HomeMy WebLinkAboutIrvine Subdivision AZ
AZ 05-038
MERIDIAN PLANNING & ZONING MEETING
October 20, 2005
APPLICANT Dyver Development, LLC ITEM NO. 5
REQUEST Continued Public Hearing from October 6, 2005 - Annexation and Zoning of
of 38.5 acres from RUT to R-8 zone for Irvine Subdivision - southeast corner of Ten Mile
Road and Chinden Boulevard
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet / Minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTH ER:
Contacted:
Emailed:
Date:
Staff Initials:
Phone:
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning & Zoning Commission
October 6, 2005
Page 17 of 85
Zaremba: We have a motion and a second. All in favor please say aye. Any opposed?
We have three in favor and two opposed. That motion carries as well.
MOTION CARRIED: THREE AYES. TWO NAYS.
Item 7:
Item 8:
Item 9:
Continue Public Hearing from September 15, 2005: AZ 05-038
Request for Annexation and Zoning of 38.5 acres from RUT to R-8 zone
for Irvine Subdivision by Dyver Development, LLC - southeast corner of
Ten Mile Road and Chinden Boulevard:
Continue Public Hearing from September 15, 2005: PP 05-037
Request for Preliminary Plat approval of 200 building lots and 21 common
lots on 38.5 acres in a proposed R-8 zone for Irvine Subdivision by
Dyver Development, LLC - southeast corner of Ten Mile Road and
Chinden Boulevard:
Continue Public Hearing from September 15, 2005: CUP 05-039
Request for Conditional Use Permit for a Planned Development for single
family detached residential units and single family attached residential
units in a proposed R-8 zone for Irvine Subdivision by Dyver
Development, LLC - southeast corner of Ten Mile Road and Chinden
Boulevard:
Zaremba: All right. Thank you all very much. The next items on the agenda I will open
the public hearings for AZ 05-038, PP 05-037, and CUP 05-039, all relating to Irvine
Subdivision and entertain a motion to continue those to October 20th, 'OS.
Moe: Mr. Chairman?
Zaremba: Commissioner Moe.
Moe: Let's see. I move the public hearings on AZ 05-038, PP 05-037, and CUP 05-
039, be continued to the regularly scheduled meeting of the Planning and Zoning to
October 20th? Is that correct?
Zaremba: Yes.
Moe: End of motion.
Rohm: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed?
Motion carries. All ayes.
MOTION CARRIED: ALL AYES.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. OUESTIONS? CALL (208) 884-5533
STAFF REPORT
P & Z Commission
Hearing Date: 9/1/2005
Continued to 10/6/2005
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FROM:
SUBJECT
Continued to 10/2012005
Planning & Zoning Commission
Joe Guenther, Associate City Planner
AZ-05-038
l{~~ (; E~ IVE:I)
Irvine Subdivision
Annexation of 38.5 acres from RUT to R-8PD
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PP-05-037
200 Single-family residential lots and 21 other lots
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CUP-05-039
Reduced frontage, minimum lot size, lot lines with zero side yard setbacks for
attached products and excess block length
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 38.5 acres of land that is cUlTently zoned RUT in Ada County. The applicant is
seeking an R-8 zone (Medium Density Residential District) for the entire parcel. The applicant has
submitted a preliminary plat for the subject property for 200 single-family lots(41 single-family attached;
97 single-family detached; and 62 detached alley/mew), and 21 common/other lots on 38.5 acres. The
CUPIPD includes requests for reductions to the minimum lot size, minimum street frontage, side setback
and maximum block length of the R-8 zone. Amenities for the development include pathways, a
swimming pool, a clubhouse area and useable open space.
2. SUMMARY RECOMMENDATION Staff is recommending approval of the subject
annexation and zoning (AZ-05-038), preliminary plat (PP-05-037), and conditional use permit (CUP-05-
039) for the reasons listed herein. The applicant proposes to sewer this development via extensions of
mains in Silverleaf Subdivision, which is temporarily pumping sewage to a discharge point in N. Ten
Mile Road. The applicant shall be responsible for any upgrades to the lift station that may be required.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
SE comer ofTen Mile Road and Chinden Road
4Nl W26
b. Owner
Dvyer Development, LLC
36 E. Pine Street
Meridian, Idaho 83642
c. Applicant:
Shawn Nickel
Land Consultants mc.
52 N. 2nd street
Eagle, Idaho, 83616
d. Representative:
e. Present Zoning:
Shawn Nickel, Land Consultants, Inc
COUNTY-RUT
Irvine Subdivision
AZ-05-038/PP-O5-037/CUP-O5-039
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
f. Present Comprehensive Plan Designation:
Low Density Residential- 2002 Comprehensive Future Land Use Plan
Medium Density Residential- North Meridian Comprehensive Plan Amendment
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): July 5,2005; with a revision
also dated July 5, 2005, stamped received on September 30, 2005.
2. Date of CUP site plan (attached as Exhibit A2): July 5, 2005; with a revision
also dated July 5, 2005, stamped received on September 30, 2005.
3. Date oflandscape plan (attached as Exhibit A3): July 8, 2005
h. Applicant's Statement/Justification: The proposed overall density (5.19 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential, which
allows for residential densities which allows 3 to 8 dwellings per acre. We believe the use
of the project will provide a development which will complement the sUITounding land
uses and will be a continuation of the Silverleafproject south and east of the site.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined
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. The subject application will in fact constitute a conditional use as detennined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 17, a public hearing is
required before the City Council on this matter.
d. Newspaper notifications published on: August 15th 2005 and August 29th 2005
e. Radius notices mailed to properties within 300 feet on: August 5th 2005
f. Applicant posted notice on site by: August 18th, 2005
5. LAND USE
a. Existing Land Use(s): Agricultural
b. Description of Character of Surrounding Area:
c. Adjacent Land Use and Zoning
1. North: Agricultural Ada County RR, Spurwing Golf Course
2. East: Agricultural/Residential Silverleaf Subdivision - Meridian City R-4 and Ada
County RUT
3. South: Single Family Residential SilverleafSubdivision - Meridian City R-4
4. West: Agricultural Ada County RUT - Future Bainbridge Subdivision Meridian
City R-8/PD
Agricul tural/U rbanizing
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities
Irvine Subdivision
AZ-05-038/PP -05-03 7 ¡CUP -05 -039
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1. Public Works
Location of sewer:
Location of water:
Road
Extension of mains in Silveleaf Subdivision.
