HomeMy WebLinkAboutMilford Creek Sub No. 2 AZ
AZ 05-047
MERIDIAN PLANNING & ZONING MEETING
November 3, 2005
APPLICANT M&H Development, LLC ITEM NO. 14
REQUEST Public Hearing - Annexation and Zoning of 13.556 acres from RUT to R-8 zone
for Milford Creek Subdivision No.2 - south of East McMillon Road and west of North
Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
No comment
No comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of posting / See comments from ITD
Contacted: ~ ~ fIl Œ ~ Date: -1J ~ J Phone:. q -/~~ DC¡ ðD
Emailed: e q") ~b.f.¿lì ~ tYl@ ~IÑ~Çt.. n{L Stoff Initials: /ý}.t:t-
Materials pre ented at pub ic meetings shall become property or the City of Meridian.
STAFF REPORT
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FROM:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
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Hearing Date: November 3, 200S
Planning & Zoning Commission
Joe Guenther, Associate City Planner
City of Meridian Planning Department
208-884-SS33
SUBJECT
Milford Creek Subdivision
AZ-OS-047
Annexation of 13.56 acres trom RUT to R-8
pp-OS.OSO
48 Single-family residential lots and 7 other lots
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 13.S6 acres ofland that is currently zoned RUT in Ada County. The applicant is
seeking an R-8 zone (Medium Density Residential District) for the entire site. The applicant has
submitted a preliminary plat for the subject property requesting 48 single-family residential lots and 7
common/other lots on 13.S6 acres.
2. SUMMARY RECOMMENDATION Staff is recommending approval of the subject
annexation and zoning (AZ-OS.047) and preliminary plat (PP-OS-OSO) for the reasons listed herein.
3. PROPOSED MOTION
Recommend Approval (All applications)
I move to recommend approval to the City Council of File Numbers AZ-OS-047/PP-OS-OSO as
presented in staff report for the hearing date of November 3, 200S and the preliminary plat dated August
3,2005 with the following modifications to the conditions of approval: (add any proposed modifications)
Recommend Denial (All applications)
I move to recommend denial to the City Council of File Numbers AZ-OS-O47/PP-05.0S0 as
presented in the staff report dated November 3, 200S and the preliminary plat dated August 3, 200S for
the following reasons: (you must state specific reasons for denial of the CUP. They should address how
the applicant might fe-do the application to gain your recommendation for approva1.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
NE comer of Amity Road and Locust Grove Road
4NIE32
b. Owner
M&H Development
82 E. State Street, Suite B
Eagle, Idaho 83616
c. Applicant:
Becky McKay, Engineering Solutions
150 E. Aikens Street, Suite B
Eagle, Idaho, 83616
d. Representative:
e. Present Zoning:
Becky McKay, Engineering Solutions
COUNTY-RUT
Milford Creek Subdivision
~-O5-047/PP-O5-050
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
f. Present Comprehensive Plan Designation:
Medium Density Residential- 2002 Comprehensive Future Land Use Map
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): August 3, 2005
2. Date oflandscape plan (attached as Exhibit A2): August 12, 2005
h. Applicant's Statement/Justification: The proposed overall density (3.S4 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential R-8
which allows for residential densities up to 8 dwellings per acre. The applicant has
requested a density consistent the comprehensive plan which is similar to other medium
density residential projects in the near vicinity. We believe the use of the project will
provide a development which will complement the surrounding land uses and will be a
continuation of the Zebulon Heights project south ofthe site and the City of Boise
Milford Creek Subdivision No.1 project east of the site.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is
required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined 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: October 1 ih 2005 and October 31 st 2005
e. Radius notices mailed to properties within 300 feet on: October ih 200S
f. Applicant posted notice on site by:
6. LAND USE
October 24th, 2005
a. Existing Land Use(s): Agricultural
b. Description of Character of Surrounding Area:
Agricultural/Urbanizing Residential
c. Adjacent Land Use and Zoning
1. North: Madison Park Subdivision (Boise City, R-IB)
2. East: Milford Creek Subdivision Number 1 (Boise City, R-IA and A) and D&G
Nursery (Boise City, A)
3. South: Zebulon Heights Number 2 (Meridian City, R-4), approved/developing
4. West: Zebulon Heights Number 2 (Meridian City, R-4), approved/developing
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Extension of mains in Zebulon Heights Subdivision
Milford Creek Subdivision
~-O5-047!PP-O5-050
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
connecting at Paint Street Stub.
