Zoning Analysis A. The
applicant should make all attempts at preservation of this natural feature. There
Exhibit G - Bellingham Park
are many game species in the vicinity which utilize the drainage systems for
habitat.
Any existing trees larger than 4" caliper that are removed should be mitigated for,
per the Landscape Ordinance.
Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposed
development may result in the destruction, loss or damage of a natural or scenic
feature(s) of 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)?
In accordance with the findings listed above, staff finds that the
annexation/zoning of this property, as proposed by the applicant, would be in the
best interest of the City.
Exhibit G - Bellingham Park
D.
EXHIBIT H
Bellingham Park Subdivision
PP-05-009
Preliminary Plat Findings
Sections 12-3-3 1.2 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;
B.
Please see Annexation and Zoning Analysis "A" above.
The availability of public services to accommodate the proposed
development;
Please see Annexation and Zoning Analysis "G" above.
The continuity of the proposed development with the capital improvement
program;
C.
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not
require the expenditure of capital improvement funds.
The public financial capability of supporting services for the proposed
development;
E.
The development will not require major expenditures for providing supporting
services. Staff recommends the Commission and Council rely upon comments
submitted from the public service providers (Le. police, fire, ACHD, etc.) to
determine this finding. (See finding "G" under Annexation and Zoning Analysis
above, and the Agency Comments and Conditions at the end ofthis report for
more detail.)
The other health, safety or environmental problems that may be brought to
the Commission's attention.
Staff finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor
Commission's attention; other than the floodway and groundwater issues
previously discussed, no hazardous natural features have been identified on the
site. ACHD considers road safety issues in their analysis. Staff finds the
Commission and Council should rely on any public testimony that may be
presented to detennine whether the proposed use may cause health, safety or
environmental problems of which staff are aware.
Exhibit H - Bellingham Park
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
1.
Public Streets and Access: The applicant is proposing to construct through roads
(Wrightwood Drive) connecting Locust Grove Drive with future projects to the
east and south. Wrightwood Drive to Highcliff Avenue is shown as a 36-foot wide
street will serve as the collector street in this area and will provide access to
Locust Grove Road for all parcels in this section. Staff is supportive of the
proposed design, as it will provide access to future development across Ten Mile
Creek for all parcels in this section.
2.
Ricl1t-of-way & Landscape Buffers:
Arterial Streets: Staff recommends that the applicant be required to comply with
the ACHD's requirements for right-of-way dedication along Locust Grove Road.
Landscaping and sidewalks adjacent to Locust Grove Road should be constructed
in compliance with MCC 12-13-10. A 25-foot wide landscape buffer, located
entirely outside of the right-of-way and not including the width of the sidewalk,
should be provided along Locust Grove Road. See Site Specific Condition #5
below.
Stub Streets: The applicant is proposing to construct stub streets to adjacent
parcels east and south of the site. Staff is supportive of the proposed stub street
locations.
3.
4.
UnimlJroved Right-of-Way: Meridian City Code 12-13-10-9 requires a 10-foot
wide gravel shoulder abutting right-of-way where the unimproved portion of the
right-of-way is greater than 13 feet (measured from the edge of pavement to the
edge of sidewalk or property line), and road widening is not in the ACHD Five
Year Work Program. The remainder of the unimproved right-of-way should be
landscaped with lawn or other vegetative groundcover. Locust Grove Road
abutting this site meets the warrants for the 10- foot wide gravel shoulder
requirement listed above. Therefore, the applicant should be required to construct
a lO-foot wide gravel shoulder on Locust Grove Road, with the remaining portion
of the right-of-way being landscaped with lawn or other vegetative groundcover.
See Site Specific Condition #5 below.
5.
Internal Streets: The applicant is proposing to construct all internal streets with a
36-foot street section with 5-foot wide detached attached sidewalks with drainage
swales. The entire street, including the sidewalk, is contained within the ACHD
right-of-way. Staffis supportive of this design. To keep cars that park in front of
garages from blocking the sidewalk, all future face-of-garage setbacks should be
20-feet (measured from the property line or the back of sidewalk, whichever is
more restrictive). See Site Specific Condition #3 below.
Micro-paths: Staff recommends that a micro-path connections be provided as
depicted as closely as possible according to the Comprehensive Plan. There are
three distinct natural features in this area that are potential locations for multi-use
6.
Exhibit H - Bellingham Park
7.
pathways. The Ridenbaugh Canal running east to west, The Eight Mile Creek
from the northeast and connecting to the Ridenbaugh Trail, and the Ten Mile Trail
Way connecting the northwest to future developments south ofthe City of
Meridian. This recommendation will allow greater pedestrian access to the parks
located in from the south. See Site Specific Condition #6 below.
Piping of Ditches: 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. Unless otherwise approved by
N ampa and Meridian Irrigation District. 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 cannot be obtained, plans will be reviewed
and approved by the City Engineer prior to final plat signature. See Site Specific
Condition #8 below.
8.
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 use 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 used, 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. 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 #9 below.
Fencing: The applicant has not proposed to construct any fencing around the
perimeter ofthe site. Fencing along all canals and waterways shall be a minimum
of 6' in height and constructed of non-combustible materials as to not interfere
with regular maintenance of ditches and waterways by N amp a Meridian Irrigation
District. A detailed fencing plan should be submitted upon application ofthe final
plat (MCC 12-4-l0.F.3). Ifpermanent 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. All fencing should be installed in accordance
with MCC 12-4-10. See Site Specific Condition #10 below.