Extension of mains in Silverleaf Subdivision and Ten Mile
Issues or concerns: The future rights-of-way along SH.20/Chinden Blvd are
under consultant review by ITD for future requirements for acquisition. ITD has
stated they are not able to purchase the entire amount of right-of-way they may
require for future expansion of SH 20/Chinden Blvd.
2. Vegetation: Agriculturalllrrigated
3. Flood plain: NA
4. Canals/Ditches Irrigation: Simpson Lateral/ Harrell Lateral
5. Hazards: None Identified
6. Proposed Zoning: R-8
7. Size of Property: 38.5 acres
8. Description of Use: 41 single-family attached; 97 single-family detached; and 62
detached alley/mew.
f. Subdivision Plat Infonnation
1. Residential Lots: 200
2. Non-residential Lots: 0
3. Total Building Lots: 200
4. Common Lots: 21
5. Other Lots: 21
6. Total Lots: 221
7. Open Lots: 2
8. Gross Density: 5.19 units per acre
g. Landscaping
1. Width of street buffer(s):
35 feet for gateway corridor on Chinden Blvd
30 feet (25 required) on Ten-Mile Road.
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as open space (pP and PD applications):
4.16 acres or 12.0% open space
4. Other landscaping standards: unused rights of way on Chinden Blvd SH20/26
h. Planned Development Characteristics
The applicant is requesting reduction of bulk standards ofMCC 11-9-1 for lot size on 189
residential lots, minimum street frontage on 178 lots, minimum front setbacks from 20
feet to 15 feet on all single family detached lots, and minimum front setbacks on all lots
in Blocks 3 and 6 (the mews) to have zero front yard setbacks.
Irvine Subdivision
AZ-05-03 8IPP -05-03 7 /CUP -05-039
PAGE 3
CITY OF MERlDlAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
i. Amenities
The applicant is proposing amenities in open space and a pool/clubhouse with playground
equipment.
j. Off-Street Parking (residential uses)
1. Parking spaces required: None. Staff recommended parking be provided for high
density attached products as proposed in Block 3 and Block 6.
2. Parking spaces proposed: 68 parking spaces proposed on Lot 11, Block 3 and Lot
6, Block 6
3. Compact spaces proposed: none
4. Off-site parking proposed: None.
5. Percentage of interior parking as landscaping: all parking will be contained in
common/open space lots as depicted and not counted towards open space.
k. Proposed and Required Residential Standards
6.45 acres of open space, 16.7%
Pathways, playhouse, clubhouse, and pool
R-8 (detached)
Setbacks Proposed Required
Front Living Area 15 15
Side Accessed Garage 15 15
Front Accessed Garage 15 20
Street side 15 20
Side 5 5
Rear 15 15
Frontage 38 65
Lot Size 3,800 6,500
R-8 (attached, Mew Development Block 3 and Block 6)
Setbacks Proposed Required
Front Living Area of
Side Accessed Garage
Front Accessed Garage
Street side
Side
0
0
0
0
20
0
2340
15
20
20
5
15
40
4000
Rear
Frontage
Lot Size
1. Proposed and Required Non-Residential
Irvine Subdivision
AZ-O5-038/PP -05-037 IC UP -05-039
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Non-residential lots are to be used for amenities and open space,
m. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
Access to ChiDden is to be prohibited. Access to Silverleaf subdivision is as proposed
with connections at Silverspruce Avenue and Tango Creek Drive. A stub street will be
provided to the property to the east listed as Myers property on the Plalmed Development
sheet.
For a detailed report on the public streets and access points to public streets, please the
attached staff report from the Ada County Highway District (Exhibit C).
6. AGENCY COMMENTS MEETING On August 12th 2005 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' on the North Meridian
Comprehensive Plan Future Land Use Map which is under progress for adoption. Currently the
site is designated a Low Density Residential on the 2002 Comprehensive Plan, and the applicant
has requested a step up in density. In Chapter VII of the Comprehensive Plan, medium density is
defined as areas including single-family homes at densities of three to eight dwelling units per
acre. Although the proposed density (5.19 d.u.lacre) is above the minimum target density of3
d.u.lacre for Low Density Residential, staff finds that the revised North Meridian Proposal
confonns to this stated pUIpose and intent. In the applicant's submittal letter, dated July 15, 2005
several Comprehensive Plan policies are listed (please see applicant's letter) and a step up in
density is requested in compliance with the existing comprehensive designation.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
. Require that development projects have planned for the provision of all public servIces
(Chapter VII, Goal III, Objective A, Action 1)
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 western roadway adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service will not
change.
The northern roadway adjacent to the subject lands are currently owned and
maintained by the Idaho Transportation Department (ITD). This service will not
change.
.
.
.
.
Irvine Subdivision
AZ-05-038/PP -05-03 7 /CUP -05-039
PAGES
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The suqject 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.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
N, Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters to the City
stating that their policy for access to a Type IV Principal Arterial will be at intersections
only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other
than intersections) in special cases and on a temporary basis. Staff finds that the proposal of
no access point to Chinden Boulevard (SH 20-26) meets the location requirements of lTD.
Further, staff finds that Ten Mile Road will serve as the access point to Chinden Boulevard
for all the properties in this section. lTD has conditioned the subdivision for additional rights
of way along Chinden Boulevard, a redesign of the proposal dated July 05,2005 has been
submitted which shows the right-of-way line at 90 feet to center line for approximately the
first 500 feet east of the centerline ofTen Mile Road.
lTD submitted a subsequent letter dated October 3, 2005 (attached to this report) requesting
100 feet of right-of-way for Chinden Boulevard the full length of the property. ITD has just
begun to consider the needed right-of-way along Chinden Boulevard and has no adopted
standards at this time. The applicant has chosen not to redesign to the 100-jòot ultimate
right-of-way as proposed in the October 3rd letter. Although staff is supportive oflTD's
efforts to reserve sufficient right-of-way along Chinden Boulevard, we are concerned that the
request for 100feet may be inappropriate in this area given that the subdivisions to the east
of this site have already developed with only 70 feet of right of way dedicated to lTD.
Therefore, Staff supports the design revised September 30, 2005 with the conditions listed in
Site Specific Conditions of approval in the Preliminary Plat section below in Exhibit C.
.
"Require appropriate landscape and buffers along transportation con-idors (setback,
vegetation, low walls, benns, etc,)." (Chapter VII, Goal IV, Objective D, Action item 4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is proposing to
construct a 35-foot wide landscape buffer with a perimeter fence and dense vegetation along
Chinden Boulevard. The applicant is also proposing to construct a 30-foot wide landscape
buffer along Ten Mile Road. Staff is supportive of these widths, as long as the entire buffer
lies outside the ultimate right-of-way. The applicant will be required to enter into a license
agreement with lTD for the future 10-foot multiuse pathway along SH 2 O/Ch inden to allow
the pathway to be constructed within the landscape buffer. Staffs has added conditions
requiring that the applicant leave an appropriate level area for the pathway and plant it with
sod until lTD constructs the pathway. See Site Specific Condition in the Preliminary Plat
section below in Exhibit C.