Location of water: Extension of mains in Wainwright Drive and Zebulon
Heights Subdivision connecting at Paint Street Stub.
Issues or concerns: Pathway connections and addressing oflots closest to
Boise City road sections. All issues and concerns have been addressed through
conditioning.
2. Vegetation: AgriculturaVIrrigated
3. Flood plain: NA
4. Canals/Ditches Irrigation:
Settlers Irrigation
5. Hazards: None Identified
Local laterals - Little Lateral, private and North Slough-
6. Proposed Zoning: R-8
7. Size of Property: 13.56 acres
8. Description of Use: Residential, 48 Single Family detached
f. Subdivision Plat Information
1. Residential Lots:
48
2. Non-residential Lots:
3. Total Building Lots:
4. Common Lots: 7
0
48
5. Other Lots:
6. Total Lots:
0
55
7. Open Lots: Lot 7 Block 3
8. Gross Density: 3.54 units per acre
g. Landscaping
1. Width of street buffer(s): 20 feet for Wainwright Drive
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as open space (PP application):
1.89 acres or 12% open space
4. Other landscaping standards: Retain existing healthy vegetation and maintain
pathway along North Slough.
h. Amenities
The applicant is proposing amenities in open space and a park with playground
equipment and a stub connection to the North Slough Multi-use pathway.
i. Proposed and Required Residential Standards
R-8 (Standards)
Setbacks (*all streets local)
Proposed
Required
Milford Creek Subdivision
AZ-05-047/PP-O5-050
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
Front Living Area
Side Accessed Garage
15
15
20
4
12
50
6210
15
15
20
Front Accessed Garage
Side
4
12
50
5000
Rear
Frontage
Lot Size
j. Proposed and Required Non-Residential
Non-residential lots are to be used for amenities and open space only.
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
Direct lot access to Wainwright drive is to be prohibited with the exception of Lots 1 and
2 of Block 1. Access to E. WaIter Lane (a private street) shall cease and Lot 1 Block 1
shall be addressed and take access trom Wainwright Drive. Access to Zebulon Heights
subdivision is as proposed with a connection at E. Paint Street to Milford Creek
Subdivision Number 1 at a connection with E. Paint Drive.
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).
7. AGENCY COMMENTS MEETING On October 14th 2005 staffheld 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' on the Meridian Comprehensive
Plan Future Land Use Map. In Chapter VII ofthe Comprehensive Plan, medium density is
defined as areas including single-family homes at densities ofthree to eight dwelling units per
acre. The proposed density (3.54 d.u./acre) is within the target density for Medium Density
Residential, staff finds that the proposal conforms to this stated purpose and intent. Similar
subdivisions in the near vicinity have provided larger lots in the "Medium Density Residential"
areas which approximate three dwelling units to the acre using the R-4 Medium Low Residential
zoning designation. The applicant has proposed several larger lots and fourteen of the lots meet
the R-4 minimum lot size, in conjunction with the larger open space lot the site is similar to the
overall neighborhood. In the applicant's submittal letter 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 (staffanalysis is in italics below policy):
. Require that development projects have planned for the provision of all public servlCes
(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:
Milford Creek Subdivision
AZ-05-047/PP-O5-050
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
.
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 subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
In accordance with this Goal and Action Item, the applicants design only allows main drive
access to collector roads. Due to the design on the site and overall layout adjacent to the
City qf Boise Lots 1 and 2 of Block 1 require access to Wainwright Drive, a collector road
The main collector roads are designed with landscape lots and oriented as to only allow
vehicular traffic flow at the road system. Only Lots 1 and 2 of Block 1 Milford Creek
Subdivision are provided lot access to a collector or arterial street as exempted by ACHD.
Only one access point is being proposed for a common drive for both Lots 1 and 2 of Block 1
as determined by the applicant.
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, 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 2°-100t wide landscape buffer with a perimeter fence and dense vegetation along
Wainwright Drive. Staff is supportive of these widths, as long as the entire buffer lies outside
the ultimate right-of-way. See Site Specific Condition in the Preliminary Plat section below
in Exhibit C.
