HomeMy WebLinkAboutThe Enclave Subdivision AZAz o5-031
MERIDIAN PLANNING 8~ ZONING MEETING JUIy 21, 2005
APPLICANT The EnclQVe, LLC ITEM NO.
REQUEST Public Hearing -Annexation and Zoning of 2.74 acres to R-4 zone for The
Enclave Subdivision - 2620 South Locust Grove Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE pEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~~ `
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See attached staff report
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No comment
See attached comments
See attached comments
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MAYOR LEGALDEPARTMEN7
Tammy de Weerd ~ (208) 888-4433 Fax 887-4813
GITY COUNCIL MEMBERS PUBLIC WORKS
Keith Bird ~rr•Y ~~ ~.~.. -- , -
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`` BUILDING DEPARTMENT
Christine Donnell -+
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< (208) 898-5500 • Fax 898-9551
Shaun Wardle ~~
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Charles M. Rountree
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STAFF REPORT: P&Z Hearing Date: July 21, 2005
Transmittal Date: June 27, 2005
To: Mayor, City Council and Planning & Zoning Commission
From: Josepkt R. Guenther, Associate City Planner
Michael Cole, Development Services Coordinator ~ ~- .1~L ~ ~ ~00~
CITE OF ItIIERIDIAN
Re: Enclave Subdivision ~I..~~ CL-EF~K ~7rFICE
• Annexation and Zoning of 2.74 Acres from RUT (Ada County) to R-4
(Medium-Low Density Residential) by The Enclave LLC. (File No. AZ-OS-
031)
• Preliminary Plat Approval of Nine (9) Single-family residential lots and One
(1) Other/Cormnon Lots on 2.74 Acres in a Proposed R-4 Zone by The
Enclave LLC (File No. PP-05031)
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, The Enclave, LLC, has applied for Annexation and Zoning (AZ) and Preliminary
Plat (PP) approval of 9single-family residential lots and 1 other and/or common lot on 2.74
acres- The site is located on the east side of Locust Grove Road, approximately one-half mile
north of Victory Road. This site is currently Ada County single family residential and has not
been previously platted.
As noted above, the applicant is proposing to subdivide the subject site into nine single family
residential lots. Each lot contains a minimum 8,000 square-feet for single-family residential
detached dwellings (MCC 11-9-1). The 9 proposed building lats range in size from 8,13 8 square
feet up to 10,386 square feet. All housing types are proposed as single-family residential. The
applicant is proposing to develop this site in one phase.
AZ-05-030/PP-DS-03D Windwalkcr Subdivision
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 2
The applicant has requested all of the property be zoned R-4 (Medium-Low Density Residential).
The applicant has indicated a gross density of the proposed subdivision at 3.2$ gross dwelling
units per acre. This presented density is in accord with the proposed R-4 zoning district. The
survey submitted for the site area by Briggs Engineering is listed as 2.74 acres _ The applicant
is not requesting any modifications to the dimensional standards of the requested R-4 zone
(e.g. - building setbacks, lot size, frontage, etc.).
The subject property is within the Urban Service Planning Area, The subject applications (AZ
and PP) were submitted concurrently to the Planning & Zoning Department for review. Staff
has provided a detailed analysis and recommended conditions of approval for the
requested annexation and zoning and preliminary plat applications below.
LOCATION
The property is located on the east side of Locust Grove Road 2620 S. Locust Grove Road, in
Section 20, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Single-family homes, zoned R-4 Almitos Park Subdivision Not
South: Single-family homes, zoned R-4 Inglenook Subdivision
West: Single-family homes, zoned R-4 Salmon Rapids Subdivision
East: Single-family homes, zoned R-4 Tarawood Subdivision, Eight Mile Creek
Recent developments to the south of this site include an R-8 Subdivision on Victory and Locust
Grove Road (Sageland Subdivision) and other R-8 developments include Rose Creek
Subdivision and Sicily Subdivision Southwest of Victory and Locust Grove Road. The proposed
R-4 subdivision may set the standard for infill development south of X-84.
OWNERS OF RECORD
The property owner of record is Jason and Jacquelyn Thacker, 2620 S. Locust Grove Road has
signed an affidavit of legal interest for The Enclave LLC to submit the applications requesting
annexation and preliminary plat approval.
