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STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Transmittal Date:
September 28, 2005
Project Name:
Crossfield Subdivision
Case No(s):
AZ-05-015/PP-05-017/CUP-05-022
Applicant:
Packard Estates Development, LLC.
P&Z Commission Hearing Date(s):
May 19,2005, July 21,2005, and August 18,2005
Recommendation:
Approve with conditions
A. Summary of Public Hearing:
1. In favor: Becky McKay, R. Craig Groves, Alicia Lopez, Joe Simunich
2. In opposition: Chris Broer
3. Commenting: None
4. Staff presenting application: Craig Hood, Brad Hawkins-Clark
5. Other staff commenting: Anna Canning, Ted Baird, Bill Nary
B. Key Issues of Discussion by Commission:
1. Comprehensive Plan designation for a Neighborhood Center in this location;
2. Stub streets to the adjacent properties and cut-through traffic;
3. Alley-loaded lots and setbacks to livable area and to garage faces;
4. Ground water;
5. Phasing; and,
6. Density.
C. Key Commission Changes to Staff Recommendation:
The Commission made three key changes to the conditions of approval. The first change
requires the applicant to submit a revised preliminary plat that preserves the northeast 5-
acres for future development (except for the existing home which is to be converted to a
daycare facility). The second change requires the northeast portion of the site
(approximately 5-acres) to be platted as one lot. The third change allows the face ofthe
garages for alley loaded lots to go down to 5 feet (measured from the alley property line);
the rear setback of the primary dwelling along alleys needs to be 20 feet (measured from
the alley property line); and, any accessory dwelling adjacent to an alley needs to be set
back at least 5 feet from the alley property line. See strikcthmugh and bold type in Exhibit
E (Preliminary Plat) and Exhibit F (Conditional Use Permit) for changes and updates to the
staff recommendation.
D. Outstanding Issue(s) for City Council:
In accordance with the Planning & Zoning Commission's recommendation, the applicant
has submitted a revised preliminary plat that reflects the Commission's changes (revised
on 9-12-05).
E. Preliminary/Final Plat
1. Date of REVISED Preliminary Plat: 7-21-05 (Revised on 9-12-05)
2. Date of Site Plan: 2-15-05
3. Date of Landscape Plan: 2-14-05
F. Recommended Conditions of Approval (by Commission, if applicable)
See attached Exhibits E and F
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of Annexation and Zoning of 59.30 Acres from RUT (Ada County) to R-8
(Medium Density Residential) AND Preliminary Plat Approval of Two-Hundred-Forty-
Five (245) Single-Family Residential Lots and Twenty-Seven (27) Other/Common Lots
AND Conditional Use Permit Approval for a Planned Development Consisting of Single-
Family Attached and Detached Homes, Accessory Dwelling nits, and a Potential Day Care
on 59.30 Acres, with Reduced Building Setbacks, Reduced Minimum Lot Frontages,
Reduced Minimum Lot Sizes, Reduced Minimum House Sizes, and Increased Maximum
Block Length, for Crossfield Subdivision, by Packard Estates Development, LLc. The
Case No(s): AZ-05-015, PP-05-017, CUP-05-022
For the City Council Hearing Date of: October 4, 2005
A. Findings of Fact
1. Hearing Facts
a. A notice of a public hearing was published for two (2) consecutive weeks prior to
the City Council public hearing, the first publication appearing and written notice
mailed to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the property. The notice of public hearing before the
City Council was posted upon the property under consideration more than one week
before said hearing. All other noticing was done consistent with Idaho Code §67-
6509.
The matter was duly considered by the City Council at the October 4,2005, public
hearing(s). The applicant, affected property owners, and government subdivisions
providing services within the planning jurisdiction of the City of Meridian were
given full opportunity to express comments and submit evidence.
b.
c.
Written and oral testimony was received on this matter, as reflected in the records
of the City Clerk (for written testimony) and in the official meeting minutes (for
oral testimony).
The Planning and Zoning Commission conducted a public hearing and issued a
written recommendation on the subject matter to the City Council.
d.
The City Council heard and took oral and written testimony and duly considered the
evidence and the record in this matter.
2. Process Facts
a. There has been compliance with all notice and hearing requirements set forth in
Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-0I5 / PP-O5-017 / CUP-O5-022- PAGE 1 of 5
evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of
Posting filed with the staff report.
3. Application and Property Facts
a. In addition to the application and property facts noted in the staff report and the
Planning & Zoning Recommendation for the subject application(s), it is hereby
verified that the property owner(s) of record at the time of issuance of these
findings is Edmonds Groves Land Holdings, Inc.
4. Required Findings per Zoning and Subdivision Ordinance
a. See Exhibits G, H, and I for the findings required for these applications.
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land
Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. §67-
6503).
2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and
Development Ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof. The City of Meridian has, by ordinance, established the
Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was
adopted August 6, 2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code
§ 11-17-9.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning and Zoning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Legal Description in Exhibit A, the REVISED
Preliminary Plat dated July 21,2005 (Revised 9-12-05) as shown in Exhibit B, the Site
Plan dated February 15, 2005 as shown in Exhibit C, the Annexation and Zoning
Comments as shown in Exhibit D, the Preliminary Plat Site Specific and Standard
Conditions as shown in Exhibit E, and the CUP/PD Site Specific and Standard
Conditions as shown in Exhibit F. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-0 15 / PP-O5-017 / CUP-O5-022- PAGE 2 of 5
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary
Plat dated July 21, 2005 (Revised September 12, 2005) is hereby conditionally
approved;
2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated
February 15,2005 is hereby conditionally approved; and,
3. The Site Specific and Standard Conditions are as shown in Exhibits E and F.
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit shall be valid for a maximum period
of eighteen (18) months unless otherwise approved by the council. During this time,
the permit holder must commence the use as permitted in accordance with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
acquire building permits and commence construction of permanent footings or
structures on or in the ground. In this context "structures" shall include sewer and
water lines, streets or building construction. The applicant has specified in the
application and to the commission and council a construction schedule and completion
date for the project. If the completion date specified for the project is exceeded, the
conditional use application shall become null and void. However, the applicant may
submit an application for a time extension on the project for city council review. The
application for time extension shall be submitted at least thirty (30) days prior to the
deadline for completion ofthe project. For projects requiring platting, the final plat
must be recorded within this eighteen (18) month period. For projects with multiple
phases, the eighteen (18) month deadline shall apply to the first phase. In the event that
the development is made in successive contiguous segments or multiple phases, such
phases shall be constructed within successive intervals of one year from the original
date of approval by the council. If the successive phases are not submitted within one
year intervals, the conditional approval of the future phases shall be null and void.
(MCC 11-17-4.B.)
2.
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that after the date of approval of the preliminary plat, the owner or
developer shall have one year within which to file the request for approval of the final
plat. After approval of final plat, the owner or developer shall have one year to begin
construction of the public utilities and one year thereafter to complete construction of
those public facilities. (MCC 12-2-4.B & C.)
