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HomeMy WebLinkAboutMcGee Property AZ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER . ~ . ~. , . . . f'-g /'1'" -]1' 1~-..~" "-/VltJridicrn $; .~ ý I -r 'tüi IIJ.\HO In the Matter of Annexation and Zoning of 14.81 Acres to R~4 (Medium Low-Density Residential) for the MeGee property, by Martin Artis. Case No(s). AZ-05-048 For the City Council Hearing Date of: December 13, 2005 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of December 13, 2005 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of December 13, 2005 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of December 13,2005 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of December 13, 2005 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6S03). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the hnpact Area and the Amended Comprehensive Plan ofthe City of Meridian, which was adopted August 6,2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § II-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-048 - PAGE 1 of 3 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description and the Development Agreement provisions listed in the attached Staff Report for the hearing date of December 13,2005 incorporated by reference. The Development Agreement provisions are concluded to be reasonable and the applicant shall comply with said requirements. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Conceptual Site Plan as evidenced by having submitted the Conceptual Site Plan dated July 14, 2005 is hereby conceptually approved; and, 2. The Annexation and Zoning Comments and Development Agreement provisions are as shown in the attached Staff Report for the hearing date of December 13, 2005. D. Attached: Staff Report for the hearing date of December 13,2005 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-048 - PAGE 2 of 3 By action of the City Council at its regular meeting held on the ,2005. day of COUNCIL MEMBER SHAUN WARDLE VOTED COUNCIL MEMBER CHRISTINE DONNELL VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD (TIE BREAKER) VOTED Mayor Tammy de Weerd Attest: William G. Berg, Jr., City Clerk Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-048 - PAGE 300 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 STAFF REPORT TO: Hearing Date: 12/13/2005 City Council otfe;;di~ \ i. - IU.\HU lÝ K.í.. :J" ~~~--/- "'.!;/"'~ -. .~'" -'"","'J'",-""""".!'o~' 'I!!'!-' -. ..,,- '"I FROM: Craig Hood, Associate City Planner City of Meridian Planning Department 208~884-5533 SUBJECT: MeGee Property Annexation AZ-05-048 Annexation and Zoning of 14.81 acres from RUT (Ada County) to R-4 (Medium Low~Density Residential). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Martin A. Artis, has applied for Annexation and Zoning (AZ) of 14.81 acres of property cuuently zoned RUT in Ada County. The applicant is requesting an R-4 (Medium Low- Density Residential) zoning designation for the entire 14.81 acres. The site is located on the north side of Victory Road and on the east side of Mesa Way, approximately 600 feet west of Locust Grove Road. This site is cuuently rural residential with two single-family residential building and several accessory buildings. The site has been previously platted and is commonly known as Lots 3, 4, and 5, Block 1, Kachina Estates. NOTE: At the November 3, 2005 Planning & Zoning Commission meeting, the Commission voted to continue this item to November 17, 2005, so the applicant could properly post the notice of public hearing sign on the site. 2. SUMMARY RECOMMENDATION The Meridian Planning and Zoning Commission heard the item on November 3 and 17, 2005. Staff has provided detailed analysis and the Planning and Zoning Commission recommends that the subject property be annexed into the City of Meridian with provisions provided for development in a Development Agreement (DA)(see below for DA provisions). a. Summary of Public Hearing: i. In favor: Eric Cronin (Applicant's Representative), Martin Artis, Aaron MeGee ii. In opposition: Aneke Binford, Richard Yarrington iii. Commenting: None iv. Staff presenting application: Craig Hood v. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. Existing and future access to Victory Road; ii. Requiring all 14.81 acres to be part of the future subdivision; iii. R-4 zoning and density/transitioning from 5-acre lots to R-410ts; and iv. Holding a neighborhood meeting prior to submitting preliminary plat application to the City. c. Key Commission Changes to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. None 3. PROPOSED MOTION (to be considered after the public hearing) Approval I move to approve File Number AZ-OS-048 as presented in Staff Report for the hearing date of December 13, 2005 with the following modifications to be included within a Development MeGee Property Annexation - AZ-O5-048 PAGE] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 Agreement: (Add any proposed modifications.) Denial I move to deny File Number AZ-05-048 as presented in the Staff Report for the hearing date of December 13, 2005 for the following reasons: (You should state specific reasons for denial.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3086 S. Mesa Way; 1252 E. Victory Road; Lot 3, Block 1, Kachina Estates / North of Victory and west of Locust Grove Road, in 3NlE19 b. Owner: Martin Artis 9292 W. Pandion Court Garden City, Idaho 83714 c. Applicant: Martin Artis 9292 W. Pandion Court Garden City, Idaho 83714 d. Representative: e. Present Zoning: Jason Densmer, Roylance & Associates RUT (Ada County) f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to R~4 (Medium Low-Density Residential) for 14.81 acres of property cuITently zoned RUT in Ada County. h. Applicant's Statement/Justification: The proposed development and zoning classification are both compatible with the surrounding area. The further development of these parcels may consist of medium-density lots that tend to appeal to moderate-income residents which will further increase the tax base ofthe City, and is predicted to provide sufficient property tax revenue and service income (utility usage, etc.) to offset the City's cost of meeting emergency service, educational and other community resource obligations (please see Applicant's Submittal Letter). 