Irvine Subdivision
AZ-05 -03 8IPP -05-03 7/CUP -05-03 9
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach"
from the National Center for Bicycling and walking in all land use decisions." (Chapter VI,
Goal II, Objective A, #3) .
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
The additional rights of way for Ten Mile and SH 20/26 Chinden Blvd. will be large enough
to accommodate future pedestrian and bicycle lane as well as interconnection of sidewalks
along arterial roads.
.
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 North Meridian 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 5.19 dwelling units per acre, Staff has reviewed Irvine
Subdivision under the Medium Density Residential North Meridian Future Land Use Map
designation. Currently, the applicant has requested a "step up" in density from the 2002
City of Meridian Future Land Use Map. Staff supports the "step up" from low density
residential to medium density residential.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter VI,
Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway mid-mile between
Ten Mile Road and Black Cat Road, and between Chinden Boulevard and McMillan Road.
The proposal will provide connection to Ten Mile Road which will provide interconnection to
future collector streets.
Stafffinds that the proposed zoninf! and subseQuent uses fsingle-familv homes) will be
harmonious with and in accordance with the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists Single Family Residential
(attached and detached) as pennitted uses 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 pennit
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
Irvine Subdivision
AZ-05-038/PP -05-03 7 /CUP -05-039
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
designed to pennit 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
9a. 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.
1.1 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.
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 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 fÌom the City of Meridian. Wells may be used for non-domestic
purposes such as landscape irrigation.
1.4 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, fwnes, glare or odors.
1.5 MCC 11-16-4 provides the P&Z Commission and City Council the authority to require a
property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the close proximity of existinl:!:
and future residential uses. and the proximity to major arterials. staff believes that a
Development A!Zreement is necessary to ensure that this property is developed in a fashion that
is consistent with the comprehensive plan desÎ!:mation and does not nel:!:atively impact nearby
properties. Staff belieyes that the Development Agreement should include the following
provisions:
Non-Residential Buildin!!s/Community Center/Clubhouse: Meridian City Code
requires planned developments to provide amenities relative to the size of the project.
The amenities should contain architectural, landscaping, and building bulk concepts
from the primary use into the amenities so they are consistent and harmonious
throughout the development. The applicant has not submitted elevations for the pool
and clubhouse. Therefore, staff recommends that the Development Agreement
include a provision that requires all buildings in common areas to contain architectural
features and bulk building concepts that are similar to the residential buildings, as
detennined by the Commission at each CUP public hearing.
Sin!!le Family Attached Buildin!!s: The applicant shall be required to construct the
Irvine Subdivision
AZ-05-038/PP -05-03 7 ICUP -05-039
PAGE 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
attached products, fencing, landscaping, parking, and with the architectural renderings
submitted with these applications. CC&R's shall be placed on these buildings
requiring regular maintenance and upkeep managed by a homeowner's association or
management agency.
SH 20/Chinden Blvd: The applicant shall enter into an agreement with ITD to place
the required sidewalk/pathway within the required landscape buffer. The applicant is
not required to construct the pathway at this time. The City of Meridian does require
cooperation between the applicant and ITD to resolve the details of the future pathway
instead of the five foot sidewalk as required by Meridian City Code.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access:
Co1lllectivitv (silverleaf Subdivisions):
The stub street from SilverleafSubdivision shall CO1lllect ftom N. Silverspruce Avenue and
again ftom W. Tango Creek Drive. The subdivision is constrained by previous development
in the areas east and south of the site and is bound by ACHD and ITD policies of
interco1lllectivity. No direct access to Chinden Boulevard SH 20/26 is approved with this
subdivision. No direct access is allowed to Ten Mile Road is approved outside of the point
of co1lllection pennitted by ACHD.
The Fire Marshall shall require that all alleys shall be private streets as allowed by the UDC
Chapter 3 Article F. Such private streets shall be 24' feet wide, shall be named to facilitate
addressing of the property, and shall provide sufficient maneuvering are for evergency
vehicles (See Fire Department Condition #?? [add the one about 28/48].
The private street co1lllection between Blocks 8, 9 and 10 shall meet all radius requirements
of the Meridian Fire Department.
(Myers Property, Ada County RUT)
The Myers Property lies directly east ofthe site and also It is anticipated by the ITD
requirement of a minimum of 100' of right of way from centerline of Chinden Blvd and for
providing a backage road for access to Chinden at the mid section, and section lines only.
The stub street CO1lllection to the east of the site has been provided closer to Chinden to
provide interco1lllectivity to meet this goal. Silver River Street shall CO1lllect through to the
mid section CO1lllection to Chinden Blvd.
2.2. Landscapin!2:: Staff is generally supportive of the landscaping design with the following
considerations: Perimeter fencing shall be designed according to MCC 12-13 and maintained
by the home owners association. The 30 feet of right-of-way landscaping on Ten Mile Road
and 35 feet of landscaping on ChiDden Boulevard shall be maintained by the Home Owners
Association. All zero lot line homes shall be provided interco1lllectivity to parking areas and
amenities by a minimum of a 4' sidewalk in the common lots. Prior to final plat the
applicant shall submit a landscape plan depicting the required changes to the landscape plan
as detailed by this report.
2.3 Tree Miti!2:ation: 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
Irvine Subdivision
AZ-05-03 8IPP -05-03 7 /CUP -05-039
PAGE 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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.
2.4. 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. Settlers Irrigation District comments and conditions
have been received.
2.5 Pressure Irril!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
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.
2.6. Fencing: The applicant is proposing to construct a minimum of a six foot tall solid fence
around the perimeter of the site with 4' open fencing along common areas. A detailed
fencing plan should be submitted upon application of the final plat (MCC 12-4-10.F.3). If
pemanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building pennit. 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 City Code in effect at the time the pennit is issued. Fencing on SH 20/
Chinden Blvd should comply with all ITD requirements for noise abatement and shall be
placed on a bem and meet the elevation standards ofITD.
2.7 Unimproved Right-of-Way: Meridian City Code 12-13-10-9 requires a 10-foot wide
gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way is
greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or property
line), and road widening is not in the ACHD Five Year Work Program. The remainder of the
unimproved right-of-way should be landscaped with lawn or other vegetative groundcover.
