Caymus cove subdivision
/
AZ 05-034
MERIDIAN PLANNING & ZONING MEETING September 1 , 2005
APPLICANT landmark Engineering and Planning, Inc. ITEM NO. 21
REQUEST Public Hearing - Annexation and Zoning of 7.89 acres from RUT to R-8 zone
for Caymus Cove Subdivision - 2745 McMillan Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
No Comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Materials presented at public meetings shall become property of the City of Meridian.
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT QUESTIONS? CALL (208) 884-5533
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STAFF REPORT
P & Z Commission Hearing
Hearing Date: 9/1/2005
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TO:
FROM:
Planning & Zoning Commission
Craig Hood, Associate City Planner
Michael Cole, Development Services Coordinator
Caymus Cove Subdivision
. PP~05-033
SUBJECT:
Preliminary plat proposal including 27 buildable lots and 4 other/common
. AZ-05-034
Annexation and zoning of7.89 acres ftom RUT (Ada County) to
R~8 (Medium Density Residential)
. V AR~05-0l 4
Block length and cul.de~sac length variance.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Clint Boyle of Landmark Engineering and Planning, mc, has applied for Annexation and
Zoning (AZ), Preliminary Plat (PP), and Variance (V AR) approval of 27 building lots and 4
common/other lots on 7.89 acres. The site is located on the south side of McMillan Road approximately
one~quarter of a mile west of Linder Road. 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, V AR,
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 13, 2005 for Caymus Cove Subdivision submitted as AZ-05-034, PP~05.033, and
V AR~O5-014 with the conditions of approval as outlined in this report.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2745 McMillan Road / south side of McMillan Road, 1,300 feet east ofTen Mile Rd.
4Nl W35
b. Owner:
Donald Kelso
2745 McMillan Road
Meridian, Idaho 83642
c. Applicant:
Clint Boyle
Landmark Engineering & Planning, mc
104 9th Avenue South, Ste. C
Caymus Cove Subdivision
AZ-05-034/PP-05-033N AR-05-014
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFf REPORT. QUESTIONS? CALL (208) 884-5533
Nampa, Idaho, 836S1
d. Representative:
e. Present Zoning:
Clint Boyle, Landmark Engineering & Planning,
COUNTY
f. Present Comprehensive Plan Designation:
Medium Density Residential
g. Description of Applicant's Request: Twenty~Seven building lots in an infill situation where
Bridgetower Crossing Subdivision Number 8 is east of the site, Bridgetower Crossing Subdivision
Number 7 is west of the site and Bridgetower Crossing Subdivision Number S is south of the site. The
applicant's request is consistent with the road layout and access restrictions of McMillan Road north of
the site. The road section is a dead end and requires a block length and cuI de sac length variance.
1. Date of preliminary plat (attached as Exhibit AI):
3. Date oflandscape plan (attached as Exhibit A3):
July 13, 200S
June 14, 200S
h. Applicant's Statement/Justification:
Clint Boyle, Landmark Engineering and Planning mc. has submitted a Letter of mtent with the
application, dated July 12 for the AZ and PP, and V AR. The applicant states that the request is consistent
with the Comprehensive Plan 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 detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: August ISth and August 20th 2005
d. Radius notices mailed to properties within 300 feet on: August 5, 200S
e. Applicant posted notice on site by: August 19, 200S
5. 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: McMillan Road - Single Family Residential- Recently Annexed R-4
2. East: Bridgetower Crossing Subdivision 8
3. South: Bridgetower Crossing Subdivision S
4. West: Bridgetower Crossing Subdivision 7
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
l. Public Works
Caymus Cove Subdivision
AZ-05-034/PP-05-033N AR-05-014
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Location of sewer:
Location of water:
N Station Avenue
N Station Avenue
Issues or concerns:
none identified
2. Vegetation:
Agricultural
3. Flood plain: NA
4. Canals/Ditches lITigation: Local system maintained by owners
5. Hazards: none identified
6. Proposed Zoning: R~8
7. Size of Property: 7.89 acres
8. Description of Use:
f. Subdivision Plat mfonnation
Single Family Residential
1. Residential Lots: 27
2. Non-residential Lots: N/ A
3. Total Building Lots: 27
4. Common Lots: 3 lots at 0.73 acres
5. Other Lots: Existing residence and out buildings to remain on Lots 24 and 25
6. Total Lots: 31
7. Open Lots: N/A
8. Residential Area: 5.61 acres
9. Gross Density: 8.74 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet on McMillan Road required (minor arterial);
applicant has shown 33 feet on Preliminary Plat.
