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HomeMy WebLinkAboutPisa Place Sub AZ / AZ 05-039 MERIDIAN PLANNING & ZONING MEETING APPLICANT Howard Jenkins September 1, 2005 ITEM NO. 14 REQUEST Public Hearing - Annexation and Zoning of 4.99 acres from RUT to R-8 zone for Pisa Place Subdivision - 3893 South Locust Grove Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY BUilDING DEPT: CITY WATER DEPT: See ~, Staff Comments (}~ )Q~JV ~~~ CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No Comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Letter from Herman Pullman; affidavit of posting Contacted: --\\t"\hJ~t~ ~ ~L~ ~,.,,¡-- Date: "B13Q loç Phone: 1;2 7? (p - 71 ,b Emailed:~:i::..b € Ion3~"'..e^)\cu..-e.(\l'~ . COM Staff Initials: ~ Materials presented at public meetings shall become property of the City of Meridian. .~-- '-.~. ~- , .-"..., '~:. ~- CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 STAFF REPORT P & Z Commission Hearing Hearing Date: 9/1/2005 Planning & Zoning Commission Josh Wilson, Associate City Planner Michael Cole, Development Services Coordinator Pisa Place Subdivision i :,f" -- if! " ~ ~;;d¡;~ . ~; TO: FROM: '" v II.):\HI,') " ;. /f! "~~{;,(~~!,,:\,,"t.. D'-,,-~!2" S," '-'- :,---' ,:,~ SUBJECT: . PP-05-038 Preliminary plat approval of 16 single family building lots and 1 common lot on 4.99 acres . AZ-05-039 Annexation and zoning of 4.99 acres from RUT to an R-8 zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Howard Jenkins, has applied for Annexation and Zoning (AZ) and Preliminary Plat (PP) approval of 16 building lots and 1 common/other lot on 4.99 acres. The site is located on the west side of S. Locust Grove Road approximately one-half mile south of Victory Road. This site is currently rural residential with one single family residential building. The site has not been previously platted. 2. SUMMARY RECOMMENDATION The subject property is within the Urban Service Planning Area. The subject applications (AZ and PP) were submitted to the Planning & Zoning Department for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the requested annexation and zoning and preliminary plat applications below. Staff is recommending approval of the proposal for Pisa Place Subdivision submitted as AZ-05-093 and PP-05~ 038, with the conditions of approval as outlined in this report. 3. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3893 S. Locust Grove Road / W. side of Locust Grove Road, south of Victory Road 3Nl E30 b. Owner: Howard Jenkins ,\ :,', \ ' 6951Pearl Road Eagle, Idaho 83616 c. Applicant: Howard Jenkins r,~,:: ,:J u--, - 6951Pearl Road Eagle, Idaho, 83616 d. Representative: e. Present Zoning: Kent Brown, Briggs Engineering COUNTY AZ-05-039, PP-O5-038 PAGEl CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: 1. Date of preliminary plat (attached as Exhibit AI): 7/06/05 2. Date oflandscape plan (attached as Exhibit A2): 7/11/05 h. Applicant's Statement/Justification (reference submittal material): The applicant has submitted a statement with the application which states that the request is consistent with the Comprehensive Plan and is an extension of the existing neighborhood which achieves a nice blend of lots and protects the existing home. 4. PROCESS FACTS a. The subject application will in fact constitute an aWlexation and/or rezone as determined by City Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 16, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as deteunined by City Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: August 15,2005 and August 29, 2005 d. Radius notices mailed to properties within 300 feet on: August 5, 2005 e. Applicant posted notice on site by: August 23, 2005 5. LAND USE a. Existing Land Use(s): Agricultural w/ a rural residence b. Description of Character of Surrounding Area: Mixture of agricultural and residential c. Adjacent Land Use and Zoning 1. North: Chatsworth Subdivision, zoned R-8 2. East: Locust Grove Road and Tuscany Lakes Subdivision, zoned R-4 3. South: Agricultural lands, zoned RUT (Ada County) 4. West: Chatsworth Subdivision, zoned R-8. d. History of Previous Actions: N/A e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Location of water: Mains stubbed into property from Chastworth Subdivision. Mains stubbed into property from Chatsworth Subdivision. None. Issues or concerns: 2. Vegetation: Mature trees around existing residence 3. Flood plain: NA 4. Canals/Ditches Irrigation: NA AZ-05-039, PP-05-038 PAGE 2 