"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.
Milford Creek Subdivision
AZ~05~047IPP-O5-050
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1l/3/2005
The additional rights qf way for Wainwright Drive will be large enough to accommodate
future pedestrian and bicycle lane as well as interconnection qf sidewalks along arterial
roads.
.
Protect existing residential properties trom 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 or low 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 Meridian Future Land
Use Map which identifies this area as an appropriate area for residential development. This
proposal meets the Comprehensive Plan definition of medium density, with a gross density of
3.54 dwelling units per acre. Staff has reviewed Milford Creek Subdivision under the
Medium Density Residential designation which allows residential densities from 3 to 8
dwelling units to the acre. Staff does not anticipate the housing types for Milford Creek
Subdivision to be very diverse which is consistent qf the general vicinity towards the center of
the section. These projects as a neighborhood meet the variety of residential categories.
.
"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 on all collector
roads and arterials. The proposal will provide a collector road connection from the site to
Eagle Road which will provide interconnection to future collector and arterial streets.
Interconnectivity between subdivisions will also provide for a multiuse pathway connection
through Zebulon Heights Subdivision for pathway access to the North Slough pathway
system.
Staff finds that the proPosed zonim! and subsequent uses (sinf!le-familv homes) will be
harmonious with and in accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists Single Family Residential
(attached and detached) as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water
and sewer systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing
types that can be accommodated within the density range. Medium Density Residential- R-
8 allows a maximum density of Eight (8) dwelling units to the acre.
10. ANALYSIS
lOa. Analysis of Facts Leading to Staff Recommendation
Milford Creek Subdivision
PLl-05-047/PP-O5-050
PAGE 6
CITY OF MERTDI.AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
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 August 19,
2005 by D. Terry Peugh, 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 from 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, fumes, glare or odors.
1.5 UDC 11-5Bp3D.2 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 proximitv of existing
and future residential uses. the general layout of the neÜ:hborhood and lack of silmificant
public features. staff believes that a Development Ae:reement is not necessary to for this
propertv if developed in a fashion that is consistent with the comprehensive plan desie:nation
and conditions of approval contained in this report for the proposed preliminary plat.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access: Connectivitv
Two stub streets from neighboring subdivisions shall connect E. Paint Drive to E. Paint
Street. No direct access is allowed to Wainwright Drive wit the exception of Lots 1 and 2 of
Block 1 or as approved outside of the points of connection permitted by ACHD.
(East Property Boundary, Boise City)
The site lying directly east ofthe site is currently the Milford Creek Number 1 Subdivision
and D+G Nursery, serviced by the City of Boise. The stub street connection to the east of the
site has been shown at E. Paint Drive Street. The existing residence shares a private street
with D+G Nursery which shall be tenninated. Lot 1 Block 1 containing the existing
residence shall be required to take access to Wainwright Drive and be addressed within the
City of Meridian.
2.2. Landscapine:: Staff is generally supportive of the landscaping design with the following
considerations: Perimeter fencing shall be designed according to UDC 11-3B and maintained
by the home owners association. The landscape plan shall be changed to reflect any changes
to the preliminary plat. The northerly 10 feet of Lot 6 Block 3 is to be included with open
Milford Creek Subdivision
AZ-OS-047/PP-OS.OSO
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 11312005
space lot of Lot 7 Block 3 to provide a 5' walking path connection from the open space lot to
the multiuse pathway to facilitate pedestrian movement. The southern connection of the 5'
walking path shall terminate at the point where Syracuse Way becomes a collector road for
connection at Wainwright Way.
The proposed landscaping along Wainwright Drive must be extended to allow for 20' of
landscaping to the site boundary and landscaped consistent with UDC 11-3B. The lots which
will be given access and addresses trom Wainwright Drive will be allowed a shared access
curb cut to Wainwright drive. The applicant can include these areas in common lot, to be
maintained by the HOA or with a landscape easement to be recorded on the final plat to be
maintained by the HOA. These changes will be required prior to final plat.
2.3 Tree Mitigation: Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed. The applicant should coordinate a tree protection/mitigation
plan with Elroy Huff at the Meridian Parks Department.
2.4. Ditches. Laterals. and Canals: 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 has a 60' easement for the North Slough
on this site; standard comments are included in Exhibit C.