2. Width of buffer(s) between land uses: MCC states that the required buffers between
land uses of differing intensity shall be provided by the more intense use. The parcel
to the east is currently agricultural but planned for residential. No buffers between
land uses are required.
3. Percentage of site as open space (17,175 square feet): 5% is required, 5% was
provided in Common Lot 1. Common lots 13, 14, and 23 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
Front 20 20
Street side 20/15 20/15
Side 5 5
Rear 15 15
Caymus Cove Subdivision
AZ-05-034fPP-05-033rv~-O5-014
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Frontage
Lot Size
65/40
6,5l7min sq. ft.
65/40
6,500
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.
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
A connection to McMillan has not been recommended by ACHD (see ACHD Staff Report} and the
internal streets will be public. The applicant has connected to the stub street located at the south portion
of the property and is proposing cul-de-sac turn around. The applicant has submitted a request for
variance for the cul~de-sac length on N Station Place. The applicant has provided a thru connectionfor
emergency services to McMillan road as an alternative to a full access.
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 provision 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
sel1lice will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee~supported, sel1lices will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Caymus Cove Subdivision
AZ-05-034/PP-O5-033/V AR~05-0 14
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitwy Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties acijacent to the suþject site are designatedfor 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 pu1þose 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 3.75 dwelling units per acre.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal IT, Objective A, Action 6)
The street connections provided from Bridgetower Crossing Subdivision have been connected
as planned (see ACHD report for details). This subdivision is one of the last ifl;fill
developments 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. Several minor
canals/watefways are near or border the site but are to be tiled or rerouted during
construction. 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.
.
Develop policies and incentives to encourage infill and contiguous development. (Chapter V
Goal I Objective A Action 8)
The applicant has requested a slightly lower density relative to the immediate vicinity and
will be developing larger lots than Bridgetower Crossing Subdivision. The applicant has
continued the plans for development and the proposal meets the agencies expectations with
connections to existing stub streets, similar building types and designs, and providing
adequate services to the site.
.
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)
The anticipated products for the site will be unique single family residences available to
individual buyers who are seeking a medium-large lot closer to the urban center.
Support infill of random vacant lots in substantially developed, single~family areas at
.
Caymus Cove Subdivision
AZ-05-034IPP-O5-033/V AR-05-014
PAGE 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
densities similar to sulTounding development. mcreased densities on random vacant lots
should be considered if: Development of uses other than single-family structures are
compatible with surrounding development as it complies with the current comprehensive
plan. (Chapter VII Goal V Objective A Action 10)
The proposed density, size of lots and unique roadway design will allow for a less dense
proposal with larger lots..
.
Apply design and performance standards to infilling development in order to reduce adverse
impacts upon existing adjacent development. (Chapter VII Goal V Objective A Action 11)
Staff does not foresee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will remain and the size,
number, and quality of the houses is similar in nature to the surrounding developments that
the proposal should be indistinguishable upon build out.
Staff finds that the proposed R ~8 zoning designation is harmonious with and in accordance with
the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code Il-2~11ists 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 ofthe 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 oflarge homes into two~family dwellings in well~
established neighborhoods of comparable land use. Connection to the municipal water
and sewer systems of the city is required.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
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 Single Family 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 1, 2005
by Clinton Hansen, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
3. 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 5-7~5l7,
Caymus Cove Subdivision
AZ~05-034¡PP.05-033/V AR~05-0 14
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
when services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape liTigation.
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 Œridl!e Tower Subdivisions):
The stub street from Bridgetower Subdivision shall connect from N. Station Ave. to N.
Station Place and again to the culwde~sac on N. Station Place. The subdivision is constrained
by previous development in the area and is bound by ACHD policies of interconnectivity.