Ten Mile Road and Chinden Blvd abutting this site meet the warrants for the lO-foot wide
gravel shoulder requirement listed above. Therefore, the applicant should be required to
construct a lO-foot wide gravel shoulder on Ten Mile Road, with the remaining portion of the
right-of-way being landscaped with lawn or other vegetative groundcover.
3. CONDITIONAL USE PERMIT SPECIAL CONSIDERATIONS
3.1 Reduced Standards: As stated earlier, the applicant is requesting modifications from
standard ordinance requirements for street frontage, lot size, and setbacks.
Lot Size: The applicant has requested reduced lot sizes to accommodate mixed residential
products; the submitted preliminary plat has 189 lots below the 6,500 square-foot minimum
size. Therefore, a modification to the standard R-8 lot size of 6,500 square-feet is applicable.
The proposed lot sizes which range from 2,340 square-feet to 9,677 square-feet.
Lot Frontage: The minimum requested street frontage is zero-feet for attached products in
Blocks 3 and 6. These lots will have private street access and frontage. There are 178 lots
that have between 0 feet and 64 feet of frontage (65 feet is the minimum for the R-8 zone).
Irvine Subdivision
AZ-05-03 8IPP -05.03 7/CUP -05-03 9
PAGE 10
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Staff is supportive of reducing the frontage for the lots as it provides diversity and mixed
residential opportunities.
Setbacks: As depicted, Blocks 3 and 6 have zero front yard setbacks and are provided private
street access to the rear. The applicant has requested 15 feet front yard setbacks for all
products outside of Blocks 3 and 6 as well as the zero lot line front setbacks for the attached
products.
3.2 Amenities: MCC 12-6-2.A.3 requires two or more amenities to be provided as part of
each planned development. The proposed amenities for the subject planned development
include: two open space lots to be used as homeowner parks. Detached parkways shall be a
minimum of 8' of open space along rights of way and planted in accordance to the Landscape
plan. The proposed open space makes up 12% of the site, 5% minimum is required, and it
takes 10% to count open space as an amenity. A swimming pool/ community center(s),
playground is depicted on the submitted landscape plan in Block 3 Lot 11. Off-street parking
will be provided to the open space. Parking provided on-site takes away from the useable
green area. As proposed, staff supports that the proposed park/open space areas provide
sufficient amenities relative to the size of the proposed development.
Landscaped open space means land exclusive of street rights-of~way and street buffers,
except for right-of-way specifically dedicated for landscaping within a subdivision. The
applicant states that the total open space areas account for 6.45 acres (16.7%) of common
lots. To meet the open space definition in the PD ordinance, the landscape buffers along
Chinden Boulevard and Ten Mile Road should not be included in the open space calculation.
However, the landscape strips between the sidewalk and the curb on the internal streets may
count towards the open space calculation if they are planted with street trees. To comply with
the PD requirements for two amenities, the applicant should be required to reserve at least
10% of the site for open space and provide at least one other amenity as detennined by the
Commission and Council at the public hearings. Said amenity should be appropriate to the
size and uses of the proposed development.
3.3 Elevations: The applicant has submitted three (3) front elevation drawings for the
proposed attached single-family residential dwelling units. Staff believes that the dwelling
units will be compatible with the adjoining uses, if the buildings are constructed as shown on
the submitted elevations. Construction within Irvine Subdivision should substantially comply
with the elevations submitted by the applicant. Construction materials used on the structures
should be reviewed by Planning Staff prior to approval by the City of Meridian Building
Department.
9b. Staff Recommendation: Staff recommends approval of AZ-05-038/PP-05-037/CUP-05-
039 for Irvine Subdivision as presented in the staff report dated October 20, 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 (All applications)
I move to recommend approval to the City Council of File Numbers AZ-05~038/PP-05-037/CUP-
05-039 as presented in staff report for the hearing date of October 20, 2005 and the preliminary
plat dated July 05, 2005 stamped revised/received September 30, 2005, and the site plan dated
July 05,2005 with the following modifications to the conditions of approval: (add any proposed
modifications)
Irvine Subdivision
AZ-05-03 8IPP -05-03 7/CUP-05-039
PAGE 11
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Recommend Denial (Annexation and CUP)
I move to recommend denial to the City Council of File Numbers AZ-05-038 and CUP-05.039 as
presented in the staff report dated October 20,2005 and the preliminary plat dated July 05,2005
stamped revised/received September 30, 2005 for the following reasons: (you must state specific
reasons for denial of the CUP. They should address how the applicant might re~do the application
to gain your recommendation for approval.)
Deny (plat)
I move to deny PP-05.037 for the following reasons: (you should state specific reasons for denial.
They should address how the applicant might re-do the application to gain your recommendation
for approval.)
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: July 05,2005, AMENDED September 30,2005)
2. CUP Site Plan (dated: July 05,2005 AMENDED September 30, 2005)
3. Landscape Plan (dated: July 08,2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Settlers lITigation District
C. Idaho Transportation Department letter dated October 3, 2005
D. Legal Description
E. Required Findings from Zoning Ordinance
Irvine Subdivision
AZ-05-03 8/PP.05-03 7 ICUP -05 -039
PAGEl2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: July 05,2005, AMENDED September 30,2005)
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. CUP Site Plan (dated: July 05,2005, amended September 30,2005)
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Irvine Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3. Landscape Plan (dated: July 08,2005)
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Exhibit A Page 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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Irvine Subdivision
Exhibit A Page 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-l prepared by Bailey Engineering, dated July 05,2005 revised
September 30, 2005, is approved, with the conditions listed herein. All comments/conditions of
the accompanying Annexation/Zoning (AZ-05-038) shall also be considered conditions of the
Preliminary Plat (PP-05-037).
The applicant has proposed a 30-foot landscape buffer along Ten-Mile Road and a 25 foot buffer
is required by ordinance. The sidewalks within the buffer shall be placed as to line up with
existing buffers in neighboring subdivisions.
The applicant shall reconfigure all public alley ways to be private streets that are a minimum of
24' wide.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Ten Mile Road as required by ACHD.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Chinden Boulevard as required by ITD.
A landscape plan shall be submitted prior to final plat showing the landscaping in relation to the
changes required by this report. The submitted two-page landscape plan prepared by The Land
Group, Inc., dated July 08, 2005 is not approved as submitted. The following should be included
in a revised landscape plan:
.