Sanitary Sewer The entire development is currently not serviceable by the City of
Meridian's sanitary sewer system. Phase 1 will be served by a connection in the
Locust Grove Right of way, while sewer service for the western phases of the
development will be via the future main located along Ten Mile Creek, through
Tuscany Subdivision and piped under the Ridenbaugh Canal. See Site Specific
Condition #12 below.
9.
10.
Exhibit H - Bellingham Park
EXHIBIT I
Bellingham Park Subdivision
CUP-05~009
CUP/PD 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
pennit ifthey shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
CONDITIONAL USE 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 fmd evidence presented at the hearing(s) is
adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards,
open spaces, parking, landscaping and other features as may be required by
this ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from
the standard street frontage requirement and lot size requirement and standard
setbacks, as required by Meridian City Code. See Special Consideration #1 below
for detailed analysis.
Staff finds that the subject property is large enough to accommodate the requested
use and all other required features. Although the site is large enough to
accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards.
Staff recommends that not all requirements be waived as requested. See Special
Consideration #1 below for detailed analysis.
B.
That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of
this Ordinance;
Staff finds that the proposed single-family residential subdivision, with a gross
density of3.84 dwelling units per acre, is generally harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the site to be "Medium Density Residential" and "Low Density
Residential" (provided the Commission and Council grant the requested planned
development). Please see Annexation & Zoning Analysis "A" above.
c.
That the design, construction, operation, and maintenance will be compatible
Exhibit I - Bellingham Park
D.
E.
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 Analysis "E" above.
That the proposed use, if it complies with all conditions of the approval
imposed, will not adversely affect other property in the vicinity;
Staff recommends that the Commission and Council rely upon public testimony,
staffs 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 snch services;
Please see Annexation & Zoning Analysis "G" and "H" above, the "Other
Agency/Department Comments and Conditions" at the end of this report, and any
comments that may be submitted to the City Clerk regarding this project.
F.
That the proposed use will not create excessive additional requirements at
public cost for public facilities and services and will not be detrimental to the
economic welfare of the community;
Please see Annexation & Zoning Analysis "H" above.
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 Analysis "I" above.
H.
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 Analysis "J" above. The Commission and
Council should review any comments received from the ACHD provide for this
project when determining this finding.
I.
That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance.
Exhibit T - Bellingham Park
Please see Annexation & Zoning Analysis "K" above.
SPECIAL CONSIDERATIONS-CONDITIONAL USE PERMIT
1.
Reduced Standards: As stated earlier, the applicant is requesting modifications
from standard ordinance requirements for street ftontage and lot size.
Lot Size: The applicant has requested reduced lot sizes; the submitted preliminary
plat has lots below the 6,500 square-foot minimum size. Therefore, a modification
to the standard R-8 lot size of 6,500 square-feet is applicable. The proposed lot
sizes range from 4,860 square-feet to 14,290 square-feet.
Lot Frontage: The minimum requested street frontage is 36-feet. There are 144
lots that have between 36-feet and 64-feet of frontage (65-feet is the minimum for
the R-8 zone). Staff is supportive of reducing the frontage for some of the lots as
it provides lot diversity.
Setbacks: The applicant's submittal of 4/26/05 requests that this development not
be subject to any setback standards. Staff recommends that all setbacks for the R-
8 zone remain in place. Staff would recommend even greater setbacks for lots
along canals and waterways to help mitigate any NMID issues.
2.
Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as
part of each planned development. The proposed amenities for the subject planned
development include: a 2.8-acre open space lot and 5.03 acres of open space/park.
The proposed open space makes up 11 % of the site, 5% minimum is required and
it takes 10% to count open space as an amenity. However, parking for
soccer/softball has not been addressed by the applicant. On-street parking will be
limited adjacent to the 2.8-acre park, and if parking is provided on-site, that takes
away from the useable green area. The applicant is proposing parking for the
clubhouse located on Lot 10, Block 3. Staff has not seen a rendering of how the
clubhouse would be used and/or upgraded for public use. The applicant shall
submit for a building permit to change the occupancy of the single family
residence to address the new proposed use as an amenity. As proposed, staff does
believe that the proposed park areas provide sufficient amenities relative to the
size of the proposed development and the requested relief of development
standards. Landscaped open space means land exclusive of street rights-of-way
and street buffers, except for right-of-way specifically dedicated for landscaping
within a subdivision. The applicant states that the total open space areas account
for 5.03 acres (11.66%). which meets the open space definition in the PD
ordinance. No drainage lots, required street buffers, or canal buffers have been
included in this calculation.
Exhibit I - Bellingham Park
3.
Elevations: The applicant has submitted several front elevation drawings for the
proposed dwelling units. Staff believes that the dwelling units will be compatible
with the adjoining uses, if the buildings are constructed as shown on the submitted
elevations. Construction within Bellingham Park Subdivision should substantially
comply with the elevations submitted 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 Uniform Building Code. See
Site Specific Condition #4 below.
Exhibit 1- Bellingham Park