ANNEXATYON & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z 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;
A7-O5-030/PP-OS-030
Windwal ker.AZ.PP.boC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 3
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 with
the allowances of smaller lots for residential purposes. The applicant is requesting that
all the subject site be zoned R-4 (Medium-Low Density Residential). The R-4 district
allows for a maximum of four (4) dwelling units per acre (MCCI 1-7-2.B). The proposed
residential density for this site is 3.2$ gross dwelling units per acre as calculated by the
applicant, or 9 units per 2.74 acres.
Staff finds that the ro osed zonin desi nation R-4 is harmonious with and in
accordance with the 2002 Corn rehensive Flan and Future Land Use Ma which
desi ates the land to be Medium Densit Residential. There is a minianum target density
of three dwelling units per acre in the Comprehensive Plan; the proposed gross density of
The Enclave Subdivision is 3.28 dwelling units per acre which is slightly lower than
surrounding developments but not outside the acceptable tolerance for infill development.
Inglenook 3.35 du/acre - Sageland 3.$5 du/acre -Chesterfield 4.63du/acre.
The following Comprehensive Plan policies support this proposal:
+ Require that development projects have planned for the provision of all public
services (Chaptez VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services
to the subject properties. The City of Meridian plans to provide municipal services to
the lands proposed to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the
developer's expense.
• The subject lands currently lie within the jurisdiction of the Meridian
Rural Fire District. Once annexed the lands will be under the jurisdiction
of the Meridian City Fire Department, who currently shares resource and
personnel with the Meridian Rural Fire Department. Fire and Emergency
Medical Services will be provided by Meridian City Fire Station #3. The
subject lands lie within 1.5 miles of the recently opened Meridian City
Fire Station #3 and lie within the Meridian Fire Department's five-minute
response zone.
• The subject lands currently lie within the jurisdiction of the Ada County
Sheriffs Office. Once annexed the lands will be serviced by the Meridian
Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Ilfghway District (ACHD). This service
will not change.
• The subject lands are currently serviced by the Meridian School District
#,Z. This service will not change.
• The subject lands are currently serviced by the Meridian Library District.
This service will not change and the Meridian Library District should
suffer no revenue loss as a result of the subject annexation.
AZ-OS-030/PP-OS-030
W indwalkcr. q Z. PP. DOC
Planning & Zoning Colnmission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 4
Municipal, fee-supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
Department, the Meridian Wastewater Department, the Meridian Planning and
Zoning Department, Meridian Utility Billing Services, and Sanitary Services
Company.
• Protect existing residential properties from incompatible land use development on
adjacent parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated far medium density
residential uses on the Comprehensive Plan Future Land Use Map.
• 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 10)
The subject property is designated Medium-Density Residential on the Future Land
Use Map which identifies this area as an appropriate area .for medium-density
residential development. This proposal meets the Comprehensive Plan definition of
medium-density, with a grass density of 3.Z8 dwelling units per acre.
• Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The street connections provided_from inglenook have been connected as planned (see
ACHD report for details). This subdivision is the last infill development in the near
vicinity and will not be required to stub to adjacent properties as there is no further
development expected at the boundaries of this development.
• Preserve, protect, enhance, and utilize our natural resources in Meridian and
surrounding areas. Preserve and conserve our waterways, wetlands, wildlife habitat,
and other natural resources. (Chapter V, Goal I, Objective A)
The Eight Mile Creek waterway is the only distinguishable natural feature at this
location. Stafffeels the open fencing and maintenance free of noxious materials will
enhance the surrounding area. Wetlands, and alternate natural resources are absent
from this site and the subject property has designed the common/open space around
preserving the eight mile creek corridor for wildlife habitat and enhancing the
waterways.
• Develop policies and incentives to encourage infill and contiguous development.
(Chapter V Goal I Objective A Action S)
The applicant has requested a slightly lower density relative to the immediate vicinity
and will be developing larger lots with a unique neighborhood attractiveness. The
AZ-OS-030/PP-OS-030
W indwelkcr.AL, PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 5
applicant has continued the plans for development and the proposal meets the
agencies expectations with preservation of the waterway and connections to existing
stub streets.
• Offer a diversity of housing types far a greater range of choice. Encourage quality
housing project for all economic levels in a variety of areas. (Chapter VZI Goal V
Objective A)
The anticipated products, for the site will be unique single. family residences available
to individual buyers who are seeking amedium-large lot closer to the urban center.