Provide a 35-foot wide landscape buffer adjacent to Chinden Boulevard and 30-foot wide
landscape buffer adjacent to Ten Mile Road. In accordance with MCC 12-13-10, the 35-foot
wide landscape buffers shall be located entirely outside of the ultimate right-of-way for the
adjacent street. The applicant shall enter into an agreement to allow ITD to construct a 10-
foot pathway within the required 35-foot landscape buffer. Until such time that ITD
constructs the pathway, the applicant shall plant lawn or other vegetative groundcover in the
area. The applicant shall preserve a relatively flat area for the multi-use pathway, and such
area shall be depicted on the landscape plan.
.
Depict a lO-foot wide gravel shoulder on Ten Mile Road abutting the site, with the remaining
portion of the right-of-way being landscaped with lawn or other vegetative groundcover.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning Department. Submit 10 copies of a revised landscape plan,
depicting the above-mentioned changes and any other changes that may be required by the
Planning & Zoning Commission, to the City Clerk at least 10 days prior to the next public
hearing.
All road drainage shall be contained on site in the drainage swales/areas as depicted.
Maintenance of all common areas shall be the responsibility of the Irvine Subdivision
Homeowners' Association.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.1.9
Other than the public street access approved by ACHD, direct lot access to Chinden Boulevard
and Ten Mile Road is prohibited. A note shall be placed on the final plat restricting access to
Chinden Boulevard and Ten Mile Road.
1.1.10 Place a note on the face of the final plat stating that all future front garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
1.1.11
All irrigation ditches, laterals or canals, exclusive of natural waterways, the Simpson Lateral and
the Harrell lateral, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4~13, unless otherwise approved by the City and the
Irrigation District( s ).
1.1.12 All alleys shall be converted to private streets and shall be named and receive naming approval by
the Ada County Street Naming Committee. All private street names shall be included on the
[mal plat.
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
GENERAL REQUIREMENTS~PRELIMINAR Y PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13~10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The 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 fencing
should be installed in accordance with City Code.
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 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.
Exhibit B Page 2
1.3.4 Comply with the submitted elevations for the attached homes as proposed at the Planning &
Zoning Commission meeting. Construction within Irvine Subdivision shall substantially comply
with the elevations submitted by the applicant. Construction materials used on the structures shall
be reviewed by the Planning Department prior to application to the City of Meridian Building
Department.
2. Public Works Department
2.1 Pennanent sanitary sewer service to this development is to be provided by the undeveloped
"North" Black Cat service area. The applicant proposes to sewer this development via extensions
of mains in Silverleaf Subdivision, which is temporarily pumping sewage to a discharge point in
N. Ten Mile Road. The applicant shall be responsible for any upgrades to the lift station that may
be required.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard fonTIS of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
confonnance of City of Meridian Public Works Departments Standard Specifications.
Water service to this site is being proposed via extension of mains in Silverleaf Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
Provide a 20-foot easement for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The description shall be consistent with the graphically
depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal
description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x
11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
1.3.2
1.3.3
2.2
2.3
2.4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.7
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
1.3
SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CuP-05-039)
1.3.1
The site plan prepared by Bailey Engineering, dated July 05, 2005, is approved, with the
conditions listed herein. Applicant shall meet all of the requirements of the Annexation and
Zoning (AZ-05-038) and Preliminary Plat (PP-05-037) as a condition of the Conditional Use
Pennit (CuP-05-039).
The project shall confonn to the R-8 dimensional standards, except as follows:
.
Lot Size -
2,840 sq. ft. (minimum)(attached)
3,800 sq. ft.(minimum)(detached)
.
Lot Frontage - 38 feet (minimum) (on straight-away)
26 feet (minimum) (Mew and Alley)
.
Residential Building Setbacks - The following lots may have a O-foot side setback, 0-
foot front setback, and: All lots in Blocks 3 and 6.
As amenities for the subject planned development, construct: construct a pool with clubhouse in
Block 3, and install and maintain the pathways as depicted to interconnect the mew open spaces;
and install and maintain all additional open spaces being counted toward the amenity.
Exhibit B Page 3
2.8
2.9
2.10
2.11
2.12
2.13
2.14
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.5
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the
plat referencing this document.
The preliminary plat shows sewer mains being installed in the common lots between the attached
products. Any sewer mains located in these areas would need to be protected by a standard 20-
foot City of Meridian sewer easement, and free of mature landscaping. Additionally a 14-foot
wide all weather access road shall be placed over the sewer main to facilitate cleaning and
maintenance of the sewer system and its appurtenances.
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
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 use 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.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" easement past the sidewalk.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic pwposes such as landscape ilTigation.
The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State ofIdaho 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. 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
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.6
2.7
Exhibit B Page 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.15
2.16
2.17
2.18
2.19
2.20
2.21
2.22
2.23
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.
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 Pemritting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confonnance with MCC 11~12-3H.
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.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 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.
3.3 Entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.6 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3,7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29'
street width shall have no parking. Streets with less than 33' shall have parking only on one side.
These measurements shall be based on the face of curb dimension.
3.8 The proposed ZOO-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 580 residents at build out.
3.9 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Joe Silva (888-1234) to address
this concern prior to the public hearing.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ÍÌ"om a hydrant on a fire apparatus access road, as measured
by an approved route around the exterior of the facility or building, on-site [lYe 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).
4. Police Department
4.1 Any interior fencing shall allow visibility ÍÌ"om the street or shall not exceed four feet in height if
solid fencing is used.
The proposed multi-family units shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
Please contact the Police Chief for detailed review of any development proposal and submit
stamped (approved) plans with your final plat application.
5. Parks Department
5.1 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.
This condition will apply to the section of pathway to be located along SH 20/Chinden Blvd.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at sse (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application,
4.2
4.3
7. Ada County Highway District
Exhibit B Page 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Site Specific Conditions of Approval
7.1 Dedicate a total of 48-feet of right-of-way along Ten Mile Road and construct a minimum 5-foot
wide concrete sidewalk along Ten Mile Road, located a minimum of 41 ~feet from the centerline of
the right-of-way.
7.2 Construct the main entrance to intersect Ten Mile Road approximately 505~feet north of the south
property line, as proposed.
7.3 Extend North Silverspruce Avenue into the site from the south property line (approximately 550-feet
east ofTen Mile Road), as proposed.
7.4 Extend West Tango Creek Drive into the site from the east property line (approximately 240-feet
north of the south property line), as proposed.
7.5 Construct a stub street (West Silver River Street) to the east property line approximately 165-feet
south of State Highway 20/26 (Chinden Boulevard), as proposed. Install a sign at the terminus of the
roadway that states, "this roadway will be extended in the future."