No direct access to McMillan is approved with this subdivision.
Lot 13 Block 1 is for emergency access only and shall be improved as per the Meridian Fire
Department requirements.
Lot 23 Block 1 is for future access for the parcel east of the site to take access to N. Station
Place upon redevelopment. Currently the existing home accesses McMillan Road at this
location and will be required to take access from N. Station Place. The existing access/gravel
driveway shall comply with ACHD requirements of no direct Lot access to McMillan Road,
as stated on the plat.
2. Landscaping: Staff is generally supportive of the landscaping design with the following
considerations: Non~combustible fencing should be included on the border ofthe Lemp Canal
located along McMillan Road unless not required by NMID, or the canal is tiled. Perimeter
fencing shall be designed according to MCC l2~13 and maintained by the home owners
association.
Tree MitÜmtion: 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 Parks 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
area being subdivided shall be tiled. Staff is unaware of the official status of the Lemp
Canal; it appears to be maintained by Nampa Meridian Irrigation.
5. Pressure IrrÜ!ation: 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
Caymus Cove Subdivision
AZ-05-034/PP-05-033N AR-05-014
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 l2-13~8 and MCC 9~1-28. See Site
Exhibit B below.
6. Fencing: The applicant is proposing to constl1lct 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 l2~4-1O.F.3). If permanent fencing is not provided,
temporary constl1lction 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. Existinf! ResidenceslBuildings The site contains multiple buildings. Buildings on Lots 24
and 25 of Block 1 may remain. All other buildings shall be removed prior to final plat.
b. Staff Recommendation: Staff recommends approval of AZ-05~034/PP~05-033 for Caymus
Cove 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 of File Number (AZ-05~034/PP~05~033) as
presented in the staff report dated (August 24, 2005) and the plat dated (July 13, 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~05~034/PP-05-033) as
presented in the staff report dated (August 24,2005) and the preliminary plat dated (July 13, 2005) for the
following reasons: (you must state specific reasons for denial. They should address how the applicant
might re-do the application to gain your recommendation for approval.)
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: July 13, 2005)
2. Landscape Plan (dated: June 14,2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
Caymus Cove Subdivision
iLl~O5-034!PP.O5-033rvAJ{-05-0]4
PAGE 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Caymus Cove Subdivision
AZ~05-034/PP-05-033N AR-05-014
PAGE 9
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A. Drawings
1. Preliminary Plat (dated: July 13, 2005)
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Caymus Cove Subdivision
Exhibit A
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet 1 prepared by Landmark Engineeling, dated July 13, 2005,
is approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05~034) and Development Agreement shall also be considered
conditions of the Preliminary Plat (PP.05-033).
The applicant has proposed a 33~foot landscape buffer along McMillan 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 reconfigure Lot 23 to be a minimum of 30' wide.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
the existing gravel driveway as required by ACHD.
The applicant shall extend and construct the pathway/emergency access located on Lot 13 to the
ACHD right of way or as required by the Meridian Fire Department.
Prior to the City Engineer's signature of a final plat all structures not contained on a designated
lot shall be removed.
1.1.2
A landscape plan shall be submitted prior to fmal plat showing the landscaping in relation to the
changes required by this report.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning & Zoning Department.
All road drainage shall be contained on site in the drainage lot as depicted.
Maintenance of all common areas shall be the responsibility of the Caymus Cove Subdivision
Homeowners' Association.
1.1.11 Other than the public street access approved by ACHD, direct lot access to McMillan Road is
prohibited. A note shall be placed on the fmal plat restricting access to McMillan Road.
1.2
1.2.1
1.2.2
1.2.3
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13~1O~8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non~vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13~
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12p13~14, 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
Caymas Cove Subdivision
Exhibit B
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12~4~13, unless
otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12~2~4.
2. Public Works Department
1.2.6
1.2.7
2.1
2.2
2.3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 inigation system
should be installed to all landscape areas per the approved specifications and in accordance with
MCC l2-13~8 and MCC 9-l~28.