• Support infill of random vacant lots in substantially developed, single-family areas at
densities similar to surrounding development. Increased densities on random vacant
lots should be considered if: Development of uses other than single-family structures
are compatible with surrounding development as it complies with the current
comprehensive plan. (Chapter VII Goal V Objective A Action 10)
The proposed density, size of lots and unique roadway design will allow for a less
dense proposal with larger lots, not requiring special circumstances.
• Apply design and performance standards to infilling development in order to reduce
adverse impacts upon existing adjacent development. (Chapter VII Goal V Objective
A Action 11)
Staff does not forsee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will remain and the size,
number, and quality of the houses is similar in nature to the surrounding
developments that the proposal should be indistinguishable upon build out.
Staff finds that the ,proposed R-4 zoning designation 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;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future.
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;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-4. Medium-Low Density Residential permits the establishment of residential
uses and is designed to protect the integrity of residential development by prohibiting the
intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the
land will be developed with lot sizes, hauling types and other dimensional requirements
that conform to the proposed zoning designation.
AZ-OS-030/PP-OS-030
W indwalker. A7,, pp. DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 6
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 recent residential developments to the south have been approved for
development similar to the proposed subdivision, with single-family residences.
Development in the area has limited the main trunk sewer capacity. Currently sewer is
available in N. Inglenook avenue that stubs into this project from Inglenook Subdivision.
There are currently sewer capacity concerns south of the freeway; however this
development is not sewering out of its service area to the Ten Mile Trunk. Therefore it
does not contribute the capacity concerns.
Based on the ACRD Long Range 2030 proposal, Locust Grove Road is anticipated to
eventually be a 3-lane roadway abutting this site. However, Locust Grove Road is not
currently included within ACHD's Five Year Work Program ar in the currently adopted
20-year Capital Improvements Plan for roadway improvements.
Local Street of N. Inglenook Way is an ACHD rights-off way and provides a stub
connection to the property. ACRD and the City of Meridian will require the proposed
development connect these roadways as proposed. The design for Inglenook Ave within
Enclave Subdivision shall meet the requirements of the turnarounds as approved by the
Meridian Fire Department.
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;
Staff finds that the requested zoning and proposed density meets the anticipated range for
a medium density urban project. Based on the Comprehensive Plan, staff believes that the
existing parcels in the area (south and north and east) have already developed with
similar densities and allowances for alternate products and designs are encouraged. 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 proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space
which states that "common space shall equal or exceed five percent of the gross land area
of the subdivision. This requirement shall apply to all single family residential
subdivisions of five acres or more." The applicant has buffered the Eight Mile Creek
with an open space/drainage lot which exceeds the requirements for development under
five acres.
AZ-05-D3D/PP-DS-03D
Windwalker.AZ.PP. DOC
Planning & Zoning Commission/Mayor & City Council
7uly 21, 2005 (P&Z Hearing Date)
Page 7
The existing character of the area will not change as this is one of the final infill
developments in the vicinity. Staff does not find that the proposed zoning/uses will
adversely change the essential character of area. Staff recommends that the Commission
and Council rely on staffls analysis, public testimony received and any comments
submitted from any other agencies or departments regarding whether this property should
be annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
Access to Locust Grove Road shall be taken through the stub streets as designed and
directed to Inglenook Way. This will create additional traffic, especially construction
traffic during build-aut. This change could be considered disturbing to residents in
Inglenook Subdivision as access to Locust Grove Road must be taken through their
neighborhood.
According to ACHD, Inglenook Avenue shall be designated one side "No Parking"
which should not create a problem for visitor parking at this location. Further, Meridian
Fire will require the common drives to be constructed with a minimum of 24 feet of
paved surface. Furthermore, asecondary/emergency access is shown with a connection
through the existing parcels easement across the Locust Grove fronting property, west of
the proposed development.
The common lot listed as Lot S Block 1 will require fencing to separate the Eight Mile
Creek from residential uses. The Eight Mile Creek is asteep-banked and potentially
hazardous waterway which should be fenced in such a manner as to be non-combustible
and impede all access to the creek or as required by Nampa Meridian Irrigation District.
The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing ar future 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 far the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
AZ-OS-030/PP-OS-030
Windwalker.AZ.PP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 8
The applicant and/or future property owners will be required to pay park and highway
impact fees .