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 5. Hazards: NA 6. Proposed Zoning: R-8 7. Size of Property: 4.99 acres 8. Description of Use: Single family residential f. Subdivision Plat Information 1. Residential Lots: 16 2. Non-residential Lots: N/A 3. Total Building Lots: 16 4. Common Lots: 1 5. Other Lots: N/A 6. Total Lots: N/ A 7. Open Lots: N/A 8. Residential Area: 4.99 acres 9. Gross Density: 3.21 units per acre g. Landscaping 1. Width of street buffer(s): 20 feet on S. Locust Grove required (Urban Collector); applicant has shown 25 feet on Preliminary Plat. 2. Percentage of site as open space (PP and PD applications): Subdivisions of properties which are less than 5 acres do not have a required open space percentage, however, the applicant has proposed detached sidewalks and parkways which will function as roadside stormwater infiltration swales. h. Proposed and Required Residential Setbacks: per the R-8 zone i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): 1. The applicant has proposed to take access from an internal roadway (E. Pisa Street) within the proposed Chatsworth Subdivision which has been approved, but not constructed, as of the date of this report. The applicant has proposed a public road system with right~of-way width of 64 feet and detached sidewalks with 8 foot parkways which will function as roadside stormwater infiltration swales. 6. AGENCY COMMENTS MEETING On August 12,2005 staff held an agency comments meeting. Staff has included all comments and recommended actions as Conditions of Approval from the meeting attached as Exhibit B. 7. COMPREHENSIVE PLAN POLICIES AND GOALS Staff finds that the proposed 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. There is a maximum density of 8 dwelling units per acre in the Comprehensive Plan; the proposed gross density of Pis a Place Subdivision is 3.21 dwelling units per acre. Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this application (staff analysis is in italics below policy): . Require that development projects have planned for the provision of all public services (Chapter VII, Goal III, Objective A, Action 1) AZ-05-039, PP-05-038 PAGE 3 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 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 Sef1lices will be provided by Meridian City Fire Station #1 and the project lies within the Meridian Fire Department's five-minute response zone. . The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed, the lands will be sef1liced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This sef1lice will not change. . The subject lands are currently serviced by the Meridian School District #2. This sef1lice will not change. . The subject lands are currently sef1liced by the Meridian Library District. This sef1lice will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. 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. . 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 de.finition of medium-density, with a gross density of 3.21 dwelling units per acre. Restrict curb cuts and access points on collectors and arterial streets (Chapter VII Goal IV Objective D Action 2). The applicant has not proposed a curb cut on Locust Grove Road, which is a collector, and the subdivision will take access from roads within Chatsworth Subdivision. . . Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). (Chapter VII Goal IV Objective D Action 5). The applicant has provided a 25 foot landscape buffer along S. Locust Grove Road, which exceeds the required buffer along Urban Collector roadways, such as S. Locust Grove Road. The bl1.ffer will be planted with vegetation consistent with Meridian City Code. Staff finds that the proposed R-8 zoning designation is harmonious with and in accordance with the 2002 Comprehensive Plan. AZ-05-039, PP-05-038 PAGE 4 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 8. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single family detached houses as a permitted use in the R-8 zoning district. b. Purpose Statement of Zone: R-8 Medium Density Residential District: The purpose of the R-8 district is to permit the establishment of single- and two-family dwellings at a density not exceeding eight (8) dwelling units per acre. This district delineates those areas where such development has or is likely to occur in accord with the comprehensive plan ofthe city and is also designed to permit the conversion oflarge homes into two-family dwellings in well- established neighborhoods of comparable land use. Connection to the municipal water and sewer systems of the city is required. 9. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed residential subdivision. Please see Exhibit D for detailed analysis of facts and findings. 1. The annexation legal description submitted with the application (stamped on 7/06/05 by Wayne K. Barber, 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. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed townhouse residential products. Please see Exhibit D for detailed analysis of facts and findings. 1. Street Buffer alone S. Locust Grove Road: The applicant has proposed a 25 foot landscape buffer along S. Locust Grove Road which exceeds the 20 foot buffer required by ordinance. The landscape plan submitted with the application shows trees .and vegetative groundcover which complies with Meridian City Code. See Site Specific Condition 1.1.2. 2. Parkways: The applicant has proposed to construct detached sidewalks with 8 foot parkways which will serve as roadside stormwater infiltration swales. The submitted landscape plan does not show the proposed landscaping for the parkways and the applicant should be required to revise the landscape plan to show how the parkways will be landscaped. See Site Specific Condition 1.1.3. 3. Tree Mitieation: 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 AZ-O5-039, PP-O5-038 PAGE 5 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Park Department. See Standard Condition 1.2.7. 4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13~8.3). The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the [mal 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 1.2.4. 5. Fencing: The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences should taper down to 3 feet maximum within 20 feet of all right-of- way. All fencing should be installed in accordance with MCC 12-4-10. See Site Specific Condition 1.2.6. b. Staff Recommendation: Staff recommends approval of AZ-05-039 and PP-05-038 for Pisa Place Subdivision as presented in the staff report dated September 1,2005 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 10. PROPOSED MOTION Recommend Approval I move to recommend approval to the City Council of File Number AZ-05-039 and PP-05-038 as presented in the staff report for the hearing date of September 1, 2005 and in the preliminary plat dated July 7, 2005, with the following modifications to the conditions of approval: (add any proposed modifications) . Recommend Denial I move to recommend denial to the City Council of File Number AZ-05-039 and PP-05-038 as presented in the staff report for the hearing date of September 1, 2005 and in the preliminary plat dated July 7, 2005, for the following reasons: (you must state specific reasons for denial. They should address how the applicant might re-do the application to gain your recommendation for approval.) 11. EXHmITS A. Drawings 1. Preliminary Plat (dated: July 6,2005) 2. Landscape Plan (dated: July 11, 2005) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department AZ-O5-039, PP-05-038 PAGE 6 '-, ." --, -, CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance AZ-05-039, PP-05-038 PAGE 7 ,- '~~ j: CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 A. Drawings 1. Preliminary Plat (dated: July 6,2005) 'T;'<,T' i!I----'."i'~",'~J,._u'-J-,=-_I'"" ~>:;: , 1;-:,11.;' i - LJ ' -P-'--":-l']"~ ,1, ,'":':" i-¡~ lid, -, "u~'~r7: '.I: ~;<~~;~:i 'f-,~~,.:.;fI<I'j~J ~",'""". I',! I' ~J---ì ~I,:;,~.-' "Ij' ~ .:~;¡."OÚ~~; '¡Î ~.~ II.J=_d~~~",__--/~,ill ;:¡~';;:Q~1~~ì '1+ ~'" ~:~ "",'.,..-.., . h..,'1 .- :Ik--,~Z; i ¡~,-- __,i, ;¡-,;,~~ ,I ,;í h'{")~Y I !f!;nf : : .', n1 ~~!ï1u:.r .,~~~!! ' ; I ',I ¡I: " U'\""'Hì.,.,~~,..~ h¡;¡"i"F' ,I~~. 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': '" ,- I Ii' I ,I f,,)q'-"w:¡', 1 "'JI it "-" í ¡I \>__i:.~ "j.)~;,~~i:' Ii :-.,.,,":;--11 ' ~!17~"}-"':C~"/':'.1 rh' ':' il !¡!':i\;~':J< , :"\,~ k !I, I ,/~--=::.:t:"'-~:-i":~" ".; .j~ 1'-\3: ,~~""'~-:--"-",,"I:-,!;~"--j: t~ '-""1'-'[" -" I,~¡-l::~: li -ijqi,.: ,::¿;,;.'t[':"þ~ " ' l"" . 1 "' ." iL-,'--~-:CT':' '-7- ;';~;,~~ '-::-'1"--'---;) II, '>" r;~ I "I -,. ,...T ~;' li¡ I ~: : ~'; " , .: ¡ ~~W ~2 ,i;¡ -- .j':': ,¡t: - '~!: '-rP( - ~r :¡ i '\. , -" ',---~" " .' .,i- - I : .."',,, I' : I I' : ;':;>.' '., - ',' " , ' -.. :ii,: -- A-I -- -'1'- ~:- ::~: CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3. Landscape Plan (dated: July 11, 2005) - '" " '--- '(~B~!31^3t1 ~~\:t:i¡i1¡ INVld3dV~S~~~~7~;~3~èI\1NI~-1~3èidì!