PiDin,;: of Ditches: Meridian City Code UDC 11- 3A-6 requires all irrigation ditches, laterals
or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous, or which canals, ditches or lateral touch either or both sides of the area being
subdivided, to be covered and enclosed with tiling or other covering equivalent in ability to
detour access to said ditch, lateral or canal. The Little Lateral along Wainwright Drive is
listed as a private lateral, contact public works for piping requirements.
2.5 Pressure IrrÜmtion: The City of Meridian requires that pressurized irrigation systems be
supplied by a year~round source of water. 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 UDC 11-3B-6. 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. If permanent fencing is
not provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building permit. All fences should taper down to 3 feet
maximum within 20 feet of all right-of-way. All fencing should be installed in accordance
with City Code in effect at the time the permit is issued.
lOb. Staff Recommendation: Staff recommends approval of AZ-OS-04 7/PP-OS-050 for Milford
Creek Subdivision as presented in the staff report dated November 3, 200S 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 [IDdings consistent with this recommendation.
Milford Creek Subdivision
AZ-05-047/PP-05-050
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: August 3, 2005)
2. Landscape Plan (dated: August 12,2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
5. Parks Department
6. Ada County Highway District
7. Settlers lITigation District
C. Legal Description
D. Required Findings from Zoning Ordinance
Milford Creek Subdivision
AZ-05-047/PP-O5-050
PAGE 9
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
A. Drawings
1. Preliminary Plat (dated: August 3, 200S)
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CITY OF MI':RlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I I/3/2005
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Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1l!3/2005
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
SITE SPECIFIC REQUIREMENTS-PRELIMlNAR Y PLAT
The preliminary plat labeled as PP.I prepared by Engineering Solutions, dated August 3, 2005 is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05-047) shall also be considered conditions of the Preliminary Plat (PP-
05-050).
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Wainwright Drive except Lots 1 and 2 of Block 1 with the restrictions placed by ACHD. A note
shall be placed on the final plat restricting access to Wainwright Drive.
A landscape plan shall be submitted prior to [mal 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 September 15, 2005 will need to be amended prior to final plat with the
following changes:
.
Lot 3 Block 1 must be extended to the property line or a landscape easement shown on the
plat to provide for a 20-foot landscape buffer in compliance with UDC 11-3B. The applicant
and ACHD have agreed that Lots 1 and 2 will share a common drive. The common drive
shall be defined on the final plat as an ingress/egress point of connection to Wainwright
Drive. Lot 3 Block 1 shall be maintained by the Milford Creek HOA.
.
The open space lot, Lot 7 Block 3 shall include a la-foot wide landscape/pathway lot
separating Lot 6 Block 3 and E. Meadowdale Street. The 5-foot walking pathway shall be
routed to connect with the multi-use pathway spur across E. Meadowdale Street and again to
connect to the bike lane at the point N. Syracuse Way becomes a divided collector road.
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 Milford Creek Subdivision
Homeowners' Association.
Place a note on the face of the [mal plat stating that all future tront garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
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 UDC 11 ~3A-6,
unless otherwise approved by the City and the Irrigation District(s).
1.1.12 The name "Milford Creek Subdivision 2" shall be changed to either Milford Creek West or
Milford Creek Addition for final plat.
1.2
1.2.1
1.2.2
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A.17.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
storrnwater detention facilities incorporated into the approved open space are subject to UDC 11-
Exhibit B Page]
1.2.4
1.2.5
1.2.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
1.2.3
3A-18 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 UDC 11-3B.
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 staíI. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofUDC Ilw3A-18, 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 [mal 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 pemrit. 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 UDC 11-3A-6,
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 [mal plat signature.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B.
2. PubHc Works Department
2.1
2.2
2.3
2.4
The applicant is proposing to sewer service to this site via extensions of mains proposed in
Zebulon Heights #2. Zebulon Heights is sewering through extensions of mains located in
Settlement Bridge which has not installed the necessary mains to serve Zebulon, therefore this
property is currently not serviceable by the City of Meridian's sanitary sewer system. Proceeding
through the process is strictly at the risk of this applicant. The City of Meridian does not
guarantee sewer service to this site within the timelines set out in the Unified Development Code.