Notice of Final Action and Right to Regulatory Takings Analysis
E.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-015 / PP-O5-017 / CUP-O5-022- PAGE 3 of 5
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed
with the City Clerk not more than twenty-eight (28) days after the final decision
concerning the matter at issue. A request for a regulatory takings analysis will toll the
time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body ofthe City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Exhibits
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Legal Description
Approved Preliminary Plat (with conditions)
Site Plan (with conditions)
Annexation and Zoning Comments
Preliminary Plat Site Specific and Standard Conditions
CUPIPD Site Specific and Standard Conditions
Zoning Amendment Findings
Preliminary Plat Findings
CUPIPD Findings
By action of the City Council at its regular meeting held on the
,2005.
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED
COUNCIL MEMBER CHRISTINE DONNELL
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-015 / PP-O5~017 / CUP-O5-022- PAGE 4 of5
MA YOR TAMMY de WEERD
(TIE BREAKER)
VOTED
Mayor Tammy de Weerd
Attest:
William G. Berg,Jr., City Clerk
Copy served upon Applicant, The Planning and Zoning Department, Public Works Department
and City Attorney.
By:
City Clerk's Office
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-015 / PP-O5-017 / CUP-O5-022- PAGE 5 of5
EXHIBIT A
Crossfield Subdivision
AZ-05-015
Legal Description
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Œã. TEALEV'S LAND 2501 Bogu,. Øasln Rd. . 8oise./dahQ 83702
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Project No.: -2608
Date: February 16, 2005
DESCRIPTION
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PACKARD §.T~SÈtlC
RMUNrCH P C
A parcel of land being a portion of the East ~ NW ~ of SectJoo 1. T.3N"
R,1W, 8M. Meridian, Ada County, Idaho and more partiCUllllrfy desaibed as
follOWs:
COMMENCINq at a Brass Cap mañUng Ihe North X Corner of saki Section
1; Thence 81ong the North line of government lot 3 of said Section 1,
North 88"42.32" West 20.00 feet to Ihe POINT OF BEGfNNING: Thence
leaving said North Une, WId along a line being 20.00 fee( (20') Westerly of and
pa(¡ lef with the East line of Ii8Îd Govemmenllot 3,
South 00007'35. West 1340.75 feet to a point being on !he South line of said
Government lot 3; Thence ~Îng 5ðid parallel line, and along said South Une,
North 89"15'41)" West 644.63 feet 10 a point marking the Southwest Corner of
the East X. of said Government lot 3; T11ence leaving said South line, and along the
Ealt Une <:if the West X. of the BE X. NW Yo of said SeCtiG" 1,
SOUth OO~O5'33. West 1308.14 feet to a point being on the Nortt¡ Une of a
Certain Quit Claim deect on file under Instrument No" 100089634 In !he Office of the
Ada CoLlnty Recorder; Thence leaving said E~I line, and IlIong the North Ür:1e af
said Quit Claim deed,
North 89°27"28"lNest 344.94 feel to a point; Thence continuing,
North SSo27'OS" Wesl 370_05 feet to a point on the West Une of the West yz
or the SE X NW Y. of said Section 1, Thence leaving said North Une, and along the
West Une of the West % at the BE X NW Y. of said Section 1,
North 00"03'32" E$t 1150.71 feet to an iron pin being on the South Line of a
Certain Qull Claim deed on tile under Instrument No" 101004778 In the Office or the
Ada County Recorder; Thence leaving said West Una, and along the SOuth Line of
said QUit Claim deed,
Sovth 89"05'12'. East 9.45 feet to a point marking the Southea:st Comer of
MId Quit Claim deed; Thence leaving said South Una, and along the East line of
said Quit Claim deed,
North 00"39'13. East 132777 feet to a point being on the North line of said
Government Lot 3; Thence leaving said East Une, and along the North Line 01 said
Government lot 3,
South 88"42'32" East 1287.60 feet to the fOWT OF BEGlNNlNq;
Said Parcel Contains 58.30 Acres. more or !e$s.
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EXHIBIT B
Crossfield Subdivision
PP-05-017
Approved Preliminary Plat
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EXHIBIT C
Crossfield Subdivision
CUP-05-022
Site Plan
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EXHIBIT D
Crossfield Subdivision
AZ-05-015
Annexation and Zoning Comments
ANEXATION & ZONING FACTS AND COMMENTS
1. The annexation legal description submitted with the application (stamped by
Lawrence H. Koerner, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
4.
EXHIBIT E
Crossfield Subdivision
PP-05-017
Preliminary Plat Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS-PRELIMINARY PLAT
1. All comments and conditions of the accompanying Annexation and Zoning (AZ-
05-015) and Conditional Use Permit (CUP-05-022) application shall also be
considered conditions of the Preliminary Plat (PP-05-017). The preliminarv plat
prepared bv Ene:ineerine Solutions. LLP. dated Julv 21. 2005. is approved.
with the conditions listed herein.
2.
The area north Ðf Parkstone Streot and east of Blairmore Way shall not be allov/ed
to final plat uRtil one of the rollowing oeour: 1) ^ market analysis is performed to
see if Ron residential uses ean by supported in this area. If an aeecpted market
analysis determinøs that flon residefltial uses ean not be supported, then the
applieant should bø allowed to plat the area 'pith residential lots as proposed. If
the market analysis determines that additioRal nOfl residential uses can bø
supported, thøn the applicant shall be required to submit a new preliminary plat
and reZÐfle applieation for the North Parkstofle Arøa that includes non residefltial
use(s) and zoning eonsistent with the ComprehCflsivø Plan OR 2) Thø property to
the east has beøR appro'¡ød for døvelopmoot, thereèy providing collector road
access (V enable) for a nOR residoRtial uses. Tho applicant shall be røquired to
submit a flew preliminary plat afld røzone applicatioR for tho North Parkstono
Arøa that in eludes non residential \:1516(51) ana zoning consistent ',vith the
CompreheRsi','c PlaR. If \vithiR t'/,fO years of the first fiflal plat being røcorded on
this property, the property to the øast has not been approved for development f!lli!
a market study has not beon performed, then the applicant should be allowed to
plat thø area with residential lots as proposed. Based on the orieinal preliminarv
plat. Lots 2 - 20. Block 4. shall become one lot. with the exception of Lot 5.
which mav be on a separate lot.
To obtain a residential density closer to the target of eight dwellings per acre,
preliminary plat should be amended to designate at least 12 lots on the north side
ofW. Jasper Street that will be required to contain accessory dwelling units. At
least 10 says prior to the City Couflcil hcariflg, suBmit 10 full size and one 8.5" J(
11" copy of a re':ised prdimiflary plat to the City Clerk.
3.
The proposed alleys in Blocks 2, 5, 6, and 8, shall be constructed with a minimum
driving surface of at least 16-feet and shall either be located in 20-foot wide
common lots OR dedicated to ACHD.
The applicant shall elarify at the publie hearing how the seasonal high
ground'Nate[ will bø accounted f{)r and hew the lots will meøt the separation
requiremøn-ts of the b\:1ildiflg codø. Sewer and water systems shall be floodproofed
and approved by the District Health Department of the Department of Health and
Welfare. The main floor of buildings and structures shall be a minimum of one
foot above the elevation of the 1O0-year flood level. No basement floor shall be
below this one-foot safety margin. Foundations of all structures shall be designed
and constructed to withstand flood conditions at the site. Prior to signature of the
final plates), the applicant shall provide to the City an engineer's certification that
the above requirements have been fulfilled.