æ¡!I-- .i,¡¡W,JI',',"':' "Æ:"J1J:" ~,t,' :~ '~~'~ ~¡!": NOISI^'O8nS3:lVldVSld Ii ~ ""FI:,, >;<" ~ ¡; " '-'--"""", '- . ,--'IHi.:¡-,"i3.", '" . 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I) ,~ ,"" '", ¡¡;,,' " ,c u"., - ", 61 NdU: § , 18' g ,,~, iA':' II 13 ~,.~ (~ 'i~: ~14;'l;,~~ 1 "5'ø ,'-f.~" '",~" ¡" 21';;: gJ" -'~.~I~:' ¡ ~I; '" <-fl" ,..,'" , l a:'~ iJ-i¡ ", 'i.,. ~¡t ¡¡',¡¿ ,0">.' ~" ,~;""i I J, "'I -"":'d"', 'j -"" : I f~ ' I ~ H r1 ,~ ß~¿:~~oo+ 5~\~~f~Q::-~~ ",,'> :.:~ " , .-" " ,," ¡i~'¡;:;~:¡h; "ff\¡Jtj!'~¡"it ~~)11rl}~"! ~ ¡it:" " ".. , ;:, ¡i ¡ ~ '11,!i , ,,¡ ",\ I. " II "; h 'f c.,i' II! j. ~i ,Ii ~ I '-c, 1'1 il. 2" II¡ m §I I"i'i- w ¡" I g', ,1!f1!! ",¡ ,n ¡II :;>. ~. ¡ ¡Ii g . ~,,: 01 ¡!,¡;: [5, ';-i'.1 w ii!I'-" °- ~:I!! II ,Ii". ¡J, ."" -. :r, 1.1 ","'"" ~, \ ~ ..,;: --;; , '. ",., ""j ":"-..--,, "'" ';. :",,:i' :,; "" ..." " ~ "I "I ",', "-".._---" .j4 ;-". !'. ~'C, '"i,> ~:,\;:' ",."-,, "-',, "-t :<, f£;: " ,,'" .-, , > '" ,,' <" "" , .." .,_"lNJ.r}-T ""ii'I;)"\';:""I,,' Dj z' p ~. ¡£ "-' "-' ,," w , g'i <n" ~" w, ,,-i <;0, g' , d"" '- -""". ",-- "', , , "'" "-,, ,-J " A- 2 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 1.1.1 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 1.2 1.2.1 1.2.2 1.2.3 B-1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat labeled as PRE-1 prepared by Briggs Engineering, dated July 7, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning (AZ-05-039) shall also be considered conditions of the Preliminary Plat (PP-O5-038). The applicant shall provide a 25 foot landscape buffer along S. Locust Grove Road as depicted on the submitted landscape plan dated July 11, 2005. The applicant shall modify the landscape plan to reflect the following: . Demonstrate visually the transition ITom the attached sidewalks on E. Pisa Street to the detached sidewalks on E. Pisa Court and Leaning Tower Place. . Depict the parkway landscaping and any street trees proposed. Other that the changes above, the approved landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. All road drainage shall be contained on site in the drainage swales as depicted. Maintenance of all common areas shall be the responsibility of the Pisa Place Subdivision Homeowners' Association. Direct lot access to S. Locust Grove Road is prohibited. A note shall be placed on the final plat restricting access to S. Locust Grove Road. GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to MCC 12- 13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under MCC 12-13- 14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. 1.2.7 1.2.8 1.2.9 2. 2.1 2.2 2.3 2.4 2.5 2.6 B-2 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1.2.4 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. The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with MCC 12-4-10. 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. 1.2.5 1.2.6 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 Settlers 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, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. PUBLIC WORKS Sanitary sewer to this development is being proposed via an extension of mains currently being installed in Chatsworth subdivision. The applicant shall be responsible to construct all mains necessary to provide service, coordinate main size and routing with the Public Works Department. Cover over sewer mains shall be no less than three feet measured from top of pipe to finish grade. If cover is less than three feet from top of pipe to sub-grade, alternate pipe materials shall be used per the Meridian Public Works Standard Specifications. Water service to this site is being proposed via extensions of mains currently being installed in Chatsworth subdivision to the west. The applicant shall be responsible to construct all mains necessary to serve this development, mains size and routing to be coordinated with the City of Meridian Public Works Department. The applicant has indicated that the pressure iITigation system in this development will be owned and operated by Nampa and Meridian Irrigation District. Evidence of a license agreement shall be submitted to Public Works prior to scheduling of a pre-construction meeting. Any domestic wells and/or septic systems and appurtenances within this project shall be removed from 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. The applicant 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. Any existing buildings that do not meet the new setback requirements shall be removed prior to the City Engineer's signature on the final plat. 2.8 2.9 2.10 2.11 2.12 2.13 2.14 2.15 2.16 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 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. 