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 forms 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
conformance of City of Meridian Public Works Departments Standard Specifications.
Water service to this site is being proposed via extension of mains in Zebulon Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
The applicant has indicated that the pressurized irrigation system is to be owned and maintained
as a private system. Therefore, plans and specifications will be reviewed by the Public Works
Department as part of the construction plan review. A "draft copy" ofthe operations and
Exhibit B Page 2
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
2.5
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.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11~3A-15). 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 not contained on a newly platted lot, or not meeting required zoning
regulations shall be removed prior to signature on the final plat by the City Engineer.
The applicant shall be responsible for the actual hookup and payment of assessments to municipal
services for the building on Lot 1, Block 1.
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 pUl]Joses such as landscape ÌITigation.
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 pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
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.
2.6
2.7
2.8
2.9
2.10
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confonnance with 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 fIfe hydrants. Final design locations and quantity are
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit trom 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 Y:z" 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 pennits.
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 of 28' 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 permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
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 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.
3.9 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 Vicki Heugly (898-
5500) to address this concern prior to the Final Plat.
3.10 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured
by an approved route around the exterior of the facility or building, on-site fire hydrants and mains
shall be provided where required by the code official. For buildings equipped throughout with an
approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
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).
Exhibit B Page 4
7.2
7.3
7.4
7.5
7.6
7.7
7.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I1I3/2005
4. Police Department
Any interior fencing shall allow visibility trom the street or shall not exceed four feet in height if
solid fencing is used.
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 access North Slough
Multi-Use Pathway.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Specific Conditions of Approval
4.1
4.2
7.1
Tie into the existing 5-foot attached concrete sidewalk on Wainwright Drive and extend the
sidewalk to the west property line. The sidewalk may either be attached or detached.
Construct the main entrance to the subdivision, North Syracuse Way, to intersect Wainwright
Drive approximately 270-feet west of the east property line and in alignment with a roadway that
is proposed on the south side of Wainwright Drive, as proposed.
Extend East Paint Street into the site from the west property line approximately 370-feet north of
the south property line, as proposed.
Extend East Paint Drive into the site from the east property line approximately 435-feet north of
the south property line, as proposed.
Construct the internal streets as 36-foot street sections with rolled curb, gutter and sidewalk
within 50-fee of right-of-way, as proposed.
Construct a knuckle with an island within the subdivision, as proposed. Construct the island
within the knuckle a minimum of 4-feet wide with a minimum area of 100-square feet and
designed to maintain a minimum of a 29-foot street section on either side of the island.
Construct an island within North Syracuse Way, as proposed. Construct the island to be a
minimum of 4-feet wide with a minimum area of 100-square feet and designed to maintain a
minimum of a 21-foot street section on either side of the island.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes ohhis will be required on
the final plat.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
7.9
7.10
7.11
7.12
Utilize the existing 25~foot wide driveway on Wainwright Drive for the existing dwelling located
on Lot 1 Block 1. Pave the driveway its full width of 25-feet into the site a minimum of 30-feet
beyond the edge of pavement of Wainwright Drive.
Eliminate Lot 2 of Block 1 from the plat OR create a shared driveway between Lots 1 and 2 of
Block 1. In addition to a shared driveway, Lot 2 of Block 1 will be required to provide an on site
turnaround to prevent vehicles from backing onto Wainwright Drive.
Milford Creek Subdivision #2' s preliminary plat will be approved contingent upon the right-of-
way within Zebulon Heights Subdivision #2 being dedicated to the public and the roadways being
constructed or a financial surety is in place for the construction of the roadways prior to the
signature of the final plat for Milford Creek Subdivision #2.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.13
7.14
7.15
7.16
7.17
7.18
7.19
7.20
7.21
7.22
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
Private sewer or water systems are prohibited trom being located within any AClID roadway or
right.of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387.6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed uIÙess approved in writing
by the District. Contact the District's Utility Coordinator at 387.6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
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.
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.
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
Exhibit B Page 6
8.
8.1
8.2
8.3
8.4
8.5
8.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HIE HEARING DATE OF J 1/3/2005
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.23
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change trom the Ada County Highway District.