1.2.4
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 pemut. 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 munber of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.5
Meridian City Code l2~5~2~N requires that any new development shall provide pressurized
irrigation. The applicant has not indicated who will own the pressurized irrigations system in this
proposed development. If it is to be owned and operated by an Irrigation District than a license
agreement shall be entered into prior to the scheduling of a pre~construction meeting.
If it is to be a private system owned and maintained by the Homeowners Association, a draft copy
of the operations and maintenance manual shall be submitted prior to plan approval, with a final
copy to be submitted prior to signature on the final plat by the City Engineer.
The applicant has indicated that the pressure irrigation system is to be privately maintained and
the pump house would be located in common Lot 14, Block 1. The pump house shall comply
with all zoning and setback requirements of the City of Meridian, and it shall not encroach into
the required 25-foot landscape buffer.
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 9~4R8. Wells may be used for non~
domestic purposes such as landscape irrigation with approval for Idaho Department of Water
Resources.
Caymas Cove Subdivisioll
Exhibit B
2.10
2.11
2.12
2.13
2.14
2.15
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.4
The Sanitary sewer service to this is being proposed via extension of mains located in
Bridgetower Crossing Subdivision number five. The applicant shall be responsible to install all
mains necessary to serve this development, coordinate main size and routing with the Public
Works Department. Minimum cover over sewer mains is 3 feet, if cover from top of pipe to sub~
grade is less than 3-feet, altemate pipe materials shall be used per City of Meridian Standard
Specification.
2.5
Dedicate a blanket utility easement over Lot 23, Block 1 for any future extension of services into
county parcel #S0435212500.
2.6
Water service to this site is being proposed via extension of existing mains in Bridgetower
Crossing Subdivision number five. The applicant shall be responsible to install all mains
necessary to service this development, coordinate mains size and routing with the Public Works
Department.
2.7
The preliminary plat indicates that storm drainage will be routed to a drainage detention swale
then discharged at pre~development rates into an existing drainage ditch. Prior to plan approval,
the applicant shall enter into a discharge agreement with the appropriate drainage/irrigation
district, and install all necessary pipe to convey the storm water to the appropriate drainage ditch.
m addition, if storm water will be conveyed through an existing system prior to discharge, the
applicant shall submit proof to Public Works that facilities exist to transfer the water, and that the
applicant has permission to use said facilities.
2.8
The emergency access depicted on the face of the plat, and crossing Settlers Canal, shall be
constructed to withstand a 70,000 pound emergency vehicle.
2.9
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 final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized iITigation 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, prim 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.
Caymas Cove Subdivision
Exhibit B
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.16
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17
All grading of the site shall be perfonned in conformance with MCC ll-12-3H.
2.18
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.
2.19
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
One and two family dwellings will require a fire~t1ow 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. mternational 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 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.
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 fIre 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 27~lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 81 residents at build out.
The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
The Fire Dept. has concerns about the ability to address the project and have the addresses visible
ftom the street which the project is addressed off of. Lots 24 and 25 of Block 1 shall be addressed
from N. Station PI. Please contact Joe Silva (888-1234) to address this concern prior to the public
hearing.
Caymas Cove Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 fIfe 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).
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).
3.11
This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knoxbox Padlock which has to be ordered thm the Meridian Fire
Department.
POLICE DEPARTMENT
4.
No comments received.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12~13~13-6) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC l2~13.13) will be followed.
6. SANITARY SERVICE COMPANY
No comments received.
Caymas Cove Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. Ada County Highway District
Site Specific Conditions ofAvvroval
1. Dedicate 25-feet of right~of~way from the centerline of McMillan Road abutting the parcel by means
of a warranty deed or recordation of a final subdivision plat. Allow up to 30 business days to process
the right~of~way dedication after receipt of all requested material. The 25~feet to be dedicated is
currently owned thru prescription by ACHD, therefore the applicant will not be paid for the
dedication of right-of~way:
2. Construct a 5~foot wide (minimum) concrete sidewalk abutting the site located at the back of the
canal and in alignment with Bridgetower Crossing to the east of this site. Provide a sidewalk
easement.