7.6 Construct West Stone Pine Street, North Spindrift Avenue, North Seawind Avenue, West Seadrift
Drive and West Silver River Street (from Santa Rita Avenue to the east property line) as 34-foot
street sections with rolled curb, gutter and attached 5-foot concrete sidewalks within 50-feet of right-
of-way, as proposed. Provide the District with documentation showing the review and approval of
the reduced street section.
7.7 Construct North Sunny Cove Street, North Santa Rita Avenue, North Seacliffe Avenue and North
Silver River Street (from Santa Rita Avenue to North Seawind Avenue) as 34-foot street sections with
rolled curb, gutter and detached 4-foot concrete sidewalks that are separated from the curb line with a
5-foot wide planter within 52-feet ofright-of-way, as proposed. Provide the District with
documentation showing the review and approval of the reduced street section. Comply with the
District's Tree Planter Width Interim Policy***see Finding of Fact 5 on page 6 of this report for
further infonnation regarding this policy.
7.8 Construct North Silverspruce Avenue and West Tango Creek Drive as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way, as proposed.
7.9 Construct 20-foot wide alleys within the subdivision. Pave the alleys their full width of20-feet and
construct the alley intersections to be a minimum of IS-foot radii. Provide a minimum of 22-feet of
clear distance from the back of the parking stall (or garage) to the opposite side of the alley. Parking
in alley is prohibited. The proposed parking lots accessing the alley are acceptable and approved with
this application.
7.10 Construct four knuckles without center islands within the subdivision, as proposed.
7.11 Construct a left turn lane on Ten Mile Road at the main entrance. Coordinate the design of the turn
lane with District staff.
7.12 Construct a right turn lane on Ten Mile Road at the main entrance. (the turn lane must include both a
taper and a lane). Coordinate the design of the turn lane and taper with District staff.
Exhibit B Page 7
CITY OF MER[DIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7.13 Comply with requirements oflTD for State Highway 20-26 (Chinden Boulevard) frontage. Submit
to the District a letter from lTD regarding said requirements prior to District approval of the final plat
or issuance of a building pennit (or other required pennits), whichever occurs first. Contact District
III Traffic Engineer at 334-8340.
7.14 Other than the access point that has specifically been approved with this application, direct lot access
to Ten Mile Road is prohibited. A note will be required on the final plat stating this access restriction.
7.15 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.16 Any existing iITigation facilities shall be relocated outside of the right-of-way. All utility relocation
costs associated with improving street frontages abutting the site shall be bome by the developer.
7.17 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.
7.18 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.
7.19 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.
7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or
other required pennits), which incorporates any required design changes.
7.21 Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.22 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.
7.23 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.
7.24 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.
7.25 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 subj ect property unless a
Exhibit B Page 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
8.
8.1
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.
Settlers' Irrigation District
All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are Simpson Lateral (40' easement), Harrell Lateral #21 (20'
easement). Contact SID for additional requirements.
A Land Use Change Application must be on file prior to any approvals.
A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
Any Change to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
8.2
8.3
8.4
8.5
8.6
All stonn drainage must be retained on-site.
The development must supply pressure irrigation access to all lots within the above-mentioned
subdivision from the current delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure irrigation system an agreement must be in place prior to the pre-
construction meeting.
Exhibit B Page 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Exhibit C. Idaho Transportation Department (three pages, two comments by Sue Sullivan and one
page of" Adj acent to Residential Option 1") Dated October 3, 2005.
IDAHO TRAN8PORTATION DEPARTMENT
P.O. Box 8026
Boise, ID 83714,a028
~.nON BOARI)
Charles WInder
CllaiFl118/1
John X. Combo
V,;;e Ctlii/JW8f1
0""rlcI6
John McHugh
Oislricll
Bruce Sweeney
DiSlt¡cl2
MOnl. McClure
Dislroct 3
Gary Blick
District 4
Nail MIller
Oistrocl 5
David Ekern. P.E.
Dii1Jclor
Sua Higgtns
808m Secretary
--,..
Exhibit C Page I
(208) 33H300
itdjdaho.gov
October 3. 2(X'5
VIA fAX: 208-888,6854
City of Meridian Planning Department
660 E. Watertower, Ste. 202
Meridian, m 83642
Ann: Joe Guenther
RE:
ANNEXA TIONIREZONFJPREUMINAR Y PLAT
Route: US Highway 20/26
Location: SE Comer ofTen Mile & 20126
Name; Irvine Subdivision (Dyver Development. LLC)
Dear Mr. Guenther.
Thank you for allowing the Idaho Transportation Department (ITO) the opportunity to comment on
the applicant's preliminary plat for the property localed at the SE comer of N. Ten Mile & Chinden
Blvd. (US 20/26). Meridian, Idaho. ITD offers the following comments:
General Comment:
I thought perhaps we had neglected to comment allhe annexation/rezone stage. Per today's
conversation with Meridian staff, r now understand that this is the annexation/rezone stage, I do not
feel as shy about requesting appropriate redesign of the subdivision.
Pasl comments on US 20126 selbaeks. A few developments along US 20/26 were designed. per
ITD comment during 2( ( 4. [0 meel a setback of 70' from the centerline of Ihe existing highway.
This setbaà would have provided enough room for I.) a painted median treatment or 2.) an urban
storm sewer treatment.
Given the high volumes forecast for this route, we desire a wider median (28') that wiIJ provide a
higher level of safety for the traveling public. The storm sewer treatment is not desirable due to the
challenges of finding outlet opportunities. A ditch section that can detain and intl1lrate some of lhe
drainage is a more sustainable design.
SludylSchedule. ITD and COMPASS recemly began the US 20126 Corridor Study. The goal of
this study is to preserve the corridor for future capacity improvement needs (widening), The scope
includes public involvement. a concept report/corridor plan. access management, and an
environmental document. An environmental document and funding are needed before we can
proceed with right of way acquisition. The scope docs not include final design. nor is there funding
available to construct any widening. Developers and buyers should be made aW1Jre that
improvements to US 20/26 will not happen for some time,
We have moved the design of some alternative typical sections forwllfd in the project developmenl
process in an aUem H to stay abreast of development and anticipate future setback needs. Any
designs we show you at this time may be moditied during the project design.
CITY OF MERIDIAN PLANNING AND ZONiNG DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Reconunendations for lrviue Subdivision.
I understand there is a redesigned plat. I have not seen this design yet. My comments reference it plat dated 7/5105.