5.
Staff is concerned about the potential effects of high groundwater in the proposed
project area. Two significant waterways affect this property: the Creason Lateral
running through the center of this property and Five Mile Creek along the
southern boundary of this project. Conventional wisdom holds that the shallow
ground water table recedes once development occurs and agricultural irrigation
ceases and waterways are tiled. However, every year a number of homeowners
contact the Public Works Department regarding water in their crawl spaces in
developments that have been completely built out. Applicant's engineer will be
required to submit a signed, stamped statement certifying that all street finish
centerline elevations are set a minimum of three feet above the highest established
seasonal high groundwater elevation.
6.
Due to proposed development in a flood plain the applicant shall obtain a letter of
map revision from FEMA, which modifies the flood plain boundary to be
contained within the banks of Five Mile Creek, OR all buildings must comply
with MCC 10-6-5. Meridian City Code 10-6-5 outlines general standards for
building in a flood plain, this code includes but is not limited to the following:
a. All new construction shall be anchored to prevent flotation.
b. All building utility systems, including electrical, heating, ventilation,
plumbing, air conditioning, ductwork and other service facilities shall be
elevated above the BFE or otherwise protected so that floodwaters cannot
enter or accumulate within the system components during flood stage.
c. An adequate drainage system that removes floodwaters from the interior
of the crawl space, within a reasonable time after a flood event shall be
required for all homes with a below grade crawl space. The design of the
drainage plan shall be approved by the public works department prior to
the issuance of a building permit.
d. Applicants building below grade crawl spaces within the floodplain shall
be notified that flood insurance premiums will not be able to be
determined by agents using the NFIP flood insurance manual. They must
submit for a special rating under the "submit to rate process" by an
underwriter familiar with below grade crawl space construction.
e. The lowest finished floor area of the residential structures shall be
elevated to be no less than twelve inches (12") above the flood elevation.
7.
Due to relatively high existing groundwater levels, applicant shall submit a
Master Grading and Drainage plan as part of the development plans to be
submitted with each phase of this development. The Master Grading and Drainage
plan shall include at a minimum the following:
a.) Groundwater contours for this development at peak seasonal high
depth.
b.) Finish floor elevation for all houses in this development.
c.) Elevation of crawl space for all houses in this development.
d.) Finish grade elevation at each lot comer.
e.) Drainage flow patterns on all lots.
Applicant shall maintain a minimum of five ground water monitoring wells in
project, at locations approved by the Public Works Department. Applicant shall
continue monthly ground water monitoring for two years after final approval of
each phase and provide information to the Public Works Department.
If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed and submitted to Public Works and the Building
Department.
If slab-on-grade construction is utilized in conjunction with typical footings,
builders of each lot shall comply with all requirements contained in the
International Building Code regarding slab-on-grade construction. The builder of
each lot shall provide fill material gradation certification and a minimum of one
compaction testing report per 500 square feet of first floor area (including garage)
and provide such reports to the Meridian Building Department prior to
commencement of any framing.
The Master Grading and Drainage Plan must be approved by the Public Works
Department prior to overall plan approval. Builders must provide finish floor and
crawl space elevation certification for each house prior to issuance of certificate
of occupancy.
8.
Construct a 10-foot wide pathway in common Lots 5 and 9, Block 17, that tie into
, the existing multi-use pathway on the north side of the Five Mile Creek, as
proposed. Construct a 10-foot wide multi-use pathway along the Creason Lateral.
The applicant shall construct said pathway along the Creason Lateral from the
east property line (adjacent to Simunich 7 acres) to the west property line
(adjacent to the Kellogg 5.6 acres) so that it can be extended in both directions in
the future. The applicant shall work with the City Parks Department to acquire the
necessary approvals through the City's Master Pathway Agreement with the
Nampa Meridian Irrigation District (NMID). The applicant shall conform to the
Parks Department's standards for construction of the pathway. All landscaping
adjacent to the pathway must be maintained by the Home Owners' Association.
9.
Except for the Five Mile Creek and the Creason Lateral, all irrigation ditches,
laterals or canals, exclusive of natural waterways, intersecting, crossing or lying
11.
12.
adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-
13 (including the Flack Drain). Plans will need to be approved by the appropriate
irrigation and/or 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.
10.
A detailed fencing plan shall be submitted upon application of the final plat. The
applicant has proposed to construct a vinyl fence along the exterior boundary of
the subdivision. Ifpermanent fencing is not provided prior to issuance of building
pennits, temporary construction fencing to contain debris must be installed
around the perimeter prior to issuance of building permits. All fences shall taper
down to 3-feet maximum within 20 feet of all right-of-way. Fences adjacent to
pathways are recommended to be see-through. If solid fencing is used adjacent to
pathways it shall not exceed four feet in height. A note restricting fencing directly
adjacent to the multi-use pathways and micropaths shall be placed on the face of
all final plats containing pathways. All fencing shall be installed in accordance
with MCC 12-4-10.
Prior to signature of the final plat by the City Engineer, all buildings that span
across proposed lot lines and/or do not meet the setback requirements of the zone
and/or are not principally permitted buildings shall be removed, as proposed.
The submitted three-page landscape plan prepared by Harvest Design, Inc., dated
2-14-05 is approved as submitted, with the following modifications:
. Construct either a 25-foot wide landscape buffer OR a 30-foot wide landscape
buffer along Ustick Road. If the sidewalk for Ustick Road is constructed within
the right-of-way, the buffer shall be 25-feet. The width of the landscape buffer
shall be 30-feet if the sidewalk is constructed within the common lot. In
accordance with MCC 12-13-10, install one tree within said buffer for every 35-
feet of frontage on the Ustick Road right-of-way.
. In addition to sidewalk, construct a minimum lO-foot wide gravel shoulder along
Ustick Road and landscape the remaining portion of the right-of-way with lawn or
other ACHD approved groundcover.
. The applicant shall work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection and mitigation plan for the existing trees
on site.
. All micropaths within the proposed subdivision shall be designed in accordance
with MCC 12-13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian
Walkways." Micropath fencing shall be constructed per MCC 12-13-15-9.
. All areas being counted toward the open space requirement shall be free of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated
into the required open space are subject to Ordinance 12-13-14 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plan.
16.
17.
The proceeding modifications and notes should be shown on a revised landscape
plan submitted with the final plat application.
13.
The applicant has indicated that the Nampa-Meridian Irrigation District will own
and operate the pressurized irrigation system within this development.
Underground year-round pressurized irrigation must be provided to all lots within
this development. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. The applicant shall be
required to utilize any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary
water system shall be required. If a single-point connection is used, the developer
shall be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
14.
Maintenance of all common areas shall be the responsibility of the Crossfield
Homeowners' Association.
15.
Sanitary sewer for this development is being proposed via extensions of an
existing trunk line that is located in this property, and from stubs that are currently
under construction in Ustick Road. The sewer mains coming from Ustick Road
that are not in the ACHD right-of-way shall be centered in 20-foot wide
easements which shall be free from large landscaping and other fixed vertical
objects. If there are manholes out of the ACHD right-of-way, an all weather
access road shall be installed to Meridian Public Works Standards. Subdivision
designer to coordinate main sizing and routing with the Public Works
Department. Minimum cover over sanitary sewer mains is three feet as measured
from the top of the pipe to finish grade. If cover is less than three feet from sub-
grade to the top of pipe, alternate pipe materials shall be used per the Meridian
Public Works Department's Standard Specifications. Applicant shall execute City
of Meridian standard forms of easements, for any mains that are required to
provide service.