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. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC l2-2~4. 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. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C Acceptance of the water supply for fIfe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 3.3.1. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. 3.3.2. The Fire hydrant shall not face a street which does not have addresses on it. 3.3.3. Fire hydrant markers shall be provided per Public Works spec. 3.3.4. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. 3.2. B-3 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3.3.5. Fire Hydrants shall be placed on corners when spacing permits. 3.3.6. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3.3.7. Fire hydrants shall be place 18" above finish grade. 3.3.8. Fire hydrants shall be provided to meet the requirements of the lFC Section 509.5. 3.4. All common driveways shall be straight or have a turning radius of28' inside and 48' outside and shall have a clear driving surface which is 20' wide. Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact Joe Silva (888~1234) to address this concern prior to the public hearing. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 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). 3.5. 3.6. 3.7. 3.8. 3.8.1. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). 3.8.2. 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). 4. POLICE DEPARTMENT No comment received. 5. PARKS DEPARTMENT 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 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. 6. SANITARY SERVICE COMPANY SSC has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT A. Site Specific Conditions qf Approval 1. Construct Locust Grove Road to one-half of a 46-foot street section with curb, gutter and 5-foot wide detached concrete sidewalk. Dedicate 35-feet of right-of-way from the centerline of the roadway. The applicant will not be paid for the right-of-way because it is a collector roadway. 5.2 2. 3. 4. B-4 Construct cul-de-sac turnarounds at the terminus of East Pisa Court and Leaning Tower Place with a minimum turning radius of at least 45-feet, as proposed. Connect East Pisa Court with East Pisa Street at the west property line approximately lOa-feet north of the south property line, as proposed. Construct Leaning Tower Place with 32-feet of pavement, 2~foot ribbon curb, minimum 8-foot drainage swales and 4-foot concrete detached sidewalks, within 64-feet of right-of-way, as proposed. 8. 9. 10. B - 5 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 5. Construct the east side of East Pisa Court with 32-feet of pavement, 2-foot ribbon curb, minimum 8-foot drainage swales and 4-foot concrete detached sidewalks, within 64-feet of right-of-way, as proposed. 6. Construct the west side of East Pisa Court with a 36-foot street section within 50-feet of right- of- way with 5-foot concrete attached sidewalks, curb and gutter, as proposed. 7. Direct lot or parcel access to Locust Grove Road is prohibited and shall be noted on the final plat. 8. Comply with all Standard Conditions of Approval. B. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements ofthe Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District hnpact Fee Ordinance. 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. 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. CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8-6 ~1;- ~-, -'~- ,~- CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 C. Legal Description DESCRIPTION FOR ANNEXATION PROPOSED PISA PLACE SUBDIVISION June 20, 2005 A PARCEL OF LAND BEING A PORTION OF THE SE 1/4 OF THE NE 1/4 OF SECTION 3O, TOWNSHIP 3 NORTH. RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICUlARl Y DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NE 1/4 (E 1/4 CORNER) OF SECTION 30 T.3N., R.1E,. 8.M., MERIDIAN. ADA COUNTY. IDAHO, THE REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION; THENCE S 89°43'55" W 604,07 FEET ALONG THE SOUTH LINE OF SAID NE 1/4 TO A POINT: THENCE N 00°15'58" E 381,14 FEET TO A POINT; THENCE N 89°42'09" E 603.89 FEET TO A POINT ON THE EAST LINE OF SAID NE 1/4; THENCE S 00.14'19" W 381.45 FEET, ALONG SAID EAST LINE TO THE REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION. SAID PARCEL CONTAINING 5.29 ACRES MORE OR lESS P-LS.8444 a~~1 " I,' PU\jL\(; M;:;~~~~ 01'.1'1 C - I CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 D. Required Findings from Zoning Ordinance 1. ANNEXATION FINDINGS: 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." 