The current setback to the back property line of the lots framing US 20126 is 105' from the centerline of the existing
pavemenl. A desirable setback to the bad property line of the 10ls would be 135'. Compromises to the typical section
could have included the following:
. A storm sewer scclion could be accommodated in the current sit.e design. Concerns ahout this treallnent have
been noted above. This is not a desirable option. The developer presented a logical argument that we already
had the 70' setback constraining our solulions. As I review the plats. this only significantly affects about 500' in
Silvcrleaf sub. We can work with that.
. The pedestrian refuge could be slightly narrowed; however, per conversations with Meridian staff this was an
important feature, given the pavement widths, and we support thaI.
. 11 is possible that narrowing the ditch section could be investigated. I will not have the hydraulic design data to
support that without further design. (would be very concerned that, given the flat grades in the area, and that
the highway ditch accepts regular reoccurring water from the landscape area, a ditch with less capacity would
cause satUration of the subgrade.
FrontageIBackage Road
Per the City of Meridian ordinance, a colleçtor type facility should be constructed roughly parallel to US 20/26.
There is a road on th~ Silverleaf plat called Kingwood- It appears to be the route Irvine residenls would use lO ¡Iceess the
commercial area al Lochsau and also the prnposed elementary school. On the Irvine plat. the same road is called West
Tango creek? West Tango Creek (aka Kingwood) should be redesigncd to serve a better collector function, ie.
minimi7.e. if not eliminate. <lny residential [rolllage-
TraßficIÐmpactStudy
Improvements at the intersection of N. Ten Mile and US 20126 should be considered to accommodate the highway
entry/exit movements of whicles resulting from the subject development/application. The applicant should complete a
Traffic Impact Study at the intersection to assess highway impacts and to recommend what. if any, improvements (i.e.
accderationldecelerationlanes, center tum buys. etc.) are necessary. We have not received this data 10 date. As noted
above. no funds for these improvements by frO are available in the near future. Any necessary improvements require
an approved permit from the ITn prior to construction.
Noise AbatcÐmcnt
The developer should be required to construct noise abatement per ordinance.
Typical Section. Please refer to the Typical Section faxed to you. Dated 10/3/05. Titled "Adjacelll to rcsidential-
Option I". This typical would be appropriate for this location.
If you have questions. please contact me (208) 334~89SS.
Sincerely.
~tL ~ 1/1 !Z~
Sue Sullivan
Sr. Transportation Planner
's:ah
Exhibit C Page 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Exhibit C Page 3
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Legal Description
II
SURVEY
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M..rid¡an. Idaho 83642
Phone (208) 846-8570
Fax (208) 884-5399
Project No. 05~124
Irvine Subdivision
Annexation Des('nption
RUT to R-8
June 16, 200S
Revised August 8, 2005
A parcel ofland located in the West 1/2 of the NW 1/4 of Section 26, TAN.,
R.I W" 8.M" Ada County, Idaho, more particularly described as follows: BEGINNING
al the comer common to Sections 22, 23, 27, and the said Section 26;
Thence South 89°10'58" Bast, 1313,78 feet fa the West 1/16 comer common to
said Sections 23 and 26;
Thence South 00°29']8" West, 1317.21 feetto the NW 1116 comer;
Thence continuing and along the East line oithe SW 1/4 of the NW 1/4 South
00°29'18" West, 60.46 feef;
Thence North 89°09'47" West, 1023.02 feet;
Thence North 00°21 '10" East, 270.36 feet;
Thence North 89°09'47" West, 287.51 feet to a point on the West line of said
Seçtion 26;
Thence North 00°21' J 0" East, J 106.88 feef to the Point of Beginning. Containing
39.71 acres, more or less.
D. Terry Peugh, PLS
f'/"'((>'$SiOllnl land 'iu,'v",yor.
Exhibit D Page I
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
E. Required Findings from Zoning Ordinance
1. Annexation Findings:
The commission and council shall review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall [lid adequate
evidence answering the following questions about the proposed zoning amendment:
A. Will the new zoning be harmonious with and in accordance with the comprehensive plan
and, if not, has there been an application for a comprehensive plan amendment;
D.
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single~family homes at densities of three to eight dwelling units per acre; 'low
density' consist of single-family homes at densities of three dwelling units or less per
acre. Staff finds that the requested residential zoning designation, R-8, is harmonious
with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map,
which designates the SW comer of Ten Mile and SH 20/Chinden Blvd to "Medium
Density Residential", this is also continued with the North Meridian Comprehensive Plan
Development application submitted for 2005. The density proposed with the preliminary
plats are consistent with previous Commission and Council actions and generally
conforms to the goals, objectives, and action items contained in the Comprehensive Plan
for these medium density areas. The overall density of 5.19 du/acre is higher due to the
incorporation of Mew designs for Blocks three and six. These designs maximize density
and open space with many common space features.
Staff finds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 7 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and a conditional use permit for a planned development that proposes
singleMfamily, attached and detached products on the subject site (PP-05-037, & CUP-05-
039). Staff does not anticipate that the applicant plans to rezone the subject property in
the future if the accompanying CUP/PD and PP applications are approved.
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
commercial area by means of conditional use permits;
Staff flids that the single-family homes would be allowed (permitted) within the
requested R-8 zone. The entire site is being proposed as residential and upon build out
staff would not anticipate changes of usage for this site.
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;
There have been no recent street improvements in the area. The abutting roadway, Ten
Mile Road, , is within ACHD's Five Year Work Program or CIP (20Myear plan) for road
widening. Bainbridge Subdivision to the west, Silverleaf Subdivision to the south and
east have been tentatively approved for development similar to what is being proposed
with Irvine Subdivision. Bainbridge Subdivision is not currently being developed because
sewer service is not available to that site. The subject property is generally suITounded by
Exhibit E Page 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
rural residential acreages. Staff does not find that there has been a change in the area that
dictates that this property should be rezoned. Staff recommends that the Commission and
Council rely on staffs analysis, public testimony received and any comments submitted
from any other agencies or departments regarding whether this property should be
annexed.
E. Will the proposed uses be designed, constructed, operated and maintained to be
hannonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
The applicant has submitted elevations for the proposed attached housing units these
units will be designed and constructed to meet similar architecture to the single family
detached residences. The applicant is the same as for Silverleaf subdivision; staff believes
that the design of these single family attached dwelling units will be compatible with the
adjoining uses. Staff finds that the proposed development will change the existing
character of the area, which is still largely rural. However, the proposed development is
generally hannonious with the intended character envisioned by the Comprehensive Plan.
Staff does not find that the proposed zoning/uses will adversely change the essential
character of area.
F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
The Commission and Council should rely on public testimony (oral and written) to
detennine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Staff does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, staff does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit B and all City Code provisions.