Municipal water to this site shall be via extensions from existing mains in Ustick
Road. The applicant shall provide an easement through common Lot 5 Block
17(as labeled on the preliminary plat dated 2/15/05), to allow for a future
connection to the main in NW 11 th Avenue. Applicant shall be responsible to
construct water mains to and through this proposed development, thereby making
them available to adjacent properties. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to
provide service.
In addition to the stub streets proposed, provide an additional stub street to the 7
acre parcel to the south from Sommersby Drive. No more than two stub street
extensions should be reQuired into the 7-acre property in the future.
2.
3.
4.
5.
18.
Other than the public street accesses approved by ACHD, direct lot access to
Ustick Road is prohibited.
GENERAL REOUIREM.E..NTS-~IMINA~Y PLAT
1. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
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.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation and 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.
OTHER AGENCY /DEPARTMENT COMMENTS & CONDITIONS
MERIDIAN PUBLIC WORKS DEPARTMENT
1. Street signs are to be in place, water system shall be approved and activated, fencing
shall be installed, drainage lots constructed, road base shall be approved by the Ada
County Highway District, and the Final Plat for this subdivision shall be recorded,
prior to applying for building permits.
2. 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.
3. 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.
4. 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.
5. Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
6. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
7. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
8. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. Compaction test results shall be submitted to the Meridian Building Department for
all building pads receiving engineered backfill, where footing would sit atop fill
material.
12. Any existing domestic wells and/or septic systems 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.
13. Please submit all updated groundwater and soils monitoring data to the Public Works
Department for review. Any drainage areas (detention and/or retention basins) must
be designed to ensure that water is retained only during 1O0-year storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage areas shall
not exceed 3: 1. Any portion of a drainage area not improved with sod or grass seed
(or other approved landscaping) shall not count towards the required open space area.
The project engineer should pay close attention to the results of field studies
determining the groundwater, soil type & and characteristics during the design and
construction phases. The engineer shall be required to certify that the street centerline
elevations are set a minimum of 3-feet above the highest established normal
groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces
of homes is at least I-foot above.
14. Two-hundred-fifty and 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.
15. Applicant's engineer shall 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.
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 Y2" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC
Section 509.5.
4. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
6. Operational fire hydrants, temporary or permanent street signs and access roads with
an all weather surface are required before combustible construction is brought on
site.
7. To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The two
entrances should be separated by no less than Yz the diagonal measurement of the
full development.
8. Building setbacks shall be per the International Building Code for one and two
story construction.
9. The proposed 245-10t subdivision with an estimated 2.9 residents per household
would have a total estimated population of 711 residents at build out.
10. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
11. Maintain a separation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the clubhouse prior to occupancy.
13. All aspects of the building systems (including exiting systems), processes & storage
practices of the chemicals for the pool shall be required to comply with the
International Fire Code.
14. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required
by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: Construction of the proposed pathway and/or trail
shall be coordinated with the Parks Department.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway
must connect from one major arterial to another, and either an easement or
ownership deed must be granted before the city will assume the maintenance of
any section of pathway.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department requests that open-vision fencing be constructed
along the Five Mile and Creason pathways.
CENTRAL DISTRICT HEALTH DEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design ofthe subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
NAMPA & MERIDIAN IRRIGATION DISTRICT
1. Nampa & Meridian Irrigation District requires that a Land Use Change
Application be filed, for review, prior to final platting.
2. All laterals and waste ways must be protected. The District's Five-Mile Drain
courses along the south boundary 0 this proposed project. The District's Creason
Lateral also courses through a portion of this proposed project. Theses easements
must be protected. Any encroachment without a signed license agreement and
approved plan, before any construction is started, is unacceptable.
3. All municipal surface drainage must be retained on site. If any municipal surface
drainage leaves the site, the Nampa & Meridian Irrigation District must review
drainage plans.
4. The developer must comply with Idaho Code 31-3805. It is recommended that
irrigation water be made available to all developments within the Nampa &
Meridian Irrigation District.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1.
Dedicate 48-feet of right-of-way from the centerline of Us tick Road abutting the
parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
Allow up to 30 business days to process the right-of-way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-way. OR
The applicant may dedicate 38-feet of right-of-way (with compensation) from the
centerline and provide a minimum 10- foot wide sidewalk easement.
2.
Construct a 5-foot wide detached sidewalk on Ustick Road abutting tlle site a
minimum of 41-feet from the centerline of the roadway. If the sidewalk is located
outside of the right-of-way provide a sidewalk easement.
3.
Construct all local streets as 36-foot street sections with curb, gutter, and 5-foot
wide concrete sidewalks within 50-feet of right-of-way.
4.
The main entrance roadway shall be constructed as a 36-foot wide residential
collector (vertical curb, gutter and sidewalk and sign for "NO PARKING" from
Ustick Road to Jasper Street, the second public street intersection off of Us tick
Road.
5.
Sidewalks are required on both sides of all of the new streets within the
subdivision. The sidewalks may be 5-foot wide attached sidewalks or 4-foot wide
detached sidewalks with a 5-foot wide landscape strip. Detached sidewalks may
be located in an easement.
6.
Locate the main entrance as proposed to intersect Ustick Road approximately
600-feet west of Venable Lane.
7.
Construct left and right turn lanes on Ustick Road at the main entrance.
Coordinate the length and design of the turn lanes with District staff. The
applicant wi11not be compensated for right-of-way required for the turn lanes.
8.
Construct stub streets to the east, south and west as proposed. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE." In addition, a stub street must meet the
following conditions: a) A stub street shall be designed to slope towards the street
intersection and drain surface water toward that intersection, unless a satisfactory
storm drain system is installed and b) The District may require appropriate
covenants guaranteeing that the stub street will remain :tree of obstructions.
9.
Extend all existing or proposed stub streets into the site as proposed.
10.
Islands shall be constructed a minimum of 4-feet wide with a minimum area of
100-square feet and designed to safely channel traffic. The roadway on either
side of the traffic island shall maintain a minimum of a 21- foot street section and
additional right-of-way shall be dedicated to accommodate the roadway section.
District policy also requires any proposed landscape islands/medians within the
public right-of-way dedicated by this plat shall be owned and maintained by a
homeowners association. Notes of this shall be required on the final plat. The
design shall be reviewed and approved by ACHD's Development staff.
11.
The proposed alleys may be constructed as public alleys, subject to all ACHD
policies.
12.
The future Daycare Facility driveways shall be reviewed and approved with a
future application.
9.
13.
Direct lot access to Ustick Road is prohibited and shall be noted on the final plat.
14.
Comply with all Standard Conditions of Approval.
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.
8.
Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
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.
11.
10.
No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
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.