7.24
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 plarmed use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
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 ilTigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
All storm 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 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
C. Legal Description
I"~',
," ,
4
IDAHO
SURVEY
GROUP
14S0 E""tWatertower St.
Suire I SO
Merid"". Idaho B3642
Phone (208¡ B46-B570
Fax (20B) 884.5399
Project No- OS-1M
M & H Development
August 19,2005
A parcel of land located in the SE ] 14 of the NE l/4 of Section 32, TAN" R.1 E.,
B.M., Ada ComIty, Idaho, more particularly described as follows: Commencing at the
Easl 1/4 comer of said Section 32, &om which the Northeast comer of said Section 32
bears North 00°30'03" East, 2654.30 feet; Thence North 00°30'03" East, 442.38 feet;
Thence North 89°5] '56" West and along the North line of Zebulon Subdivision, liS same
is recorded in Book 90 of Plats at Page] 0588, Ada County records, a distance of 656.05
feet to the REAl. POINT OF BEGINNING.
Thence continuing North 89°51 '56" West, 672.35 feet to a point on the WeSt line
ofthe SE ]/4 of the NE 1/4;
Thence North 00°31 '00" East. 882.72 feet to the NE 1/16 comer. common to the
Southwest comer of Madison Park No.3 Subdivision, as same is recorded in Book 77 of
Plats of Page 8092, Ada County records;
feet;
Thence along the South line of said subdivision South 89°57' 14" East, 570.16
Thence departing ¡¡aid South line 57°38'00" East, 120.22 feet;
Thence South 00°30'43" West, 819.48 feet to the Point of Begil1I1ing. Containing
13.56 acres, more or less.
" PUBLIC;
Y,Q"
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b\ I' ,i IOnc,
Professional lond Sur¥eyors
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
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Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF Il/312005
D. 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 fl11d 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;
In Chapter VII of the Comprehensive Plan, 'medium density' is defl11ed as areas
including single-family homes at densities of three to eight dwelling units 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 site 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 3 .54 du/acre is within the expected densities for this area.
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 that proposes single-family detached products for the subject site (PP-05-
050). Staff does not anticipate that the applicant plans to rezone the subject property in
the future if the accompanying PP application is 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 pennits;
D.
Staff finds that the single-family homes would be allowed (pennitted) 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;
Several road improvement projects are occurring in the near vicinity tied in with the
approved and under construction projects, specifically Eagle Road and McMillan Road.
Wainwright road is not within ACHD's Five Year Work Program or CIP (20-year plan)
for road widening. Zebulon Heights Subdivision to the west and Milford Creek Number 1
(Boise) Subdivision to the east have been tentatively approved for development similar to
what is being proposed with Milford Creek Number 2 Subdivision. The subject property
is generally surrounded by rural residential acreages and developing properties. 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
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
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
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
The applicant has not submitted elevations for the proposed housing units. The
anticipated units will be designed and constructed to meet similar architecture to the
single family detached residences in the area. The applicant (Engineering Solutions) is
the same as for Zebulon Heights and Milford Creek Subdivisions; staff believes that the
design of these single family dwelling units will be compatible with the adjoining uses.
Staff fmds that the proposed development will change the existing character of the area,
which is still largely rural. However, the proposed development is generally harmonious
with the intended character envisioned by the Comprehensive Plan. Staff does not fmd
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
determine 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 be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Permanent sanitary sewer service to this development is to be
provided by the undeveloped North Slough Trunk. Temporarily sewer service will be
provided by the Lift Station serving Vienna Woods and Zebulon Heights Subdivision. At
this time sewer does not exist at the location the applicant has shown on the preliminary
plat. The applicant will be responsible for the extension of utilities to and through this
proposed development. Sizing and routing shall be coordinated with the Public Works
Department. If this application is approved, it shall be subj ect to availability of the
sanitary sewer. The applicant shall also be responsible for any upgrades to the lift station
that may be necessary to increase the capacity to handle this development.
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.
Exhibit D Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
On October 14, 200S, 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;
1.
If approved, the developer will be fmancing the extension of sewer, water, local street
in:trastructure, 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 fmds 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 finds 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 Wainwright Drive and
two internal accesses 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. ACHD has also required that Lots 1 and 2
of Block 1 be designed with a shared access or eliminate one lot. The applicant shall
coordinate the access point to Wainwright in such a manner as to not interfere with traffic
on a collector road.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
J.