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 will the person responsible for the establishment of the proposed zoning
amendment bè 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. This development is currently serviceable by the City of
Meridian's sanitary sewer system through Silverleaf Subdivision. Sewer service for this
development will. The site lies on a Major Arterial (Ten Mile Road) and a Principle
Arterial Road system (SH 20/Chinden Blvd) future rights of way have been determined
by the commenting jurisdictions.
Staff does look lightly on designs diverging trom agency comments. In this case the
applicant has made a proposal which is a compromise from the Idaho Transportation
Departments recommendation. Staff has accepted this design as appropriate to the
northern border of Section 26, 4N 1 W as there are few exceptions along this section
which are not designed at a Seventy (70) foot right of way. Staff supports the 500 foot
taper to Ten Mile Road as designed in the September 30, 2005 submittal as long as the
required buffers are designed and installed according to MCC, the benn along SH
20/Chinden be provided as shown in the ITD "adjacent to residential option 1" and the
ten foot multiuse pathway be designed to accommodate future pedestrian traffic along
this corridor. These have been included as conditions of approval and staff supports the
design with these concerns.
Exhibit E Page 2
CITY OF M ERTDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Other urban services, such as water, are near to this site and the applicant should be able
to extend such services to the site. Staff finds that the subject site is proposed for
development in a fashion similar to other properties in the area.
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.
I.
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 except for sanitary sewer, 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.
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 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.
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 access to Ten Mile Road and
three internal accesses (one stub street) to the existing public street system. ACHD is
supportive of the proposed streets and driveway locations. If is designed and constructed
as required by the ACHD and the City, staff does not believe that the subdivision will
create interference with traffic on the surrounding public streets. No access will be taken
to SH 20 Chinden Blvd.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
J.
The Simpson Lateral and Hartlett Lateral both bisect this property. Staff would consider
both of these features non-scenic in nature. Staff recommends that these features be
Exhibit E Page 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
subject to the conditions submitted by Settlers Irrigation. There are few 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 detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the findings listed above. stafffinds that the annexation/zoninf! of this
proverN. as proPosed bv the applicant. would be in the best interest of the GiN (see
Analysis section in the Staff Report).
2. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The confonnance of the subdivision with the Comprehensive Development Plan;
Please see Annexation Findings Item A above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation Findings Items G and H above.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities fof the development at their
cost, the subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The other health, safety or enviromnental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or enviromnental 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
detennine whether or not the proposed subdivision may cause health, safety or
enviromnental problems of which staff is unaware.
3. CUP Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenus of the following, and may approve a conditional use pennit
if they shall find evidence presented at the hearing(s) is adequate to establish:
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this title;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage, lot size, side setback and maximum block length requirements of
the R-8 zone. Staff finds that the subject property is large enough to accommodate the
Exhibit E Page 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
requested use and all other required ordinance features. Although the site is large enough
to accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards. In
accordance to the Planned Development standards, amenities have been provided as well
as useable open space for the attached housing, additional parking has also been provided
for the higher density areas.
E. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed subdivision is generally hannonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential" and "Low Density Residential" (provided the
Commission and Council grant the requested planned development and use exception).
Please see Annexation Findings A.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Please see Annexation Findings E.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff finds that if the applicant complies with all of the conditions of approval, this
development will not have an adverse impact on other properties. Staff recommends that
the Commission and Council rely upon public testimony, staffs analysis, and other
agency comments when determining if the proposed uses will adversely affect other
properties in the vicinity.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
Please see Annexation Findings G and H, the conditions in Exhibit B, and any comments
that may be submitted to the City Clerk regarding this project.
F. That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Please see Annexation Findings H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Please see Annexation Findings I.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Annexation and Zoning Findings J. The Commission and Council should
review any comments received from the ACHD regarding this project when determining
this finding.
Exhibit E Page 5
CITY OF MERJDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation and Zoning Findings K.
4. Planned Development Findings:
Upon recommendation of the commission, the council may authorize specific uses not
normally pennitted by the use regulations of the zone in which the development is located. ill
granting such authorization, the commission and council shall make the following findings:
A. The uses pennitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
The principal use ofthe development is entirely residential. The applicant has met the
standards of the Planned Development by mixing product types, housing sizes, lot sizes,
and providing amenities appropriate to the size of the development. These housing types
all would share common/open space as well as a pool and clubhouse. The internal
system allows for many rear entry/alley loaded products which would provide an
alternate to road cuts at the frontage as well as to more aptly utilize density while
maintaining open space. The proposal also includes addition of pathways internally
connecting to the sidewalks and multiuse pathways along Ten Mile Road and SH 20/
Chinden Blvd as well as connections into the Silverleaf Subdivision.
B. No more than twenty percent (20%) ofthe total area of the project shall be devoted to the
uses pennitted by the exception. The percentage of use exception allowed will be
detennined by the commission and council based upon the size of the project and
intensity of the use exceptions.
The applicant is not proposing non-residential zoning.
C. The development will be phased so that construction of the excepted use or uses will be
justified by construction of all or a proportionate amount ofthe principal or primary use
or uses.
The applicant has not submitted a phasing plan. Staff anticipates the entire subdivision
receiving final plat approval within the required time frame.
D. The uses permitted by the exception are integrated into the overall project by:
1. Being located in proximity to and within convenient walking distance of the primary
uses.
See Planned Development Findings "A" above.
2. Utilizing one or more of the main vehicular accesses to the primary use site as the main
access to the exception site or interconnection through a system of private roadways
and/or pathways.
Staff fmds that the uses are adequately interconnected.
3. Providing pedestrian and bicycle pathway connections with the primary use site.
See Planned Development Findings "A" above.
4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian
access from the primary use site.
The attached single family residential buildings are being proposed at this time on the
Exhibit E Page 6
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Mew lots. This design orients the front yards of the buildings to the open/common space,
provides appropriate parking, and ensures that vehicular and pedestrian access is
separated yet facilitated to the amenities.
5. Continuing architecture, landscaping, and building bulk concepts from the primary use
into the use of the exception site so they are consistent and harmonious throughout the
development.
Staff recommends that the Development Agreement include a provision that requires all
non-residential buildings (Clubhouse) to contain architectural features and bulk building
concepts that are similar to the residential buildings. The use(s) permitted by the
exception are neighborhood- or community-serving in size and character and not
regional, and are not detrimental to adjacent neighborhoods in location and character.
Staff finds that the size and character of proposal is appropriate to serve the community
and should not be detrimental to adjacent neighborhoods as designed.
Exhibit E Page 7