EXHIBIT F
Crossfield Subdivision
CUP-05-022
CUP/PD Site Specific and Standard Conditions
SITE SPECIFIC CONDITIONS~CONDITIONAL USE PERMIT
1. The site plan prepared by Engineering Solutions, LLP, dated February 15, 2005,
is approved, with the conditions listed herein. Applicant shall meet all of the
requirements of the Annexation and Zoning (AZ-05-015) and Preliminary Plat
(PP-05-017) as a condition ofthe Conditional Use Permit (CUP-05-022).
2.
The project shall conform to the R-8 dimensional standards, except as follows:
. eSl en la u mil e ac s-
Detached (not Detached Attached
alley loaded) (alley loaded)
Front & Street Side (Living Space) 15 feet 12 feet 15 feet
Front or alley (Face of Garage)*** 20 feet ~ ~feet 20 feet
Rear 15 feet -l-& ML- feet 15 feet
(for primary
buildin2:
livin2: area)
& 5 feet for
accessory
dwellin!!
Interior Side* 5 feet 5 feet 0' feet one side, 5
feet opposite side
. Lot Size -
6,380, sq. ft. (minimum)(detached)
5,000 sq. ft,(minimum)(detached, patio home)
4,200 sq, ft.(minimum)(detached, alley loaded)
3,950 sq. ft.(minimum)
. Lot Frontage -
50 feet (minimum, detached)
34 feet (minimum, alley loaded)
40 feet (minimum, attached)
15 feet (cul-de-sac)**
. House Size - 1,300 sq. ft. (detached)
R .d fiB ild'
S tb k
* No additional setback per story
** Any lot with 20 feet or less of frontage shall be required to share a common driveway
with an adjacent lot(s).
*** Face of garage setbacks shall be measured from the property line or the back of
sidewalk for detached units and from the property line or the edge of the driving lane
for alley loaded units, whichever is more restrictive.
3.
As amenities for the subject planned development, construct: a 10-foot wide
asphalt pathway leading to the existing pathway along the Five Mile Creek; a 10-
foot wide pathway along the Creason Lateral; set aside 5.45 acres of common
areas; and construct a pool with restrooms and changing areas, a splash pad, and
play area within Lot 1, Block 12.
4.
Any future day care use on Lot 5, Block 4, shall be required to obtain separate
CUP approval.
5.
All detached lots shall be allowed to contain accessory dwellings (if an accessory
use permit is obtained). At a minimum, twelve of the lots within this development
shall contain accessory dwelling units.
6.
Construction within Crossfield Subdivision shall substantially comply with the 17
elevations submitted by the applicant. Construction materials used on the
structures shall be approved by the City of Meridian Building Department and in
accordance with the most recent Building Code.
OTHER AGENCY /DEPARTMENT COMMENTS & CONDITIONS
MERIDIAN PUBLIC WORKS DEPARTMENT
1. Street signs are to be in place, water system shall be approved and activated, fencing
shall be installed, drainage lots constructed, road base shall be approved by the Ada
County Highway District, and the Final Plat for this subdivision shall be recorded,
prior to applying for building permits.
2. 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.
3. 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.
4. 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.
5. Preliminary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
6. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
7. Applicant shall be responsible for application and compliance with and NPDES
Pennitting that may be required by the Environmental Protection Agency.
8. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. Compaction test results shall be submitted to the Meridian Building Department for
all building pads receiving engineered backfill, where footing would sit atop fill
material.
12. Any existing domestic wells and/or septic systems 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.
13. Please submit all updated groundwater and soils monitoring data to the Public Works
Department for review. Any drainage areas (detention and/or retention basins) must
be designed to ensure that water is retained only during 100-year storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage areas shall
not exceed 3: 1. Any portion of a drainage area not improved with sod or grass seed
(or other approved landscaping) shall not count towards the required open space area.
The project engineer should pay close attention to the results of field studies
determining the groundwater, soil type & and characteristics during the design and
construction phases. The engineer shall be required to certify that the street centerline
elevations are set a minimum of 3-feet above the highest established normal
groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces
of homes is at least I-foot above.
14. Two-hundred-fifty and 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.
15. Applicant's engineer shall 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.
MERIDIAN FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 500' apart. International Fire Code Appendix C
2. Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC
Section 509.5.
4. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside radius.
6. Operational fire hydrants, temporary or permanent street signs and access roads with
an all weather surface are required before combustible construction is brought on
site.
7. To increase emergency access to the site a minimum of two points of access will be
required for any portion of the project, which serves more than 50 homes. The two
entrances should be separated by no less than Y2 the diagonal measurement of the
full development.
8. Building setbacks shall be per the International Building Code for one and two
story construction.
9. The proposed 245-10t subdivision with an estimated 2.9 residents per household
would have a total estimated population of711 residents at build out.
10. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
11. Maintain a separation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the clubhouse prior to occupancy.
13. All aspects of the building systems (including exiting systems), processes & storage
practices of the chemicals for the pool shall be required to comply with the
International Fire Code.
14. Where a portion of the facility or building hereafter constructed or moved into or
within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire
apparatus access road, as measured by an approved route around the exterior of the
facility or building, on-site fire hydrants and mains shall be provided where required
by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3 .1.1 or 903.3.1.2, the
distance requirement shall be 600 feet (183 m).
MERIDIAN PARKS DEPARTMENT
1. Pathway and Trail standards: Construction of the proposed pathway and/or trail
shall be coordinated with the Parks Department.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway
must connect from one major arterial to another, and either an easement or
ownership deed must be granted before the city will assume the maintenance of
any section of pathway.
MERIDIAN POLICE DEPARTMENT
1. The Meridian Police Department requests that open-vision fencing be constructed
along the Five Mile and Creason pathways.
CENTRAL DISTRICT HEAL TO DEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
NAMPA & MERIDIAN IRRIGATION DISTRICT
1. Nampa & Meridian Irrigation District requires that a Land Use Change
Application be filed, for review, prior to final platting.
2. All laterals and waste ways must be protected. The District's Five-Mile Drain
courses along the south boundary 0 this proposed project. The District's Creason
Lateral also courses through a portion of this proposed project. Theses easements
must be protected. Any encroachment without a signed license agreement and
approved plan, before any construction is started, is unacceptable.
3. All municipal surface drainage must be retained on site. If any municipal surface
drainage leaves the site, the Nampa & Meridian Irrigation District must review
drainage plans.
4. The developer must comply with Idaho Code 31-3805. It is recommended that
irrigation water be made available to aU developments within the Nampa &
Meridian Irrigation District.
ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1.
Dedicate 48-feet of right-of-way from the centerline of Us tick Road abutting the
parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
Allow up to 30 business days to process the right-of-way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-way. OR
The applicant may dedicate 38-feet of right-of-way (with compensation) from the
centerline and provide a minimum 10-foot wide sidewalk easement.
2.
Construct a 5-foot wide detached sidewalk on Ustick Road abutting the site a
minimum of 41-feet from the centerline of the roadway. If the sidewalk is located
outside of the right-of-way provide a sidewalk easement.
3.
4.
5.
6.
7.
8.
9.
Construct all local streets as 36-foot street sections with curb, gutter, and 5-foot
wide concrete sidewalks within 50-feet of right-of-way.
The main entrance roadway shall be constructed as a 36-foot wide residential
collector (vertical curb, gutter and sidewalk and sign for "NO PARKING" from
Ustick Road to Jasper Street, the second public street intersection off of Us tick
Road.