On July 27, 2005, ACRD staff will hold tech review on the subject applications. ACHD
has not submitted a staff report with site specific and standard conditions, but Meridian
City staff should have the report prior to the Planning Commission meeting of July 21,
2005 (Agency Comments and Conditions when received will be included with this
report).
On July 1, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from 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;
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 and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development 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;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
Staff recognizes the fact 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 traffic, noise, smoke, fumes, glare,
or odors.
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;
AZ-OS-U30/PP-OS-030
Windwallccr.AL. PP,pOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 9
The applicant is proposing to construct one public street extension into the site from
Inglenook Subdivision which will connect with Locust Grove Road, a minor collector.
ACHD is supportive of the proposed stub street extensions as previously approved. The
landscaping plan will not be required as there are no arterial roadways on site and ACHD
does not require dedication of rights of way. If is designed and constructed as approved
by the ACHD and the City, staff does not believe that the subdivision will create
interference with traffic on the surrounding public streets. However, city staff would
propose a design to allow parking an at least one side of the street and approved by
ACHD even if the design is amended to reduce lots.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are some mature trees an this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. Fencing the
Eight Mile Creek along the eastern boundary of the proposal should provide wildlife
and open areas adequate protection from residential uses. Staff fmds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s)
of major importance if developed under these conditions.
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 R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or
will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. Staff does not recommend
lot sizes that would be invasive to the properties to the north and south of the subject
property but the lot sizes should be similar in nature and allow additional residential
densities and product opportunities for the general vicinity. Subdivisions of medium
density have already been approved for development to the south and this is a logical
expansion of the City limits for an infill project. In accordance with the findings listed
above, staff finds that annexation and zonin of this ra ert would be in the best interest
of the City
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission and Council shall consider the objectives of this title and at least
the following:
AZ-05-030.~PP-OS-030
W indwAlkcr.AZ, pP.DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 10
A. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. The proposed density of 3.28 dwelling units per acne (gross) is in
the recommended dwelling units per acre for the comprehensive designation. Staff
supports the proposed layout as a practical solution to address the constraints of infill
development which has design criteria dictated by previous developments. Please see
Annexatian and Zoning Analysis "A"-
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed develapinent.
(See finding "G" under Annexation and Zoning Analysis for more detail.)
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds-
D. The public fmancial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e.~police, fire, ACRD, etc.) to determine this Ending. (See finding
"G" under Annexation and Zoning Analysis above, and the Agency Comments and
Conditions at the end of this report for more detail.)
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Lot 3 of Block 1 has the existing home site for the parcel of record. Along with the
parcel of record is the recorded easement for ingress egress to Locust Grove Road-
Currently the parcel is landlocked and no public street frontage was provided prior to
Inglenook Subdivision being recorded. The easement for the parcel of record will not be
required to be vacated, but shall be maintained as ingress egress for Emergency Access
Only. The developer shall provide appropriate signage as to the designation of the
existing driveway easement. No lots shall directly take frontage or access from Locust
Grove Road.
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.
P.Z-OS-030/PP-OS-030
Windwalke~•, pZ.PP.000
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 11
PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Public Streets and Access•
Connectivity_,(In lenook SubdivisionsZ
The stub street from Inglenook Subdivision shall connect to E. Horse Creek Street and
again north to Inglenaok Subdivision on Inglenook Avenue. The subdivision is
constrained by previous development in the area and is bound by ACHD policies of
interconnectivity. No direct access to Locust Grave Road is approved with this
subdivision.
2. Landsca in :Staff is generally supportive of the absence of a landscaping design with
the following considerations: Non-combustible fencing should be included on the eastern
border of the Eight Mile Creek, and perimeter fencing shall be designed according to
MCC 12-13 and maintained by the home owners association. See Site Specific Condition
#7 below.
Tree Miti ation: There are several large trees on this site that the applicant is proposing
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
replacement trees for those trees that are removed (MCC 12-13-13-3). The applicant
should coordinate a tree protection/rnitigation plan with Elroy Huff at the Meridian Park
Department. See Site Specific Condition #7 below.
4. Ditch Laterals, and Canals_ Per MCC 12-4-13, 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. Staff is unaware of the official status of the
Eight Mile Creek; it appears to be maintained by Nampa Meridian Irrigation and is
considered a natural feature and does not require tiling. See Site Specific Condition #8
below
5. 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, asingle-paint 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 9-1-2$. See Site Specific Condition #9 below.
6. Fencins: The applicant is proposing to construct a minimum of a five foot tall solid fence
around the perimeter of the site. 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
AZ-OS-030/Pp-OS-030
W indwalktr.AZ.PP. HOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 12
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. Fencing along the Eight Mile Drain shall be constructed with a non-
combustible material.
SITE SPECIFIC CONDITIONS OF APPROVAL PRELIMINARY PLAT
1. This Staff Report is based upon the preliminary plat prepared by Briggs Engineering on
Dated June 1, 2005, and is approved with the conditions listed herein. All
comments/conditions of the annexation and zoning (AZ-OS-031) application shall also be
considered conditions of the Preliminary Plat (PP-OS-031).
2. Construct Inglenook way and the common drives to connect the north right-of--way line
of E. Fireside Court to connect with Locust Grove Road. The common drives shall have
a minimum of 24' of improved surface and should be constructed in such a manner as to
be compatible with the public road system.
Maintenance of all common area lots shall be the responsibility of the Enclave
Homeowners' Association.
4. A detailed fencing plan shall be submitted upon application of the final plat. If permanent
fencing is not provided around the perimeter, temporary construction fencing to contain
debris must be installed 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
5. F1ace proper signage on the common drive side and western property boundary side of
the easement connection through Lot 3 Block 1 to Locust Grove Road, declaring
"Emergency Access Only".
6. Prior to final plat approval by City Council, depict on the preliminary plat the sections of
road which will be designated "No Parking" or show areas of off street parking to be
provided for visitors to the subdivision.
7. A landscape plan was not prepared as there are no areas of required landscaping on this
site. However the following notes/modifications still apply:
• Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed (MCC 12-13-13-3). Coordinate a tree
protection/mitigation plan with Elroy Huff at the Meridian Parks Department.
• All fencing along the Eight Mile Creek shall benon-combustible fencing materials.
3. The Eight Mile Creek shall be fenced appropriately with asix-foot (6') tall non-
combustiblematerial and maintained free of noxious materials.
AZ-OS-030/PP-05-030
W indwalker. AZ.PI'. DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 13
9. Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.N). 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
shall be required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, asingle-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. The applicant has indicated in the application that the
P.I. system is to be owned and operated by the Homeowners Association; however it
appears that they are connecting to a NMID system. If the system is to remain private, a
draft copy of the pressurized irrigation system O&M manual must be submitted prior to
plan approval, or if it is to be owned and maintained by Nampa and Meridian Irrigation
District a license agreement must be entered into prior to apre-construction meeting.
10. Sidewalks within the proposed subdivision shall be built in accordance with MCCl2-13-
10-$. The applicant shall also provide five foot wide attached sidewalks with a rolled
curb adjacent to the internal public streets as proposed and in compliance with existing
road designs.
11. Add a note to the face of the final plat stating: "Garage setbacks shall be measured from
the property line or the adjacent sidewalk, whichever is more restrictive."
12. Sanitary sewer service to this site is being proposed from the sewer main in Locust Grove
Road and extensions through Inglenook Subdivision. The applicant will be responsible
to construct all sewer mains to serve 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 three feet from
finish grade to the top of the pipe. If cover is less than three 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.
13. Domestic water service to this site shall be via extensions from Inglenook Subdivision.
The applicant will be responsible to construct all water mains necessary to serve this
proposed development in accordance to Public Works approval. 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. Meridian Public Works specifications do not allow any large landscaping within a five
foot radius of water meters. The applicant shall make the necessary adjustments to
achieve this separation requirement and comply with all landscape requirements.
15. Direct lot access to Locust Grove Road is prohibited. A note shall be placed on the final
plat restricting access to Locust Grove Road as EMERGENCY ACCESS ONLY.
AZ-OS-030.~}'P-OS-030
W in dwalkcr. AL, pP. DOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 14
1 ~. No variances, exceptions or reductions to the City adapted dimensional standards or uses
are approved with this preliminary plat application. Unless otherwise approved, all
minimum lot sizes, structure setbacks, street frontage, and house size requirements of the
R-4 zone shall be maintained.
17. 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.
18- The applicant/developer shall be responsible for the payment of sewer and water
assessments, as well as the actual physical connection to the municipal services for the
existing home an Lot 3.
19. The applicant shall be responsible to provide verification that the existing irrigation
easement has been vacated prior to the City Engineer's signature on the final Plat.
STANDARD CONDITXONS OF APPROVAL 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 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. 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.
7. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8. 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
AZ-OS-030iPP-OS-030
Windwallccr.A2, PP.pOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 15
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior coanrnencing installations.
9. Any tree aver 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.
10. 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.
11. The applicant shall coordinate mailbox locations with the Meridian Post Office
12. 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.
13. 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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above groundwater.
14. 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.
15. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
16. Applicant shall be responsible for application and compliance with and NPDE5
Permitting that may be required by the Environmental Protection Agency.
17. Staffls failure to cite specific ordinance provisions or terms of the approved
annexation/preliminary plat approval use does not relieve the applicant of responsibility
for compliance.
18. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC
12-2-4.
AGENCY COMMENTS AND CONDITIONS
AZ-OS-030A'P-OS-030 Windwalker.AZ.PP.DOC
Planning & Zoning Coinmission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page 16
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require afire-flow of 1,000 gallons per minute available
far 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 far bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %2" 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. All common driveways shall be straight or have a turning radius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
7. Provide a 20' wide Fire Zane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
8. 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.
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 an one side. These measurements shall be based on the
face of curb dimension.
10. 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
AZ-OS-030/PP-os-o3n
W indwal ker.AZ.PP. UOC
Planning & Zoning Commission/Mayor & City Council
July 21, 2005 (P&Z Hearing Date)
Page l7
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.
11. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic 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 will be followed.
2. Standard Plan far Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
ADA COUNTYHIGHWAYDISTRICT- PENDING
RECOMMENDATION
Staff recommends approval of the proposed Anneacation and Zoning (AZ-OS-031) and
Preliminary Plat (PP-OS-031) applications with the conditions listed herein.
AZ-OS-030/PP-DS-030 Windwalkcr.AZ.PP.DOC
RECEIVED
. ~UI~ 1 ~ 2U0~
(City of Meridian
City Clerk Otficr=
aint School District No. 2
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
rune 30, 2005
City of Meridian
-- - _-- -- ----33-E~astldahoAvc--- -_.- _ ..:_J-. _. --
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools througb.out the district
are operating over capacity.
Approval of Enclave Subdivision will have a significant impact on school enrollments at
Pepper Ride Elenaentar_y, Lake Hazel Middle, and Mountain View Hi School.
We can predict that these homes, when completed, will house three (2) elementary aged
children, three (2) middle school aged children, and one (1) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it maybe necessary to bus
students to other schools across the district.
--°------ ~ ~~y~S~ddres~Sed lIi-~dahEy--~ ~dE v~ ~ c n-v~v$~~ A~er~~ai061- ~7iS~~ i-~
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 SSS-4500.
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
SUPERINTENDENT
Dr. Linda Clark
Y..
.7 ;~I
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
r• DISTRICT Return to:
~i~THEALTH Environmental Health Division ^ Boise
DEPARTMENT
RECEIVED ^ Eagle
Rezone # 2 J - D~,.3 _ ^ Garden City
Meridian
Conditional Use #
• •-• C•itjLnf. Meridio:: - ^ Kuna
Preliminary /Final /Short Plat ~~ 4S^~ D3~ City Cterk Office
~- - ^ ACZ
~' G ~/~' .5'u,~ ~~~!~--...-...._._ _.__ ...- ^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other -
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8. After writte approval from appropriate entities are submitted, we can approve this proposal for:
central sewage community sewage system ^ community water well
interim sewage central water
^ individual sewage individual water
~.9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
central sewage q community sewage system ^ community water
sewage dry lines entral water
~.10. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas
^ beverage establishment ^ grocery store
~4.
^ 15.
Please see attached stormwater management recommendations
^ child care center
Date: f~ l o / d
Reviewed By:
Review Sheet
15728-001EH0904 .
~. ~
CENTRAL
~~ DISTRICT
~ HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environn~ent-
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water bepre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Worlcs Department, May 2000.
Card
Serving Valley, Elmore, Boise, antlArln Counties
Ada !Boise County Office
707 N. Armstrong PI.
Boise, ID 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Elmore County Office
520 E. 8th 5t. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174