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 àmendment; See Comprehensive Plans and Policies as listed in the Pisa Place Subdivision staff report item #7 above. Staff supports the zoning and finds the proposal 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 detached houses are a permitted use within the requested zoning district of R-8. The accompanying plat demonstrates the land will be developed with lot sizes, housing types and other dimensional requirements that conform to the proposed zoning designation. 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 around the site has been developed in a manner harmonious to the proposed subdivision. The neighboring Ada County parcel to the south is very large and contains agricultural uses. This development is proposing significantly smaller lots, but within the acceptable limits for a medium density development. S. Locust Grove Road is not currently included within ACHD's Five Year Work Program or in the currently adopted 20-year Capital Improvements Plan for roadway improvements. The applicant shall comply with all ACHD conditions of approval for the site. 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 is within the anticipated range for a medium density project. 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. D- ] CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Staff does not find that the proposed zoning or uses will adversely change the essential character of area. Staff recommends that the Commission and Council rely on staff's 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. 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 or 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 for 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 sewer and water mains necessary to serve 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. On August 12,2005, 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. D - 2 CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 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; The applicant has not proposed an access to S. Locust Grove Road and the subdivision will take vehicular access from internal roadways within the proposed Chatsworth Subdivision. If 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. 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 on this property. Any existing trees larger than 4" caliper that are removed should be mitigated for, per the Landscape Ordinance. Staff finds 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-8 zoning designation will provide diversity of housing product for the City of Meridian. 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 and this is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that annexation and zoning ofthis propertv would be in the best interest of the City. 2. PRELIMINARY PLAT FINDINGS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of this title and at least the following: 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. Staff supports the proposed layout as a practical solution to address the constraints dictated by previous developments. Please see Annexation and Zoning Analysis "A". B. The availability of public services to accommodate the proposed development; Staff fmds that public services are available to accommodate the proposed development. (See finding "G" under Annexation and Zoning Analysis for more detail.) D - 3 .... ..' .. ._, CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 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 financial 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, ACHD, etc.) to determine this finding. (See finding "G" under Annexation and Zoning Analysis above, and the Agency Comments and Conditions at the end of this report for more detail.) E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor 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. D-4 August 25, 2005 RECEIVED AUG 2 5 2005 C'TY OF MERIDIAN CrTY CLERK OFJ='r~ City of Meridian Will Berg, City Clerk 33 Idaho Ave. Meridian, Id 83642 Re: Proposed Annexation & Zoning of3893 S. Locust Grove Rd. Dear Mr. Berg: This letter is in response to the proposed annexation & zoning of property at 3893 S. Locust Grove Rd Meridian, ill for the purpose of developing Pi:,' .,",~ '.:e Sv.If. My name is Hennan R. Pullman ar : our property b Cl'l ~hè SE Gomer across S. Locust Grove Rd. from this proposed ;;(.fb. My first of -[naRY concerns with this proposal are: 1) I would like to see fewer home/lots on the 4.99 acres. Having 16 homes is an extreme amount for land that is less than 4.99 acres. Plus, after the streets, sidewalks, easements, etc. have been put in, the houses are going to be definitely too close to each other and not too mention more traffic, noise, taxing on city services and not enough schools. 