3. Any irrigation facilities and/or utilities currently within the existing right~of~way must be relocated
outside of the right-of-way on McMillan Road (with the exception of the Lemp Canal).
4. Construct N. Station Avenue as a 36~foot street section with rolled curb, gutter and 5~foot-attached
sidewalks within 50~feet ofright-of~way, as proposed.
5. Construct two cul-de-sacs within the site having a minimum turning radius of 45-feet as proposed..
6. There is a 20~foot emergency access to McMillan Road to be platted as Lot 13. No other direct lot
access to McMillan Road is approved with this application and a note stating these access restrictions
will be required on the final plat
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
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.
CaYTl1as Cove Subdivision
Exhibit B
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..
CfTY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 hnpact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right~of~way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1 ~800~342~ 1585) at least two full business days prior to breaking
ground within ACHD right~of~way. The applicant shall contact ACHD Traffic Operations 387~6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
II. Any change by the applicant in the planned use of the property which is the subj ect 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.
Caymas Cove Subdivision
Exhibit B
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, ..
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
, ....
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C. Legal Description
Legal Description
Cooper Subdivision
A parcel located in the NE '4 of the NW If. of Section 35, Township 4 North, Range 1
West, Boise Meridian, Ada County, Idaho, said parcel being those parcels formerly
described in Instruments #9200353 and #95048574. and more particularly described as
follows:
BEGINNING at a 518 inch diameter iron pin marking the northwest corner of said NE 1;"
of the NW '4 from which a brass cap monument marking the northeast corner of the NW
'4 of said Section 35 bears S 88"58'41" E a distance of 1301.37 feet;
Thence S 88 "58'41" E along the northerly boundary of said NE ,~ of the NW 1;" a
distance of 289.33 feet to a 5/8 inch diameter iron pin;
Thence leaving said northerly boundary S 2"47'12" W a distance of 594.77 feet to a 1
inch diameter iron pipe;
Thence S 87"20'56" E a distance of 27.29 feet to a 5/8 inch diameter iron pin;
Thence S 2°49'34" W a distance of 130_65 feet to a \/2 inch diameter iron pin;
Thence S 87'UT53" E a distance of 109.98 feet to a 5/8 inch diameter iron pin;
Thence S 8"49'48" W a distance of 423.06 feet to a 5/8 inch diameter iron pin on the
northerly boundary of Bridgetower Crossing Subdivision No- 6 as shown in Book 90 of
Plats on Page 10453, records of Ada County, IdaflO;
Thence N 73 '12'35" W along said northerly boundary of Bridgetower Crossing
Subdivision No.6 and the northerly boundary of Bridgetower Crossing Subdivision No.
5 as shown in Book 89 of Plats on Page 10385. records of Ada County. Idaho, a
distance of 353,21 feet to a 5/8 inch diameter iron pin on the westerly boundary of said
NE ,~ of the NW '.4;
Thence N 0 "39'24" E along said westerly boundary a distance of 1052.57 feet to the
POINT OF BEGINNING.
This parcel contains 7.89 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
Land Solutions, PC
July 1, 2005
L<,¡r;d~oJutiOrJ5
L,,"".. -""'--~",...,,~.
C""per
jon #O5.4~
Cayrnus Cove 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 ll~15~ll, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11 ~ 15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
See Comprehensive Plans and Policies as listed in the Caymus Cove 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 fmds 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-fall}.Ìly residences. Currently
sewer is available in N. Station Avenue that stubs into this project from Bridgetower Crossing
Subdivision.
Based on the ACHD Long Range 2030 proposal, McMillan Road is anticipated to eventually be a
3~lane roadway abutting this site. However, McMillan Road is not currently included within
ACHD's Five Year Work Program or in the currently adopted 20-year Capital hnprovements
Plan for roadway improvements.
Local Street of N. Station Avenue is an ACHD rights~of-way and provides a stub connection to
the property. ACHD and the City of Meridian will require the proposed development connect
these roadways as proposed. The design for N. Station Place within Caymus Cove Subdivision
shall meet the requirements of the turnarounds as approved by the Meridian Fire Department.