Sidewalks are required on both sides of all of the new streets within the
subdivision. The sidewalks may be 5-foot wide attached sidewalks or 4-foot wide
detached sidewalks with a 5-foot wide landscape strip. Detached sidewalks may
be located in an easement.
Locate the main entrance as proposed to intersect Ustick Road approximately
600-feet west of Venable Lane.
Construct left and right turn lanes on Ustick Road at the main entrance.
Coordinate the length and design of the turn lanes with District staff. The
applicant will not be compensated for right-of-way required for the turn lanes.
Construct stub streets to the east, south and west as proposed. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE." In addition, a stub street must meet the
following conditions: a) A stub street shall be designed to slope towards the street
intersection and drain surface water toward that intersection, unless a satisfactory
storm drain system is installed and b) The District may require appropriate
covenants guaranteeing that the stub street will remain free of obstructions.
Extend all existing or proposed stub streets into the site as proposed.
10.
Islands shall be constructed a minimum of 4-feet wide with a minimum area of
100-square feet and designed to safely channel traffic. The roadway on either
side of the traffic island shall maintain a minimum of a 21- foot street section and
additional right-of-way shall be dedicated to accommodate the roadway section.
District policy also requires any proposed landscape islands/medians within the
public right-of-way dedicated by this plat shall be owned and maintained by a
homeowners association. Notes ofthis shall be required on the final plat. The
design shall be reviewed and approved by ACHD's Development staff.
11.
The proposed alleys may be constructed as public alleys, subject to all ACHD
policies.
12.
The future Daycare Facility driveways shall be reviewed and approved with a
future application.
9.
13.
Direct lot access to Ustick Road is prohibited and shall be noted on the final plat.
14.
Comply with all Standard Conditions of Approval.
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 of the Ada County Highway District prior to District
approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #200, also known as Ada County Highway District
Road Impact Fee Ordinance.
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.
11.
10.
No change in the terms and conditions ofthis 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.
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.
EXHIBIT G
Crossfield Subdivision
AZ-05-015
Zoning Amendment Findings
According to Meridian City Code (MCC) 11-15-11, General Standards Applicable to
Zoning Amendments, both the Planning & Zoning Commission and Council are required
"to review the particular facts and circumstances of each proposed zoning amendment in
terms of the following standards and shall find adequate evidence answering the
following questions about the proposed zoning amendment. "
Thefollowing is the list of standards found in 11-15-11 and analysis:
A.
Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
The subject property is located in the heart of a Mixed UselNeighborhood Center
designation on the Comprehensive Plan Future Land Use Map. The 2002
Comprehensive Plan Future Land Use Map designates approximately half of this
property as 'Mixed Use - Community' with a Neighborhood Center. The purpose
of this designation is "to provide a blend of high-density residential, small-scale
commercial, entertainment, office and open space uses that are geared to serve all
residents within a one to two square mile area. The developments are encouraged
to be designed according to the conceptual neighborhood center plan depicted in
Figure VII-3. The purpose of these centers is to create a centralized, pedestrian-
oriented, identifiable and day-to-day service oriented focal point for neighborhood
districts. The centers should offer an internal circulation system that connects with
adjacent neighborhoods or regional pathway(s). They will also serve as public
transit locations for future park-and-ride lots, bus stops, shuttle bus stops or other
alternative modes of transportation." (See Chapter VII, pg. 95.)
During preliminary discussions with the applicant's representative, City staff
encouraged the applicant to include other, non-residential uses consistent with the
Comprehensive Plan within the development. Although the applicant has included
several of the key concepts of a neighborhood center in the design (short blocks,
interconnectivity, transitional densities, transitional housing types, alleys, gridded
street pattern, open space, etc.), City Council does not believe that the project
fully complies with the intent of a mixed use area as described in the
Comprehensive Plan. After detailed evaluation of the purpose statement. policies.
design standards. and obiectives for mixed use areas. City Council does not
believe that the original plat complies with the Comprehensive Plan. and is
requiring that the northeast 5-acres be platted as one lot (see below).
City Council recommends that the applicant delay developing the lots north of
Parkstone Street until either the parcel on the east side of Venable Lane develops.
an acceptable market study concludes that additional non-residential uses are not
needed in the northern portion of the City. or two years has passed. City Council
believes that the City should adopt the following course of action regarding
development of the North Parkstone Area. The area north of Parkstone Street
(approximately) should not be allowed to final plat until one of the following
occur: 1) A market analysis is performed to see if non-residential uses can be
supported in this area. If the market analysis determines that non-residential uses
can not be supported, then the applicant should be allowed to plat the area with
residential lots as proposed. If the market analysis determines that additional non-
residential uses can be supported, then the applicant should be required to submit
a new preliminary plat and rezone application for the North Parkstone Area that
includes non-residential use(s) consistent with the Comprehensive Plan. 2) The
property to the east has been approved for development, thereby providing
collector road access for a non-residential uses. The applicant should be required
to submit a new preliminary plat and rezone application for the North Parkstone
Area that includes non-residential use(s) consistent with the Comprehensive Plan.
If within two years of the first final plat being recorded on this property, the
property to the east has not been approved for development and a market study
has not been performed, then the applicant should be allowed to plat the area with
residential lots as proposed.
The remainder portion (the southern half) of the subject site is designated
'Medium Density Residential' on the Comprehensive Plan Future Land Use Map.
In Chapter VII of the Comprehensive Plan, medium density is defined as areas
including single-family homes at densities of three to eight dwelling units per
acre. The overall proposed density of 4.13 dwelling units/acre is within the target
density for this area.
City Council also finds the following 2002 Comprehensive Plan text policies to be
applicable to this application (analysis is in italics below policy):
Mixed Use Area Comp Plan Policies (taken from Chapter VII)
. "All development proposed in these areas will require approval as planned
developments under the Conditional Use Pennit application process. In these
locations, the developer has the option to develop either a neighborhood
center in conformance with the City's neighborhood center design ordinance,
or develop a conventional mixed use project."
A CUP application accompanies the annexation and zoning request, which
fulfills the first part of this policy. To date, the City has not adopted a
neighborhood center design ordinance. This application is being processed as
a "conventional mixed use project. " (See next bullet.)
.
"If developing a conventional mixed use project, four specific design elements
must be incorporated into the development: a) street connectivity, b) open
space, c) pathways, and d) density, not below eight (8) dwelling units per
acre. "
a) Street Connectivity: The development proposes to connect the
development with Ustick Road with a single public street, Blairmore Way.
There are several other public streets and alleys that are all
interconnected to each other and adjacent parcels.
b) Oven Space: The applicant is proposing to construct a 1.8 acre
neighborhood park and set aside approximately nine percent of the site for
open space. The Comprehensive Plan is not more explicit with regard to
open space, other than it must be provided somewhere within
neighborhood centers.
c) Pathwavs: Two public pathways are calledfor in this area on the Future
Land Use Map as part of the regional system. One multi-use pathway is
shown along the Five Mile Creek and another is shown along the Creason
Lateral. The multi-use pathway along the Five Mile Creek currently exists
adjacent to this site. The applicant is proposing to construct a 10-joot
wide asphalt path to tie in with the existing path along the Five Mile
Creek. A public pedestrian pathway is proposed along the north side of
the Creason Lateral in Salisbury Subdivision. This pathway will connect
to the previously approved pathway along the Creason in Clearbrook
Estates. The applicant is proposing to construct their portion of the
Creason pathway on the south side of the lateral as only 5-joot wide. In
accordance with the Future Land Use Map and the subject finding, City
Council believes that a 10-foot wide multi-use pathway should be
constructed along the Creason Lateralfrom the east property line to the
west. (See Special Considerations in the Preliminary Plat section for more
discussion.)
d) Densitv: The overall density of this project is 4.13 dwelling units per acre
(gross) (not including accessory dwelling units). The residential portion of
the project that is within the mixed use area is below the 8 dwelling units
per acre target density. Although the density is below the target, most of
the proposed lots are between 4,400 and 6,000 square-feet. City Council is
supportive of the proposed density.
.
"The following standards will serve as guidelines for development of the
neighborhood center areas:
a.
b.
c.
Most blocks are 300' maximum, similar to Old Town.
Larger blocks along arterial streets and for traffic calming.
Neighborhood Center Commercial area is located at the Y2 mile,
not at arterial intersections.
Schools are located mid-section, with frontage along a collector
street.
Interconnected circulation that is convenient for automobiles,
pedestrians, and transit.
d.
e.
f.
g.
h.
Variety of housing choices.
Housing is arranged in a radiating pattern oflessening densities.
Transition between different housing types or densities at alleys.
Residents can access neighborhood commercial services without
being forced onto arterial streets.
Facilitates more efficient transportation along arterials.
Grid street pattern within the neighborhood allows traffic to
disperse, eases congestion, slows traffic, and is safer for residents.
Connects to and integrates with the larger street and pathway
system.
Reduced right-of-way widths are encouraged.
Open space must be provided.
Unless a Specific Area Plan has been adopted, Neighborhood
Centers must be developed under a Planned Development/CUP
application. "
1.
J.
k.
I.
m.
n.
o.
Exceptior the commercial component (standards He" and Hi" above), City
Council finds that the proposed development generally complies with the
design standards of a neighborhood center.
(See Chapter VIl,pgs. 97w98,/or the above-mentioned mixed-use policies.)
.
"Require that development projects have planned for the provision of all
public services" (Chapter VII, Goal III, Objective A, Action items 1 and 4)
On April 29, 2005, a joint agency and department comments meeting was held
with representatives of key service providers to this property. In that meeting
no deficiencies of public services to serve this property were raised.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended
Approach" from the National Center for Bicycling and Walking in all land use
decisions." (Chapter VI, Goal II, Obj. A, #3)
This publication encourages jurisdictions to establish bikeway and walkway
facilities in new construction and reconstruction projects, in a manner that is
safe, accessible and convenient.
.
"Restrict curb cuts and access points on collectors and arterial streets."
(Chapter VII, Goal IV, Objective D, Action item 2)
The applicant is only proposing one access point to Ustick Road, an arterial
roadway. The location of the proposed Blairmore Way intersection of Ustick
Road meets A CHD 's requirements for location.
.
"Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile,
South Slough, and Jackson and Evans drainages) throughout commercial,
industrial and residential areas." (Chapter V, Goal 1, Objective A, Action item
11)
The Five Mile Creek and the Creason Lateral course through this site. The
applicant is proposing to pipe the Creason Lateral. City Council believes that
the creeks should be protected and enhanced by leaving them open and
constructing pathways adjacent to them (see Site Specific Condition #9).
.
"Require appropriate landscape and buffers along transportation corridors
(setback, vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV,
Objective D, Action item 4)
The applicant is proposing to construct a 25-foot wide landscape berm along
Ustick Road. City Council is supportive of these widths, as long as the entire
buffer lies outside the ultimate right-of-way, and the sidewalk is located
outside of the 25-foot wide buffer (or increase buffer to 30-feet). See Site
Specific Condition #12 in the Preliminary Plat section.
City Council finds that except for the northeast portion of the subject
development. the project ,?enerallv conforms to the pUYf)ose statements and intent
of the Comprehensive Plan. City Council also finds that the proposed uses
(sin,?le-familv homes and a potential davcare) will be 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;
If the concurrent preliminary plat and conditional use permit applications are
approved, City Council does not believe that the applicant intends to rezone the
property in the future. However, City Council recommends that approximately 5-
acres of the site be held out from being final platted so the City can further
analyze if future commercial/office/entertainment uses, as called for in the
Comprehensive Plan, are appropriate in this area. Once there is a residential
housing base established in this area that can support non-residential uses, this
area may be rezoned to be consistent with the Comprehensive Plan (non-
residential).
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
City Council finds that the proposed single-family development could be allowed
within the requested R-8 zone, if the accompanying Conditional Use Permit for a
Planned Development is also approved. Because the potential day care lies within
E.
a mixed use area on the Comprehensive Plan Future Land Use Map, a CUP will
be required in the future.
D.
Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
City Council finds that a substantial portion of the land to the south, southeast and
southwest have been developed (or approved for development) in a manner
similar to the proposed subdivision, with single-family dwelling units. Meridian
Park, Meadowview and Waterbury Park, all have lot sizes similar to the detached
lots proposed in Crossfield.
There have been no recent street improvements in the area. Further, Ustick Road
is not currently scheduled within ACHD's Five Year Work Program and is not
within the Capital Improvements Plan (CIP) for roadway widening.
This development is currently serviceable by the City of Meridian's sanitary
sewer system. Sewer service for this development will be via extension of trunk
lines located in this property and also mains that are currently under construction
in Ustick road. Water is available in Ustick Road. Other urban services are near
to this site and the applicant should be able to extend such services to the site.
City Council finds that the subject site is proposed for development in a fashion
similar to other properties in the area.
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
The applicant has submitted 17 pictures of how the proposed single-family homes
will look. The pictures of the alley loaded homes and patio homes differ from the
design of existing residences in this area. However, if the homes are constructed
in substantial compliance with the submitted pictures, City Council believes the
homes will be harmonious and appropriate in appearance to the existing and
intended residential stock in this area. The existing character of the area will, and
is, currently changing. This development will set the tone for how the rest of the
area on the south side of Ustick Road designated for a mixed use neighborhood
center develops, or does not develop. City Council finds that if the northeast
portion of this site is not developed with single-family detached units at this time.
the proposed R-8 zoning and subsequent residential use proposed with the
concurrent preliminary plat will be harmonious and appropriate to the intended
character of the vicinity. However. if this development is approved as proposed.
City Council finds that it will sÜmificantly change not only the existing character
of the area. but will also change the intended character of the vicinity. as noted on
the Future Land Use Map in the Comprehensive Plan.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Due to other existing and proposed uses near the site, City Council does not
anticipate that the proposed zoning or uses will be physically hazardous to future
or existing uses or neighbors in the area. City Council recommends that the
Commission and Council rely on City Council analysis, comments from other
agencies, and public testimony to determine whether the proposed use will be
disturbing or hazardous to the existing neighboring uses and future expected uses
in this vicinity.
G.
Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Sewer service for this development will be via extension of trunk lines located in
this property and also mains that are currently under construction in Ustick road.