2) Another concern of mine is that there is an irrigation ditch that runs partially through my property and then continues across & under S. Locust Grove Rd. then turns & runs north to the property on the SW comer of the intersection of Victory Rd & S. Locust Grove Rd. A number of years ago a pipe was buried to carry the water across the front of the present residence at 3893 S. Locust Grove Rd. and has either been broken, plugged or the pipe was never large enough in diameter to carry the flow of water. Consequently when the water is flowing it backs up at the entrance to where the pipe begins, flooding the adjacent pasture & backing up the ditch. The flooding gets to the point of overflowing onto my property. If this proposed subdivision is approved, I would like to see the old buried pipe tom out & replaced with the appropriate & proper size of pipe or fixed so this problem does not continue. I have enclosed a photograph of the flooding at 3893 S. Locust Grove Rd. for your review. Thank: you for your time. / SmcerclY~ VL Hennan R. Pullman Trustee: Hennan R. & Janice F. Pulhnan Trust ::- 't-' 0:. Return to: 0 Boise 0 Eagle Rezone # /f L ðS - 0.3 Q ~ Gar~~n City . -I- ~Mendlan Conditional Use # 0 Kuna preliminary I ~all Short Pla~¿~ t:JS - 03 g- ~ 0 ACZ r I sA , ~ - Sa~/-1lJ/ £//..5'/t2.- E [jJ Star AUG 'w 9 2005 (1-- g~~TTR~~~ CENTRAL DISTRICT HEALTH DEPARTMENT ~HEALTH Environmental Health Division DEPARTMENT 0 1. We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. City of Meridian City Clerk Office Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surlace waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. <.¡::z(g. After wr~~approval from appropriate entities are submitted, we can approve this proposal for: ~ '" ~entral sewage 0 community sewage system 0 community water well 0 interim sewage ~entral water 0 individual sewage 0 individual water ~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division ~~vironmental Quality: ~central sewage Q,community sewage system 0 community water 0 sewage dry lines ;ø-œntral water Run-off is not to create a mosquito breeding problem. ~10. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store )!lf4 4. Please see attached stormwater management recommendations 015. 0 child care center Reviewed By: 15726-001 EH0904 Review Sheet fS CENTRAL ßitBtðì!~ MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 1083704-0825 . (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 environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-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 Works Department, May 2000. Ada I Boise County Offîce 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 Serving Valley, Elmore, Boise, and Atla Counties Elmore County Office 520 E. 8th 51. 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 51. P.O. Box 1448 McCall, ID 83638 Ph. 634-7194 FAX: 634-2174 Lond,l2.... o,m AFFIDAVIT OF POSTING STATE OF IDAHO ) ) § ) COUNTY OF ADA I, Mike Arnold. Premier SiQns, Inc. 2100 E. Fairview Avenue. Suite 7 (name) (address) 855-0380 (phone) Meridian (city) Idaho (state) , being first duly sworn upon oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Annexation and zonina of 4.99 acres from RUT to R-8, preliminary plat for 16 single family residential lots and 1 common lot. for Pisa Place Subdivision. Dated this 15th. day of AuQust 2005 c~ /1 --- - .J ( . nature) SUBSCRIBED AND SWORN to before me the day and year first above written. ~..... ~ RUTH ZAHOR\K NOTARY PUBUC STATE OF tDAHO (' My Commission Expires: - - þ ..... Master\affid-posting 1 ?r~1 ,E'-"":~'+:~:":"":'. ... ...~ , , "';f' ' ," ¡ , CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET 'f '< """'J' ,- '< : i::.o!;) "_:-; < -:,~-~~,:::- ,---- (¡i';~¡,,~:¿, DATE September 1 , 2005 ITEM # 14 PROJECT NUMBER AZ 05-039 PROJECT NAME Pisa Place Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL --"'" ' ~'