The North Slough (Settlers Canal) runs directly north of this property. Staff would
consider this feature non-scenic in nature but has been established as a pedestrian
corridor. Staff recommends that this site be subject to the standard conditions of Settlers
Irrigation District.
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.
Exhibit 0 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
Staff recommends that the Co1llnÚssion 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 findin~s listed above. stafffinds that the annexation/zoninf! of this
vrovertv. as proposed bv the applicant. would be in the best interest of the Citv (see
Analvsis section in the StaffRevorO.
2. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Co1llnÚssion shall consider the
objectives ofthis Title and at least the following:
A. The conformance 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 for 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 trom other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the
Co1llnÚssion's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Co1llnÚssion and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
Exhibit D Page 4
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
October 6, 2005
-" ,- -- ,,_n",",_-
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City of Meridian
33 East Idaho Ave.
--Meridi-an,ID--sJ6zt:2--- ----,--- -- --------..:_--_'-_-_n_n..- ----- ---n_n
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Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Milford Creek Subdivision No.2 will have an impact on school
enrollments at Discovery Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house fifteen (15) elementary
aged children, twelve (12) middle school aged children, and nine (9) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
- - ~ _n_."'-- ~urrçl!!IYQ.Q_erating beYQ"Œ:l Ca1l-açi~FJltll..Ie_d~Y.elo-pmenLwill continueJo-.hIDle-3u-impact -~ _n ----- _m--___-
on the district's capacity. If you have any questions, please contact me at 855-4500.
---,----
Sincerely,
~~
W endel Bigh~-
Building & Construction Manager
Oct 24 2005 2:28PM
Engineering Solutions
208 938 0941
p.3
AFF1DA VIT OF POSTING
STATE OF IDAHO
i
)
) §
)
COUNTY OF ADA
I, Shah Stiles, Engineering Solutions. LLP. 150 E. Aikens Street, Suite B, Eagle, Idaho, 83616, being duly
swo~ upon oath, depose and say:
r did personally post the subject property on the 2200 day of October 2005 with the hearing sign. This is in
compI!iance with the ten (10) day posting as required by the City of Meridian for public hearings. A sign
was p~sted for annexation and zoning and preliminmy plat for Milford Creek Subdivision No.2.
Dated dùs
14th
day of
Octohffl'
, 2005.
~.è5U
(Signature)
SUBSCRIBED AND SWORN to befi
0 Public for Idaho
Residing at Boise, Idaho
My Commission Expires:
C:\Documcnls and Setl:ÍDgs\200s\o6\sO620\AFFD)POSTING.doc
1
OCT 24 '05 15:16
,
"
208 938 0941
PAGE. 03
TRANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
!4ce Chairman
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Board Secretary
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, 10 83714-8028
(208) 334.8300
itd.idaho.gov
October 19, 2005
RECEIVED
OCT 2 6 2005
Will Berg
Planning & Zoning
City of Meridian
660 E. Watertower Lane, Suite 202
Meridian, 1083642
Fax: (208) 888-6844
City of Meridian
City Clerk Office
Re:
ANNEXATION / REZONE
Location: S. of E. McMillian Road and W. of N. Eagle Road
Route: State Highway 55
Name: M & H Development, LLC (Applicant)
Case: AZ 05-047
Dear Mr. Berg,
The Idaho Transportation Department (lTD) appreciates the opportunity to comment on the
above referenced application.
Per the city's October 27 notice (dated October 4,2005) regarding the applicant's request
for annexation and rezone of 13.556 acres from RUT to R-8 for Milford Creek Subdivision
No.2; ITD comments the following:
Based on the attached documents the parcel looks land-locked until adjacent parcels
develop. Is there more to the plan for Milford Creek than what is shown in this annexation
and rezone application?
Please call me at (208) 334-8955 to clarify the future plans for this subdivision.
Sincerely,
~ ~I/ ~
Sue Sullivan
Sr. Transportation Planner
ss:ah
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
NOV 0 3 20nii
Ctt! of Meridi~n
City Clerk OffiCe,
DATE
November 3, 2005
ITEM #
14, 15
PROJECT NUMBER
AZ 05-047, PP 05-050
PROJECT NAME
Milford Creek
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL