HomeMy WebLinkAboutBreinholt Subdivision AZ
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AZ 05-037
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Richard & Susan Breinholt
September 1, 2005
ITEM NO.
16
REQUEST Annexation and Zoning of 3.57 acres from R-l to R-8 zone for Breinholt
Subdivision - 2580 North Meridian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SffiLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of PosIng
contacted:~~SJJA~,-~hate: ~/"3£)loç Phone:, <ifg-:J2' 9 5?
Emailed: Staff Initials: ~ ~
Materials presented at public meetings shall become property of the City of ~eridian. ~/; q,
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884--5533
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 9/1/2005
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FROM:
SUBJECT:
Planning & Zoning Commission
Joseph Guenther, Associate City Planner
Breinholt Subdivision
. PP-05-036
Preliminary plat proposal including 22 buildable lots and 4 other/common
. AZ-05-037
Annexation and zoning of 3.57 acres from RUT (Ada County) to
R-8 (Medium Density Residential)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, J. Reese Leavitt of Leavitt & Associates, has applied for Annexation and Zoning (AZ) and
Preliminary Plat (PP) approval of 22 building lots and 3 common/other lots on 3.57 acres. The site is
located on the east side of Meridian Road approximately one-half of a mile north of Fairview Avenue.
This site is currently rural residential with one single family residential building and accessory buildings.
The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ and PP)
were submitted to the Planning & Zoning Department for concurrent review. Staff has provided a
detailed analysis and recommended conditions of approval for the requested annexation and zoning,
preliminary plat, and variance applications below. Staff is recommending approval of the proposal dated
July 11,2005, amended July 20,2005 for Breinholt Subdivision submitted as AZ-05-037 and PP-05-036
with the conditions of approval as outlined in this report.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2580 N Meridian Road / east side of Meridian Road, 2500 feet north of Fairview Avenue.
3NlE06
b. Owner:
Richard and Susan Brienho!t
1976 Star Lane
Meridian, Idaho 83642
c. Applicant:
J. Reese Leavitt
Leavitt & Associates, Inc
1324 151 Street south
Nampa, Idaho, 83651
d. Representative:
e. Present Zoning:
1. Reese Leavitt, Leavitt & Associates Inc.
COUNTY RUT
Breinholt Subdivision
AZ-O5-037/PP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: Twenty-two building lots in a pseudo-infill situation
where Fothergill Pointe Subdivision Number 1 is east of the site, Fothergill Pointe Subdivision Number 1
is south of the site and Highgate Subdivision is north ofthe site and across the South Slough. The
applicant's request is consistent with the road layout and access restrictions of Meridian Road and the
South Slough east and north of the site.
h. Date of preliminary plat (attached as Exhibit AI):
July 13, 2005
i. Applicant's Statement/Justification: J. Reese Leavitt, Leavitt & Associates Inc. has submitted a
Letter of Intent with the application, dated July 12 for the AZ and PP. The applicant states that the
request is consistent with the Comprehensive PIan and will benefit the public interest by providing a
diverse housing type.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: August 15th and August 20th 2005
d. Radius notices mailed to properties within 300 feet on: August 5, 2005
e. Applicant posted notice on site by: August 19,2005
S. LAND USE
a. Existing Land Use(s): Single Family Residential- Agricultural
b. Description of Character of Surrounding Area: Transitional Agriculture to Single-Family
Residential
c. Adjacent Land Use and Zoning
1. North: Highgate Subdivision R-8, Unincorporated ADA County RUT
2. East: Fothergill Pointe Subdivision 1, R-8
3. South: FothergillPointe Subdivision 1, R-8
4. West: South Slough, Waterbury Park Sub R-8
d. History of Previous Actions: N/ A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Richter Ave
Location of water: Richter Ave
Issues or concerns: none ident~fied
2. Vegetation:
Agricultural and riparian
3. Flood plain: South Slough
Breinholt Subdivision
AZ-05-037fPP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. CanalslDitches Irrigation: South Slough
5. Hazards: South Slough
6. Proposed Zoning: R-8
7. Size of Property: 3.57 acres
8. Description of Use: Single Family Residential
f. Subdivision Plat Information
1. Residential Lots: 22
2. Non-residential Lots: N/ A
3. Total Building Lots: 25
4. Common Lots: 3 lots at 14,290 square feet
5. Other Lots: Existing residence and out buildings to be removed
6. Total Lots: 25
7. Open Lots: N/A
8. Residential Area: 5.61 acres
9. Gross Density: 6.17 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet on Meridian Road required (minor arterial); applicant
has shown 25 feet on Preliminary Plat.
2. Width of multi-use pathway lots: the applicant has incorporated the 25 feet required
street buffer with the required 15 feet multiuse pathway lot along the south side of the
South Slough, as shown by proposed lot 20 Block 1
3. Percentage of site as open space (14290 square feet): 5% is required, 9.2% was
provided in Common Lot 20, Block 1. Common lots 1 ofBlock 3 and Block 4. Street buffers of Lot 21
Block 1 were not included in this calculation.
h. Proposed and Required Residential Standards- No modifications to the R.8 bulk standards are
being requested.
Setbacks Proposed Required
attached! detached attached! detached
Front 20 20
Street side 20/15 20/15
Side 0/5 0/5
Rear 15 15
Frontage 40/65 40/65
Lot Size 4001/6514 min sq. feet 4000/6500
PLEASE NOTE: The applicant has not submitted a Planned Development
application; therefore all setbacks and dimensional standards are to be per the R-8
zone.
Breinholt Subdivision
AZ-05-037IPP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
A connection to Meridian Road has not been recommended by ACHD (see ACHD Staff Report) and the
internal streets will be public. The applicant has connected to the first three stub streets located at the
south portion of the property for internal circulation and is proposing thru-street connection for the
eastern most stub streetfor the undeveloped property north of the site which will be developed in the
future.
For a detailed report on the public streets and access points to public streets, please the attached
Staff has included all ACHD comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
6. AGENCY COMMENTS MEETING On August 12, 2005 staff held an agency comments
meeting. Staff has included all comments and recommended actions as Conditions of Approval from the
meeting attached as Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The following Comprehensive Plan policies support this proposal:
.
Require that development projects have planned for the provlslOn of all public
services (Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services
to the subject properties. The City of Meridian plans to provide municipal services to
the lands proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian
Rural Fire District. Once annexed the lands will be under the jurisdiction
of the Meridian City Fire Department, who currently shares resource and
personnel with the Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County
Sheriff's Office. Once annexed the lands will be serviced by the Meridian
Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service
will not change.
The subject lands are currently serviced by the Meridian School District
#2. This service will not change.
The subject lands are currently serviced by the Meridian Library District.
This service will not change and the Meridian Library District should
suffer no revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building
Department, the Meridian Public Works Department, the Meridian Water
Department, the Meridian Wastewater Department, the Meridian Planning and
Zoning Department, Meridian Utility Billing Services, and Sanitary Services
Company.
Breinholt Subdivision
AZ-05-037/PP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
Protect existing residential properties from incompatible land use development on
adjacent parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density
residential uses on the Comprehensive Plan Future Land Use Map.
.
Support a variety of residential categories (low-, medium-, and high-density single
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities
(Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Medium-Density Residential on the Future Land
Use Map which identifies this area as an appropriate area for medium-density
residential development. This proposal meets the Comprehensive Plan definition of
medium-density, with a gross density of 6.17 dwelling units per acre.
.
Require street connections between subdivisions at regular intervals to enhance
connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The street connections provided ¡rom Fothergill Pointe Subdivision have been
connected as planned (see ACHD report for details). This subdivision is one of the
last infill development in the near vicinity and will not be required to stub to adjacent
properties as there is no further development expected at the boundaries of this
development.
.
Preserve, protect, enhance, and utilize our natural resources in Meridian and
surrounding areas. Preserve and conserve our waterways, wetlands, wildlife habitat,
and other natural resources. (Chapter V, Goal I, Objective A)
There are no distinguishable natural features at this location. Staff feels the open
fencing and maintenance free of noxious materials will enhance the surrounding
area. Wetlands, and alternate natural resources are absent from this site and the
subject property has designed the common/open space around preserving some open
space for drainage management, riparian revitalization on the South Slough, and
incorporation of the multi-use pathway.
Develop policies and incentives to encourage infill and contiguous development.
(Chapter V Goal I Objective A Action 8)
The applicant has requested a slightly higher density relative to the immediate
vicinity. The applicant has continued the plans for development and the proposal
meets the agencies expectations with preservation of the waterway and connections to
existing stub streets.
Offer a diversity of housing types for a greater range of choice. Encourage quality
housing project for all economic levels in a variety of areas. (Chapter VII Goal V
Objective A)
.
.
Breinholt Subdivision
AZ-05-037/PP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
The anticipated products for the site will be single family residences available to
individual buyers who are seeking a medium-small lot closer to the urban center.
Support infill of random vacant lots in substantially developed, single-family areas at
densities similar to sUITounding development. Increased densities on random vacant
lots should be considered if: Development of uses other than single-family structures
are compatible with surrounding development as it complies with the current
comprehensive plan. (Chapter VII Goal V Objective A Action 10)
The proposed density, size of lots and unique roadway design will allow for a denser
proposal with standard sized lots, not requiring special circumstances.
.
Apply design and perfonnance standards to infilling development in order to reduce
adverse impacts upon existing adjacent development. (Chapter VII Goal V Objective
A Action 11)
Staff does not foresee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will be removed and the
size, number, and quality of the houses is similar in nature to the surrounding
developments that the proposal should be indistinguishable upon build out. Attached
products were utilized in the development of Highgate Subdivision along Meridian
Road immediately north of the site.
Staff finds that the proposed R-8 zoning designation is hannonious with and in
accordance with the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2~llists single family residential
dwellings as permitted use in the R-8 zoning district.
b. Purpose Statement of Zone:
R~8 Medium Density Residential District; The purpose of the R-8 district is to permit
the establishment of single- and two~family dwellings at a density not exceeding eight
(8) Dwelling units per acre. This district delineates those areas where such development
has or is likely to occur in accord with the comprehensive plan of the city and is also
designed to permit the conversion of large homes into two-family dwellings in well-
established neighborhoods of comparable land use. Connection to the municipal water
and sewer systems of the city is required.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed townhouse residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. The annexation legal description submitted with the application (stamped on July 12,
2005 by Craig R. McCullough, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Breinholt Subdivision
AZ-05-037/PP-O5-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
3. That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
4. That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
1. Public Streets and Access:
Connectivity CFothef!!ill Pointe Subdivisions):
The stub streets from Fothergill Pointe Subdivision shall connect from N. Richter, N.
Voyager, and N. Tuscan Avenues. These streets will connect across the proposed Breinholt
Subdivision and provide interconnectivity to each lot. The subdivision is constrained by
previous development in the area and is bound by ACHD policies of interconnectivity. No
direct access to Meridian is approved with this subdivision. .
N. Larchmont Avenue has been stubbed to the north for future access for the parcel north of
the site to take access upon redevelopment. Currently the existing home accesses Meridian
Road at the location of the future multiuse pathway and will be required to be fenced and
marked as to not allow vehicular access. The existing access/gravel driveway shall be
removed with ACHD requirements of no direct Lot access to Meridian Road, as stated on the
plat and reconfigured for pedestrian activity consistent with a multiuse pathway.
2. Landscaoing: Staff is generally supportive of the absence of a landscaping design due to
the size of the parcel, however a landscape plan is required prior to final plat submission with
the significant landscaping required for the multiuse pathway. The landscape plan must be
submitted with the following considerations: Non-combustible open vision 4' fencing is
required on the border of Lot 20 Block 1 and located along Meridian Road for the multiuse
pathway, the pathway and South Slough, and perimeter fencing shall be designed according
to MCC 12-13 and maintained by the home owners association.
3. Tree MitÜ!ation: There are several large trees on this site that the applicant is proposing
to remove or relocate. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed (MCC 12-13-13-3). The applicant should coordinate a tree
protection/mitigation plan with Elroy Huff at the Meridian Park Department.
4. Ditches. Laterals. and Canals: Per MCC 12-4-13, all irrigation ditches, laterals or canals,
exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the
Breinholt Subdivision
AZ-O5-037!PP-05-036
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
area being subdivided shall be tiled. Staff is unaware of the official status of the South
Slough; it appears to be maintained by Nampa Meridian Irrigation.
5. Pressure IrrÚzation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required
to utilize any existing surface or well water for the primary source. If a surface or well source
is not available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City Engineer.
An underground, pressurized irrigation system should be installed to all landscape areas per
the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site
Exhibit B below.
6. Fencinll: The applicant is proposing to construct a minimum of a six foot tall solid fence
around the perimeter of the site. A detailed fencing plan should be submitted upon
application of the final plat (MCC l2-4-10.F.3). If permanent fencing is not provided,
temporary construction fencing to contain debris must be installed around the perimeter prior
to issuance of a building permit. All fences should taper down to 3 feet maximum within 20
feet of all right-of-way. All fencing should be installed in accordance with MCC 12-4-10.
7. Existing Residences/Buildings All buildings shall be removed prior to final plat.
b. Staff Recommendation: Staff recommends approval of AZ-05-037/PP-05-036 for Breinholt
Subdivision as presented in the staff report dated August 24, 2005 based on the Findings of
Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as
attached to this report. Staff has prepared findings consistent with this recommendation.
10. PROPOSED MOTION
Recommend Approval
I move to recommend approval to the City Council ofFile Number (AZ-05-037/PP-05-036) as
presented in the staff report dated (August 24, 2005) and the plat dated (July 11,2005, revised July 20,
2005) with the following modifications to the conditions of approval: (add any proposed modifications)
Recommend Denial
I move to recommend denial to the City Council of File Number (AZ-05-037/PP-05-036) as
presented in the staff report dated (August 24, 2005) and the preliminary plat dated (July 11, 2005 revised
July 20, 2005) for the following reasons: (you must state specific reasons for denial. They should address
how the applicant might re-do the application to gain your recommendation for approval.)
11. EXHmITS
A. Drawings--Preliminary Plat (dated: July 11,2005 revised July 20,2005)
B. Legal Description
C. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
Breinholt Subdivision
AZ-05-037/PP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
D. Required Findings from Zoning Ordinance
Breinholt Subdivision
AZ-05-037/PP-05-036
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: 7/11/05, amended 7/20/05)
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Breinholt Subdivision
Exhibit A
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Legal Description
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LEGAL DESCRIPTION
FOR
BRErNHOL T SUBDIVISION
i\ pan:d or 1::\1Illlocated in the Southwe${ 1,4 <.1f [he Norllll"e$\ I /4 of Se.:rion 6.
¡owllship -' N..,rth. R¡mge I Fast. Roh.: .\,Ieridi~n. Cily of Meridian, Ad~ County- Idal1o
and 1110re panicuI<1rly described as Jol!rms
Basis of Bearing is laken as the West line of said ;\orthwcst 1/4 of S",ctioll 6, TO\,nship 3
:-"j¡'rtiL Rang", I We51. [luisc \llcridian derin:d '-rom f()und munumems and taken as
''nth (Jlrlf,.:;r East.
Commen.:ing at an aluminum cap mlmument marking the Northwest comer ofsaid
Northwest 114. thence along the West line of sa.id Northwest 1/4 South 00°16']7" West a
distance of 1915.78 feet to a 5/8 inch rehar marking the POINT OF BEGfNNTNG:
('hence k;wing said West lint: SoUth !N"-I3 ':'..;.. East a distance 01'76.38 feet to a point:
Thence South 88"14.26"' East a distance of 811_-P fe.:t to a point;
Thenc", South 67"19'43"" East a distance of l81.651'e"'t to a point;
Tlwm:e SoUth OODOg'S!j"' W~st a distance of 72. 74 fe~tlo a 5/8 inch rebar:
Thence ;"¡orth 89°S0'00" West a distanœ of 1056.67 feet to a 5/8 inch rebaI' and from
which an aluminum cap monument marking the Southwest comer of said Northwest [/4
bears South 00°16'37" West a distance of 577.50 feet;
Thence along said West line Nonh OODI6'3T'East a distance 01'165.00 feet to the
POlNT OF ßEGC\lNING.
S.1Íd parcel contains 155.379 sL uarc teet or ].57 acres more or less and is subject [0 all
existing casements and rights-or-ways of record or implied.
E;\ID OF DESCRIPTlOì\-
Craig R. McCullough P.L.S. 6901
Timberlinc Surveying
35 14th Ave- 50mh
Nampa. Idaho 83651
Breinholt Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Conditions of Approval
1. Planning Department
The preliminary plat labeled as Sheet 1 prepared by Leavitt & Associates, dated July 11, 2005, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05w037) and Development Agreement shall also be considered
conditions ofthe Preliminary Plat (PP-05-036).
The applicant has proposed a 25-foot landscape buffer along Meridian Road and a 25 foot
buffer is required by ordinance. The sidewalks within this buffer shall be placed as to line up
with existing buffers in neighboring subdivisions.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Meridian Road as required by ACHD.
The applicant shall extend and construct the pathway access located on Lots 20 and 21 of Block 1
to the ACHD right of way or as required by the Meridian Parks Department.
Prior to the City Engineer's signature of a final plat all structures not contained on a designated
lot shall be removed as depicted on the preliminary plat.
A landscape plan shall be submitted prior to final plat showing the landscaping in relation to the
changes required by this report.
1.1.7 All road drainage shall be contained on site in the drainage lot as depicted,
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.8
1.1.9
1.2
1.2.1
1.2.2
1.2.3
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
Maintenance of all common areas shall be the responsibility of the Breinholt Subdivision
Homeowners' Association.
Other than the public street access approved by ACHD, direct lot access to Meridian Road is
prohibited. A note shall be placed on the final plat restricting access to Meridian Road.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space 10ts, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
Breinholt Subdivision
Exhibit C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
connection is utilized, the developer will be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with MCC 12-13-8 and MCC 9-1-28.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with MCC 12-4-10.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by Nampa Meridian Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC l2~2.4.
2. Public Works Department
2.1 The applicant has indicated that the pressurized irrigation system is to be an extension of a
Nampa and Meridian Irrigation system to the north. The applicant shall provide evidence of a
license agreement prior to scheduling of a pre-construction meeting.
2.3
2.4
2.5
There is an existing blow-off in N. Voyager Avenue, the applicant shall be required to connect to
the proposed system in order to facilitate a loop system.
Any existing domestic well 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 with approval for Idaho Department of Water
Resources.
Sewer service to this site is being proposed via extension of sewer mains in Fothergill Pointe
Subdivision #1. The applicant shall be responsible to install mains to and through this
development. The applicant shall coordinate sewer main size and routing with the Public Works
department. Cover over sanitary sewer mains shall be no less than 3-feet from finish grade to the
top of the pipe. If cover is less than 3-feet from the sub-grade to the top of the pipe, alternate pipe
materials shall be used per the Meridian Public Works Department's Standard Specifications.
Breinholt Subdivision
Exhibit C
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.6
Water service to this site is being proposed via extensions of mains located in Fothergill Point
Subdivision #1. The applicant shall be required to install mains to and through this site.
Coordinate main size and routing with the Public Works Department. The applicant shall
execute City of Meridian Standard forms of easement for any mains that are required to provide
serviCe.
2.7
The applicant has indicated drainage lots on the preliminary plat but has not indicated how they
will dispose of storm drainage. A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-
street parking areas, and roadways. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
polices. Off-site disposal into a surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. Additionally, the applicant must prove there are facilities to convey the water to the
receiving stream, and provide written permission to use said facilities. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water Resources
regarding Shallow lI1iection Wells.
2.8
Any water meters located in a common driveway shall be constructed of upgraded materials per
City of Meridian Standard Specifications, Drawing 7.08 note 3.
The applicant shall coordinate fire hydrant placement with the City of Meridian Public Works
department during the plan approval process.
The applicant shall submit a copy of the CC and R's prior to fmal plat application.
Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior
to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Breinholt Subdivision
Exhibit C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.18
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19
All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.20
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.
2.21
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
3. Fire Department
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
One and two family dwellings will require a flTe~flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
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 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.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
Operational flre hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
The proposed 22-10t subdivision with an estimated 2.9 residents per household would have a total
estimated population of 66 residents at build out.
The applicant shall work with Planning Department staff to provide an address identiflcation plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
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
Breinholt Subdivision
Exhibit C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.10
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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
4.
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).
POLICE DEPARTMENT
5.
No comments received.
PARKS DEPARTMENT
5.1
5.2
5.3
5.4
6.
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13.13-6) will be followed.
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set
forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & C.
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.
No comments received.
SANITARY SERVICE COMPANY
Breinholt Subdivision
Exhibit C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. Ada County Highway District
A.
Site Specific Conditions of Approval
1.
Close the existing curb cut driveway that exists on Meridian Road with standard vertical curb,
gutter and sidewalk to match the surrounding improvements.
2.
Extend North Richter Avenue into the site approximately 180~feet east of Meridian Road, as
proposed.
3.
Extend North Voyager Avenue into the site approximately 430-feet east of Meridian Road, as
proposed.
4.
Extend North Tuscan Avenue into the site approximately 680-feet east of Meridian Road, as
proposed.
5.
Extend North Larchmont Avenue into the site approximately 78-feet west of the east property
line, as proposed.
6.
Construct a stub street, North Larchmont Avenue, to extend to the north property line
approximately 78-feet west of the east property line, as proposed. Provide a temporary
turnaround at the terminus of the roadway.
7.
Construct Breinholt Street as a 29-foot street section with vertical curb, gutter and 5-foot attached
concrete sidewalk within 42-feet of right-of-way, as proposed. Obtain approval from the
Meridian Fire Department for the reduced street section. Parking will be prohibited on one side
of the roadway.
8.
Construct North Larchmont Avenue as a 36-foot street section with rolled curb, gutter and 5-foot
attached concrete sidewalk within 50-feet of right.of-way, as proposed.
9.
Construct two knuckles without center islands within the subdivision, as proposed.
10.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
2.
3.
4.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
BreinhoIt Subdivision
Exhibit C
11.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 ofIdaho 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 Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verity all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800.342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10.
No change in the tenns 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 confinnation 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.
Breinholt Subdivision
Exhibit C
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from Zoning Ordinance
1. ANNEXATION FINDINGS:
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in tenns of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment"
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
See Comprehensive Plans and Policies as listed in the Breinholt Subdivision staff report item #7
above. Staff supports the zoning and finds the proposal in accordance with the Comprehensive
Plan. .
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
C.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff finds that single-family residential uses are allowed within the requested zoning district of
R-8. Medium Density Residential permits the establishment of residential uses and is designed to
protect the integrity of residential development by prohibiting the intrusion of incompatible
nonresidential uses. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that conform to the proposed zoning
designation.
D.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that recent residential developments to the perimeter of the site have been approved
for development similar to the proposed subdivision, with single-family residences. Currently
sewer is available in N. Richter Avenue that stubs into this project úom Fothergill Pointe
Subdivision.
Based on the ACHD Long Range 2030 proposal, Meridian Road is anticipated to eventually be a
5~lane roadway abutting this site. However, Meridian Road is not currently included within
ACHD's Five Year Work Program or in the currently adopted 20-year Capital Improvements
Plan for roadway improvements.
Local Stub Streets are ACHD rights-of-way and provides multiple stub connections to the
property. ACHD and the City of Meridian will require the proposed development connect these
roadways as proposed. The design for N. Larchmont Ave within Breinholt Subdivision shall
Breillholt Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
meet the requirements of the turnarounds as approved by the Meridian Fire Department for
approved turnarounds.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that the requested zoning and proposed density meets the anticipated range for a
medium density urban project. Based on the Comprehensive Plan, staff believes that the existing
parcels in the area (south and north and east) have already developed with similar densities, have
attached products, and allowances for alternate products and designs are encouraged. Staff also
finds that the proposed zoning/uses can be designed and constructed in a manner that will be
harmonious with, and appropriate in appearance with, the existing and intended character of the
surrounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which
states that "common space shall equal or exceed five percent of the gross land area of the
subdivision. The applicant has provided an open space/drainage lot and pathway connection
which meets the requirements for development of five acres or more.
The existing character of the area will not change as this is one of the final infill developments in
the vicinity, where the parcel north of the site is dependent on the sewer connection being
extended. Staff does not find that the proposed zoning/uses will adversely change the essential
character of area. Staff recommends that the Commission and Council rely on staff's analysis,
public testimony received and any comments submitted ftom any other agencies or departments
regarding whether this property should be annexed as proposed.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as the
conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code.
Direct access shall not be taken from Meridian Road. Access shall be taken through the stub
streets as designed and directed to Fothergill Pointe Subdivision. This will create additional
traffic, especially construction traffic during build-out for residences of Fothergill Pointe which
could be considered disturbing to residents as arterial road must be taken through their
neighborhood.
The Commission and Council should rely on any public testimony (oral and written) when
determining whether or not the proposed zoning and subsequent uses will be disturbing or
hazardous to the existing or future neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
Breinholt Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
The applicant and/or future property owners will be required to pay park and highway impact
fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in
Exhibit B7
On August 12, 2005, a joint agency/department comments meeting was held with representatives
of key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that the public services listed above
can be made available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. Staff finds there
will not be excessive additional requirements at public cost and that the proposed zoning and
subsequent development will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on this site
will not involve uses that will create nuisances that would be detrimental to the general welfare of
the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision;
however, staff does not believe that the amount generated will be detrimental to the general
welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will
create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an inteñerence with traffic on surrounding public streets;
The applicant is proposing to construct one public street extension to the property north of the site
from which will connect with Fothergill Pointe Subdivision further north. ACHD is supportive of
the proposed stub street extensions as previously approved. The landscaping plan will be required
to Meridian Road and the multiuse pathway. If the proposal is designed and constructed as
approved by the ACHD and the City, staff does not believe that the subdivision will create
interference with traffic on the surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
Breinholt Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
development will not result in the destruction, 10ss or damage of any natural feature(s) of major
importance if developed under these conditions. Staff finds that the regular maintenance of the
South Slough is beneficial to the City of Meridian as it is currently not in a maintained state.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature( s) of maj or importance of which staff is unaware.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)?
The R-8 zoning amendment will provide lots that are similar in nature to existing subdivisions in
the near vicinity, attached single family housing products are located in Highgate Subdivision.
Staff finds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan. Staff
does not recommend 10t sizes that would be invasive to the properties adjacent to the subject
property but the lot sizes should be similar in nature and allow additional residential densities and
product opportunities for the general vicinity. Subdivisions of medium density have already been
approved for development to the south and this is a logical expansion of the City limits for an
infill proj ect. In accordance with the findings listed above, staff finds that annexation and zoning
of this proDertv would be in the best interest ofthe City.
PRELIMINARY PLAT ANALYSIS
Sections 12-3~3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission and Council shall consider the objectives of this title and at least the
following:
A.
The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. The proposed density of 6.17 dwelling units per acre (gross) is in the
recommended dwelling units per acre for the comprehensive designation. Staff supports the
proposed layout as a practical solution to address the constraints of infill development which has
design criteria dictated by previous developments. Please see Annexation and Zoning Analysis
"Item 7 above".
ß,
The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. (See
finding "Item 7 above" under Annexation and Zoning Analysis for more detail.)
c.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
staff finds that the subdivision will not require the expenditure of capital improvement funds.
D.
The public financial capability of supporting services for the proposed development;
Breinholt Subdivision
Exhibit D
~-..- .
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884.5533
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding "Item 7 above"
under Annexation and Zoning Analysis above, and the Agency Comments and Conditions at the
end of this report for more detail.)
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
The existing access for the parcel of record will be required to be vacated and the appropriate
access designed to Meridian Road, but shall be maintained as a multiuse pathway for future
extension along the South Slough. The developer shall provide appropriate temporary turn
around or until the adjacent parcel to the north develops. No lots shall directly take frontage or
access from Meridian Road.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
Breinholt Subdivision
Exhibit D
LEA VITT & ASSOCIA rES .
EN G INEERS, INC. MVIL - 5T!<u('- TuML - 5U!<Vl-'jIN9 - LA1{P P¡'VU~f""'J';"'r
AFFIDAVIT OF PROPERTY POSTING
Regarding an application by: Richard & Susan Breinholt
Regarding an application for:Annexation & Zoning Change
I hereby certify that I have posted a "PUBLIC NOTICE" that a public hearing will be held on the above-
identified matter. The notice contained the date, time and place of the public hearing. I have posted the
notice on the Subject Property, described below.
ADDRESS OF THE SUBJECT PROPERTY:
2580 N. Meridian Road, Meridian, 1083642
BRIEF LEGAL DESCRIPTION OF THE SUBJECT PROPERTY: The site is located in the
NE/SE/SW/NW Quarter of Section 06, Township 3 North, Range 1 East, Boise Meridian, Ada County,
Idaho.
I posted sians in the followina places:
1- In the Riaht-of-Wav alona Meridian Road .
2- On the property where N. Richter Avenue dead-ends at the subject property.
3- On the propertv where N. Vovaaer Avenue dead-ends at the subject property.
4- On the propertv where N. Tuscan Avenue dead-ends at the subject property.
5- On the propertv where N. Larchmont Avenue dead-ends at the subject property.
B~ s¡gnatu;4' I. ~ S a rl
P / A ('If , certify that I
have posted the property in the above mentioned
places.
Signed: ~ ¿~~
./
RECEIVED
AUG 2 3 2005
CITY OF MERID/A/\.)
CITy CLERK OrF/cr'
State of Idaho )
) ss
County of #~ )
On this../.:2 day of ~, in the
year of 2005, before me a..L
notary public, p sonal! appeared &..("rh.#\.1 ßI'ûÌlIí.--cr
proved to me on the basis 0 s Isfactory evidence
to be the person whose name is subscribed to the
within in¡tr~t, and acknowledged that she
ex~1bX s~ ~ - -J .:é!-
... ÓT ~.r.(Çf...vq
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RADIUS NOTICE REPORT
FILE NAME: Brein
27-Jul-2005
_",.m,
Owners Owner Address
ANDERSON EDDIE G & 387 E MOOSE ST
ANDERSONSTEPHANIL MERIDIAN, ID 83642-0000
PrOI)erty Address: 387 E MOOSE ST
ASPEN HOMES INC PO BOX 550
MEIUOJIAN, ID 83680-0550
Property Address: 13 W INDIAN ROCKS ST W
ASPEN HOMES INC PO BOX 550
MEIUOJIAN, ID 83680-0550
Property Address: 18 WINDIANROCKS STW
ASPEN HOMES INC PO BOX 550
MEIUOJIAN, ID 83680-0550
Property Address: 31 W INDIAN ROCKS ST W
ASPEN HOMES INC PO BOX 550
MEIUOJIAN, ID 83680-0550
Property Address: 36 W INDIAN ROCKS ST W
ASPEN HOMES INC PO BOX 550
MERIDIAN, ID 83680-0550
Property Address: 59 W INDIAN ROCKS ST W
AYERS DOVIE A 103 E WOODBURY DR
MERIDIAN, ID 83642-0000
Property Address: 103 E WOODBURY DR
BACON THOMAS K 12641 W GINGER CREEK DR
BOISE, ID 83713-0000
Property Address: 2593 N EUREKA PL
BAQUERO NELSON R &
BAQUERO BEATRICE
189 E WOODBURY DR
MERIDIAN, ID 83642-5573
189 E WOODBURY~ "1 ~ 1)~
C " û- 1-: .~ :-.O~ ~
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Property Address:
-~,,_.
Owners
BELL RONALD R &
BELL JULIE V
Property Address: 117 E WOODBURY DR
BOURN KARA L
Property Address: 53 W WOODBURY DR
BUNDY DOYLE WAYNE &
BUNDY PATTI ANN
Property Address: 2486 N LARCHMONT PL
CASTRONOVA DARLENE F
Property Address: 75 W WOODBURY DR
CHAMBERS CHARLOTTE A
Property Address: 98 W WOODBURY DR
CRA VEZ JIM H
Property Address: 2491 N EUREKA A VB
CIRELLI MARK A
CIRELLI ANGELA L
Property Address: 2557 N LARCHMONT AVE
CLEARBROOK LLC
Property Address:
N MERIDIAN RD
CLEAR BROOK LLC
Property Address:
N MERIDIAN RD W
CLEARBROOK LLC
Property Address:
N MERIDIAN RD W
.---.-'-
Owner Address
n_-
117 E WOODBURY DR
MERIDIAN, ID 83642~5573
53 W WOODBURY DR
MERIDIAN, ID 83642-5490
2486 N LARCHMONT PL
MERIDIAN, ID 83642-5578
75 W WOODBURY DR
MERIDIAN, ID 83642-5490
98 W WOODBURY DR
MERIDIAN, ID 83642-0000
2491 N EUREKA A VB
MERIDIAN, ID 83642-4402
2965 S MODEL FARM DR
MERIDIAN, ID 83642-0000
1185 OSPREY RIDGE
EAGLE, ID 83616-0000
1185 OSPREY RIDGE
EAGLE, ID 83616-0000
1185 OSPREY RIDGE
EAGLE, ID 83616-0000
2
---_...,.",.~_."--""'".,.,,.,_..
Owner Address
Owners
CLEARBROOK LLC
Property Address:
W INDIAN ROCKS ST W
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 101 E RYEGATE DR
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 199 E RYEGATE DR
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 203 E RYEGATE DR
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 21 E RYEGATE DR
EAGLE SPRINGS INVESTMENTSLLC
Property Address: 211 E RYE GATE DR
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 2629 N RICHTER AVE
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 2663 N RICHTER AVE
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 2711 N RI CHTER AVE
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 2735 N RICHTER AVE
1185 OSPREY RIDGE
EAGLE, ID 83616-0000
10632 N SAGECREST PL
BOISE, ID 83714.0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714.0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGE CREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
-~
3
Owner Address
Owners
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 45 E RYEGATE DR
EAGLE SPRINGS INVESTMENTS LLC
Property Address: 73 E RYEGATE DR
EARLY DIANA J
Property Address: 2488 N EUREKA AVE
GALLEGOS EUGENE J
GALLEGOS MARlA E
Property Address: 2510 N EUREKA AVE
GIAUQUE PAUL S
GIAUQUE CONNIE C
Property Address: 2511 N ARROW WOOD WAY
GRANT DARYLL L &
GRANT PENNY L
Property Address: 2581 N EUREKA PL
GRANT KEVIN P
Property Address: 2622 N EUREKA PL
GREGORY BRYAN M &
GREGORY TIIERESA R
Property Address: 2619 N EUREKA PL
HARGRAVE CLATE W
HARGRAVE KAREY S
Property Address: 2703 N EUREKA AVE
HERONBROOK HOMEOWNERS ASSOCIATIO
Property Address:
N MERlDIAN RD
] 0632 N SAGECREST PL
BOISE, ID 83714-0000
10632 N SAGECREST PL
BOISE, ID 83714-0000
2488 N EUREKA A VB
MERIDIAN, ID 83642-0000
2510 N EUREKA A VB
MERIDIAN, ID 83642-4402
10001 W CALICO ST
BOISE, ID 83709-0000
2581 N EUREKA PL
MERIDIAN, ID 83642-4403
2622 N EUREKA PL
MERIDIAN, ID 83642-0000
2619 N EUREKA PL
MERIDIAN, ID 83642-4403
57 W CLAIRE ST
MERlDlAN, ID 83642-7514
200 BLUE HERON LN
MERIDIAN, ID 83642-0000
4
Owners
Owner Address
---"-----,,_...,,--_..
---~""'---""".,,"
'-----"--",,,-----
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HERRERA CLINT C
HERRERA PEPPER
Property Address: 403 E MOOSE ST
lllGHGA TE HOMEOWNERS ASSOCIATION
Property Address:
E RYE GATE DR
HIGHGA TE HOMEOWNERS ASSOCIATION
Property Address:
N MERIDIAN RD
HIGH GATE HOMEOWNERS ASSOCIATION
Property Address:
N 1v1ERID IAN RD
HIGHGATE SUBDIVISION HOA
Property Address:
E BALDWIN ST
HOFFMAN KENDRA LEE
Property Address: 2610 N EUREKA PL
HOLLOWAY PAIGE
Property Address: 2531 N LARCHl\.10NT PL
HOWARD LACEY LYNN
Property Address: 2564 N TUSCAN A VB
INGERSOLL MARGIE D
PrOI)crty Address: 2560 N RICHTER AVE
JAMES SHEILA D
Property Address: 64 W WOODBURY DR
"~'__m""_".."'-
403 E MOOSE ST
MERIDIAN, ID 83642-0000
PO BOX 669
EAGLE, ID 83616-0000
PO BOX 669
EAGLE, ID 83616-0000
PO BOX 669
EAGLE, ID 83616-0000
PO BOX 669
EAGLE, ID 83616-0000
2610 N EUREKA PL
1v1ERIDIAN, ID 83642-0000
2531 N LARCHl\.10NT AVE
MERIDIAN, ID 83642-5577
2564 N TUSCAN A VB
MERIDIAN, ID 83642-0000
2560 N RICHTER A VB
MERIDIAN, ID 83642-0000
64 W WOODBURY DR
MERIDIAN, ID 83642-0000
5
Owners
-~_.
KERR BRIAN
KERR SUSAN
PrOlJerty Address: 149 E WOODBURY DR
KING VERL & MERL YN LIVING TRUST
KING VERL G TRUSTEE
Property Address: 2580 N MERIDIAN RD
KINGSTON CHARLES III &
KINGSTON TONIA C
Property Address: 2536 N TUSCAN AVE
KOEHLER COLLETTE A
ROLAND JUSTIN G
Property Address: 165 E WOODBURY DR
KYLE CHRIS A &
KYLEWANDAJ
Property Address: 235 E WOODBURY DR
LANSBURY LANE HOA INC
Property Address:
W CLAIRE CT
LAWSON JACKL
Property Address: 2551 N VOYAGER A VB
LEAVITT DAVID
LEAVITT LEE ANN
Property Address: 82 W WOODBURY DR
LONG ROGER A &
LONG FLORA B
Property Address: 2558 N VOYAGER A VB
MAY GEORGE A
MAY MELLISSA J
Property Address: 2533 N ARROW WOOD DR
"-
Owner Address
--^
252 W MEADOW RIDGE LN
EAGLE, ID 83616-0000
2580 N MERIDIAN RD
MERIDIAN, ID 83642-0000
2536 N TUSCAN AVE
MERIDIAN, ID 83642-5576
165 E WOODBURY DR
MERIDIAN, ID 83642-0000
235 E WOODBURY DR
MERIDIAN, ID 83642-5573
4116 NETTARO AVE
MERIDIAN, ID 83642-0000
2551 N VOYAGER A VB
MERIDIAN, ID 83642~0000
82 W WOODBURY DR
MERIDIAN, ID 83642-0000
2558 N VOYAGER AVE
MERIDIAN, ID 83642-5575
2533 N ARROW WOOD DR
MERIDIAN, ID 83642-0000
6
Owners
Owner Address
,-
MCF ALL MICHAEL E
PO BOX 1685
KETClillM, ID 83340-0000
Property Address: 10 E WATERBURY LN
MCFALL MICHAEL E
PO BOX 1685
KETClillM, ID 83340.0000
Property Address: 22 E WATERBURY LN
MCFALL MICHAEL E
PO BOX 1685
KETCHUM, ID 83340-0000
Property Address: 34 E WATERBURY LN
MCFALL MICHAEL E
PO BOX 1685
KETClillM, ill 83340~0000
Property Address: 46 E WATERBURY LN
MERIDIAN CITY
33 E IDAHO AVE
MERIDIAN, ID 83642-2631
Property Address:
E WOODBURY DR
MERIDIAN CITY
33 E IDAHO AVE
MERIDIAN, ill 83642-2631
Property Address:
E WOODBURY DR
MONSON ROBERT
2547 N TUSCAN ST
MERIDIAN, ID 83642.0000
Property Address: 2547 N TUSCAN A VB
MURPHY KIMBERL Y A
2577 N ARROW WOOD WAY
MERIDIAN, ID 83642-0000
Property Address: 2577 N ARROW WOOD WAY
NYE SHANE M
NYE JENNIFER R
2667 PSC 490
FPO AP, 96538-0490
Property Address: 2621 N ARROW WOOD WAY
OLDHAM JOAN D AND
NELSON WENDELL & DONNA
37 W WOODBURY DR
MERIDIAN, ID 83642-5490
Property Address: 37 W WOODBURY DR
7
~'"-"'"---'""--
Owner Address
----,--
Owners
-",..-..,..-
PENZKOVER LISA M
PENZKOVER JEFF
Property Address: 211 E WOODBURY DR
RHINEHART DOUGLAS C &
RHINEHART MARY A
Property Address: 2553 N RICHTER A VB
RUDD BARRY C
Property Address: 11 W CLAIRE ST
SCHAEFFER SHAUNA L
Property Address: 2578 N EUREKA PL
SHABURA VASIL Y
Property Address: 87 E WOODBURY DR
SIMPKINS ARDITH M
Property Address: 2548 N LARCHMONT PL
SIMPKINS ARDITH M
Property Address: 350 E WOODBURY DR
SPARROW ANITA
Property Address: 367 E WOODBURY DR
SWEET EDWARD G
SWEET LORETTA
Property Address: 2640 N MERIDIAN RD
TORKELSON TYLER
Property Address: 2455 N MERIDIAN RD
211 E WOODBURY DR
MERIDIAN, ID 83642-0000
2553 N RICHTER AVE
MERIDIAN, ill 83642~5574
11 W CLAIRE ST
MERIDIAN, ill 83642-0000
2578 N EUREKA PL
MERIDIAN, ill 83642-0000
87 E WOODBURY DR
MERIDIAN, ID 83642-5573
350 E WOODBURY DR
MERIDIAN, ill 83642-0000
350 E WOODBURY DR
MERIDIAN, ID 83642-0000
367 E WOODBURY DR
MERIDIAN, ID 83642-0000
2640 N MERIDIAN RD
MERIDIAN, ill 83642-5456
2455 N MERIDIAN RD
MERIDIAN, ill 83642-7513
."-"--"",,,.,,--
8
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Þfo insure that your comments and recommendations will be considered by
SIN"
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: ~ust 25, 2005
Transmittal Date: July 28, 2005 File No.: AZ 05-037
Hearing Date: September 1, 2005
Request: Annexation and Zoning of 3.57 acres from R-1 to R-8
for Breinholt Subdivision
..~
MAYOR
Tammy de WeeI'd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N- Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.w. 8th Street
888-5242 / fax 884-1159
By: Richard & Susan Breinholt
Location of Property r'~role¡~~~; l .
;"" ,,:~/"> .
eridian Road
- David Zaremba (OOFP);/;vr-¡:i' P InIA ~ridian School District (No Fp)
David Moe (noFP) ",-"'-", .~.".":t ~ridian Post Office(FPIPPonly)
-Wendy Newtori.HlickâBåy:tj¡j~:¡~)EH DEEWa County Highway District
- Michael Rohm (No FP) - Ada County Development Services
- Keith Borup (No FP) - Central District Health
- Tammy de Weerd, Mayor - Nampa Meridian Inigo District
- Char1ie Rountree, CIC - Settlers Irrig. District
- Christine Donnell, CIC -Idaho Power Co. (FP,PP,cup)
- Keith Bird, CIC - Qwest (FPIPP only)
- Shaun Wardle, CIC -Intermountain Gas (FPIPP only)
/ater Department == Bureau of Reclamation (FPIPP only)
Sewer Department Idaho Transportation Dept. (No Fp)
Sanitary Services(No VAR, VAC, FP) - Ada County Ass, Land Records
- Building Department - Meridian Development Corp.
= Fire Department - Historical Preservation Comm.
- Police Department
- City Attorney
City Engineer
- City Planner
= Parks Department
Your Concise Remarks:
, ",
i.. '""'. ""0_,,- .:...."...l
,,',"', "', 'r 2nos
,,:1.:. L' ¡J
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208):'§8~~~r~3iE~])
CITY CLERK - FAX 888-4218 CITY ATTORNEY / HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813::M~Y~1:¡ì;9fiF-erSø.:x 884-8119
Printed on recycled paper
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
, ,.,-
, .' ,
., ,
,',
.--- ,- ---. ". ,
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..' . ---, ,,'..' C'-- --..' .c."
=.:.-: "'~ -.<:'",: ~. '
DATE
September 1 , 2005
ITEM #
16
PROJECT NUMBER
AZ 05..037
PROJECT NAME
Breinholt Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
ErI) ~;/?~_P-f ~-..
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v
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
Idaho, at the hour of 7:00 p.m. on Thursday, September 1,2005, for the purpose of reviewing
and considering the application AZ 05-037 of Richard and Susan Breinholt for Annexation
and Zoning of 3.57 acres from R.1 to Rw8 zone for Breinholt Subdivision;
Furthennore, the applicant requests the application PP 05-036 for Preliminary Plat
approval of 22 single family residential building lots and 3 other lots on 3,57 acres in a proposed
R.8 zone for Breinholt Subdivision located at 2580 North Meridian Road.
A more particular description of the above property is on file in the City Clerk's office at
Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during regular
business hours, Monday through Friday, from 8:00 a.m. to 5:00 p,m.
A copy of the application is available to review upon request Any and all interested
persons shall be heard at said public hearing, and the public is welcome and invited to submit
testimony, Oral testimony may be limited to three (3) minutes per person. Written materials
should be submitted to the City Cieri( no later than seven (7) days prior to the above hearing
date so that all interested parties may examine them prior to the hearing, All materials
presented at public meetings shall become property of the City of Meridian. Anyone desiring
accommodation for disabilities related to documents and/or hearings, please contact the City
Clerk's Office at 888-4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application, If you have questions about the traffic that this development may generate or the
impact of that traffic on streets in the area, please contad the Ada County Highway District at
"";;':""'/"""<.""'.".';' ,
387006170.
DATED 28'" of July, 2005
PUBLISH 15th and 29th of August, 2005