Caymus Cove Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff finds that the requested zoning and proposed density meets the anticipated range for a
medium density urban project. Based on the Comprehensive Plan, staff believes that the existing
parcels in the area (south and north and east) have already developed with similar densities and
allowances for alternate products and designs are encouraged. Staff also finds that the proposed
zoning/uses can be designed and constructed in a manner that will be harmonious with, and
appropriate in appearance with, the existing and intended character of the surrounding area.
The proposal meets the standards of MCC 12~13-16 Residential Subdivision Open Space which
states that "common space shall equal or exceed five percent of the gross land area of the
subdivision. This requirement shall apply to all single family residential subdivisions of five
acres or more." The applicant has provided an open space/drainage lot 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 [mal infill developments in
the vicinity. Staff does not find that the proposed zoning/uses will adversely change the essential
character of area. Staff recommends that the Commission and Council rely on 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 McMillan Road. Access shall be taken through the stub
streets as designed and directed to Bridgetower Crossing Subdivision. This will create additional
traffic, especially construction traffic during build-out for residences of Bridgetower Crossing
which could be considered disturbing to residents as arterial road must be taken through their
neighborhood.
Furthennore, a secondary/emergency access is shown with a connection through the existing
parcels easement across the McMillan fronting property, north of the proposed development due
to the length of the cul-de.sac.
The Commission and Council should rely on any public testimony (oral and written) when
detennining 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;
Caymus Cove Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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.
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
inftastructure, 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 fmds that the proposed annexation and the development of single~family homes on this site
will not involve uses that will create nuisances that would be detrimental to the general welfare of
the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision;
however, staff does not believe that the amount generated will be detrimental to the general
welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will
create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
The applicant is proposing to construct one public street extension into the site from Bridgetower
Subdivision which will connect with Linder Road, a minor collector. ACHD is supportive of the
proposed stub street extensions as previously approved. The landscaping plan will be required to
McMillan Road. If is designed and constructed as approved by the ACHD and the City, staff
does not believe that the subdivision will create interference with traffic on the surrounding
public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Caymus Cove Subdivision
Exhibit D
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s) of major
importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) ofmajor 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. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public funds.
The applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan. Staff does not recommend lot sizes that would be invasive to the
properties 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 project. m accordance with the findings listed above,
staff finds that annexation and zoninl! of this property would be in the best interest of the City.
PRELIMINARY PLAT ANALYSIS
Sections 12~3~3 1.2 and l2~3~5 D read as follows: "ill 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 3.75 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".
B.
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;
Caymus Cove 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.
Lots 24 and 25 of Block I contain the existing home site and significant outbuildings for the
parcel of record. Along with the parcel of record is the recorded easement for ingress egress to
McMillan Road. The easement for the parcel of record will not be required to be vacated, but
shall be maintained as ingress egress for the adjacent parcel. The developer shall provide
appropriate temporary signagelbollards as to the designation of the existing driveway easement or
until the adjacent parcel to the east develops. No lots shall directly take frontage or access from
McMillan 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 Councilor Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
Caymus Cove Subdivision
Exhibit D
f)1l CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
\i" Bt'!\1w E nvi ron mental Health Division
Rezone # A Z Ð5 - ð37'"
Conditional Use #
Preliminary / Final/Short Plat
- -
US
Retum to:
0 Boise
0 Eagle
0 Garden City
~Meridian
0 Kuna
OACZ
Star
0 1. We have No Objections to this Proposal. AUG - 9 2005
City of Meridian
0 2. We recommend Denial of this Proposal. City Clerk Office
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~n. After writt~approval from appropriate entities are submitted, we can approve this proposal for:
~ central sewage mommunity sewage system 0 community water well
interim sewage entral water
0 individual sewage individual water
~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~entral sewage g;ommunity sewage system
0 sewage dry lines ~ntral water
Run.off is not to create a mosquito breeding problem.
0 community water
~o.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~ 4. Please see attached stormwater management recommendations
015.
0 child care center
Date: ~
Reviewed By: yr1
15726-001 EHO904
Review Sheet
~ CENTRAL
ùtBtðì!~
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, ID 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that stonn water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for stonn water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Warks Department, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587~4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st 51.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174
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