Water is available in Ustick Road. Other urban services are near to this site and
the applicant should be able to extend such services to the site. The applicant
shall be responsible for the extension of utilities to and through this proposed
development. Sizing and routing shall be coordinated with the Public Works
Department.
The applicant and/or future property owners will be required to pay park and
highway impact fees as well as construct on-site storm water drainage facilities.
This item was approved by the ACHD Commission on May 18,2005. No
significant changes were made to the plat by the ACHD; all internal roads are
required to be a minimum of 36 feet wide.
On April 29, 2005, a joint agency and department comments meeting was held
with representatives of key service providers to this property. Several comments
were received from multiple departments. The detailed comments and conditions
from the Fire Department, Police Department, and other agencies and departments
are at the end of this report. Based on the comments received from other agencies
and departments, City Council finds that the public services listed above can be
made available to accommodate the proposed development. The Commission and
Council reference any and all written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this project.
J.
H.
Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
If approved, the developer will be financing the extension of sewer, water, public
street infrastructure, utilities and irrigation services to serve the project. The
primary public costs to serve the future residents will be fire, police, school
facilities and services. City Council finds there will not be excessive additional
requirements at public cost and this development will not be detrimental to the
economic welfare of the community.
I.
Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
The most recent traffic count for Ustick Road west of Meridian Road is 10,800
ADT. A traffic impact study was prepared by Washington Group International for
this development. This traffic study anticipates that 1,923 vehicle trips per day
will be generated at full build out. Based on the traffic study, left and right turn
lanes on Ustick Road are warranted near the Blairmore Way entrance into the
development. City Council recognizes that traffic and noise will increase with the
approval of a development on this site; however, City Council does not believe
that the amount generated will be detrimental to the general welfare of the public.
Further, City Council does not anticipate that annexation and development in
accordance with current city code and the Comprehensive Plan will create
excessive noise, smoke, fumes, glare, or odors. City Council further finds that if
all of this property were to develop with only single-family dwellings before a
market study can analyze the appropriateness of non-residential in this area, the
proposed residential zoning and uses may be detrimental to people, property
and/or the general welfare of the area. However, if the property east of Blairmore
Way and north of Parkstone Street (approximately) is not developed right away,
the subject applications should not adversely affect any person or property.
Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
The applicant is proposing to construct one public street entrance into the site
from Ustick Road. The proposed public street entrance to Ustick Road (Blairmore
Way) offsets Venable Lane by approximately 600-feet. If the public streets and
alleys are approved and constructed in accordance with ACHD and the City's
policies, City Council does not believe that the subdivision will create
interference with traffic on the surrounding public streets. Please review any
comments from ACHD for this project for additional information regarding this
finding.
L.
K.
Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
City Council finds that there are some large existing trees on this site. Any
existing trees larger than 4" caliper that are removed shall be mitigated for, as
determined by the City Arborist (MCC 12-13-13). The applicant should work
with the City Arborist, Elroy Huff, on designing and implementing a
protection/mitigation plan. If any trees are deemed to be a hazard, diseased or
dying by the City Arborist, prior to removal, mitigation will not be required for
those trees.
The applicant is proposing to leave the Five Mile Creek open and is proposing to
pipe the Creason Lateral abutting the site. City Council believes that the Five Mile
Creek and the Creason Lateral are scenic features that should be protected.
City Council. finds that the proposed annexation and zoning should not result in
the loss or damage of any natural or scenic features, as long as the existing trees
are protected or mitigated and the Five Mile Creek and Creason Lateratare
protected in manner that does not negatively impact their beauty. City Council is
not aware of any other natural or scenic feature(s) that would be lost, damaged or
destroyed by allowing this site to be annexed, zoned and developed with
residential uses.
Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
In accordance with the findinfls listed above. Citv Council finds that the
annexation and zonin,? of this propertv would be in the best interest of the City.
with the changes to the concurrent preliminary vlat and conditional use permit
noted.
EXHIBIT H
Crossfield Subdivision
PP-05-017
Preliminary Plat Findings
Meridian City Code (MCC) 12-3-3 1.2 and 12-3-5 D read as follows: "In detennining the
acceptance of a proposed subdivision, the Commission/Council shall consider the
objectives of this title and at least the following:
A.
The conformance of the subdivision with the Comprehensive Development
Plan;
Please see Zoning Amendment Findings "A".
B.
The availability of public services to accommodate the proposed
development;
Please see Zoning Amendment Findings "G".
c.
The continuity of the proposed development with the capital improvement
program;
Because the developer will be required to install sewer, water, and utilities for the
development at their cost, staff finds that a development on this property will not
require the expenditure of capital improvement funds.
D.
The public financial capability of supporting services for the proposed
development;
The development will not require major expenditures for providing supporting
services. The Commission and Council rely upon comments submitted from the
public service providers (i.e. police, fire, ACHD, etc.) to determine this finding.
(See finding "G" under Zoning Amendment Findings, and the Agency Comments
and Conditions for more detail.)
E.
The other health, safety or environmental problems that may be brought to
the Commission's attention.
City Council finds that there should not be any health, safety or environmental
problems associated with this subdivision; no hazardous natural features have
been identified on the site. ACHD considers road safety issues in their analysis.
D.
E.
EXHIBIT I
Crossfield Subdivision
CUP-OS-022
CUP/PD Findings
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
A.
That the site is large enough to accommodate the proposed use and all yards,
open spaces, parking, landscaping and other features as may be required by
this ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from
the standard street frontage requirement, lot size requirement, setbacks, house size
and maximum block length, established by Meridian City Code.
City Council finds that the subject property is large enough to accommodate the
requested use and all other required features. Although the site is large enough to
accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards.
B.
That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of
this Ordinance;
c.
Please see Annexation & Zoning Analysis "A".
That the design, construction, operation, and maintenance will be compatible
with other uses in the general neighborhood and with the existing or
intended character of the general vicinity and that such use will not adversely
change the essential character of the same area;
Please see Annexation & Zoning Analysis "E".
That the proposed use, if it complies with all conditions of the approval
imposed, will not adversely affect other property in the vicinity;
If the applicant complies with all conditions of approval, City Council finds that
the proposed use will not adversely affect other properties in the vicinity.
That the proposed use will be served adequately by essential public facilities
and services such as highways, street, police, and fire protection, drainage
structures, refuse disposal, water, sewer or that the person responsible for
the establishment of proposed conditional use shall be able to provide
I.
adequately any such services;
Please see Annexation & Zoning Analysis "G" and "H", the Other Agency and
Department Comments and Conditions, and any comments that may be submitted
to the City Clerk regarding this project.
F.
That the proposed use will not create excessive additional requirements at
public cost for public facilities and services and will not be detrimental to the
economic welfare of the community;
Please see Annexation & Zoning Analysis "H".
G.
That the proposed use will not involve activities or processes, materials,
equipment, and conditions of operation that will be detrimental to any
persons, property, or general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Please see Annexation and Zoning Analysis "I".
H.
That the proposed use will have vehicular approaches to the property which
shall be so designed as not to create an interference with traffic on
surrounding public streets;
Please see Annexation & Zoning Analysis "J".
That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance.
Please see Annexation & Zoning Analysis "K".