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as detetmined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: October l71h and 3151, 2005 (for Planning and Zoning Commission hearing) and November 2151 and December 5th, 2005 (for City Council hearing) c. Radius notices mailed to properties within 300 feet on: October 71h, 2005 (for Planning and Zoning Commission hearing) and November 18th, 2005 (for City Council hearing) d. Applicant posted notice on site by: November 7th, 2005 (for Planning and Zoning Commission hearing) and December 3rd, 2005 MeGee Property Annexation - AZ-05-048 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13, 2005 6. LAND USE a. Existing Land Use(s): site. There are two existing homes and other outbuildings on the subject b. Description of Character of Surrounding Area: The parcels to the north, east and west are 5-acre lots within Kachina Estates Subdivision. To the south is the grange hall and Tuscany Village Subdivision. This area is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning: 1. North: Rural residential, zoned RUT (Ada County) 2. East: Rural residential, zoned RUT (Ada County) 3. South: Grange, zoned Rl (Ada County); Tuscany Village Subdivision, zoned R-8 4. West: Rural residential, zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Sewer is available in E. Victory Road however it does not run the entire length of Victory Road. There is a gap approximately 380-feet west of the entrance into Tuscany Village without sewer lines in it. Location of water: Water is readily available in E. Victory Road. Issues or concerns: A major portion of this site, especially to the north ofTen Mile Creek is in the FEMA J OO-year floodplain. Public Works staff is concerned with potentially high groundwater at this site. They have submitted no test hole data, but past excavations near the Ten Mile Creek have shown a propensity to encounter higher levels of groundwater. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for when this property develops. 3. Flood plain: The Ten Mile Creek floodway bisects the subject site. A significant portion of this site is within the FEMA 1O0-year floodplain of the Ten Mile Creek. 4. CanalslDitches Irrigation: As noted above the Ten Mile Creek bisects this property. There does not appear to be any other irrigation canals or drainage ditches on this site. 5. Hazards: Except for a portion of the site being within the Ten Mile Creek floodway and floodplain, no hazards have been identified on this site. 6. Proposed Zoning: R-4 (Medium Low-Density Residential) 7. Size of Property: 14.81 acres f. Subdivision Plat Infonnation: The applicant has not submitted a preliminary plat with the subject annexation application. However, a conceptual plat has been submitted for how this site may be subdivided in the future. It should be noted that the City is not approving the submitted conceptual plan. Rather, staff recommends that the City include specific concepts within a Development Agreement (DA) for developing the subject property. Please see Analysis below for recommended DA provisions. g. Landscaping: MeGee Property Annexation - AZ-05-048 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 1. Width of street buffer(s): Per City Code, a 20-foot wide landscape street buffer is required adjacent to Victory Road, a collector roadway (UDC ll-2AA). 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: With the submittal of a preliminary plat, open space should be required in accordance with City Code. h. Required Residential Standards: R-4 Setbacks Proposed Required Front/Street Side Living Area N/A 15 Side Accessed Garage N/A 15 Front Accessed Garage N/A 20 Interior Side N/A 5 Rear N/A 15 Frontage N/A 60 Lot Size N/A 8,000 i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): As mentioned above, the applicant is not proposing to develop/plat this property at this time. The applicant has submitted a conceptual plat of how the property may develop with buildable lots, open space and streets. The conceptual site plan depicts one street connection to Victory Road and one street connection to Mesa Way. The conceptual site plan does not, however, include the area containing the existing homes on Victory Road and Mesa Way. Staff is generally supportive of the submitted conceptual plan and street layout for this property. However, staff has concerns with not including the existing homes within the boundaries of the future plat. The concerns primarily revolve around direct lot access to Victory Road and obtaining landscaping and sidewalk improvements adjacent to Victory Road and Mesa Way. Staff recommends that the City require, as part of the Development Agreement for this property, that public streets and not private streets be constructed when this property develops. Staff further recommends that all 14.91 acres proposed for annexation with AZ-05- 048 be included with the future plat. Staff also recommends that no direct lot access be allowed to Victory Road when this property is subdivided. In their comments, the ACHD has made a special note to the City recommending that the City require the existing home along Locust Grove Road to be part of the future subdivision. City staff is in agreement with the ACHD' s staff comments and further believes that the existing homes along Victory Road and Mesa Way be included within the boundaries of any future proposed preliminary plat. Staff recommends that the City restrict, through the Development Agreement, direct lot access to Victory Road for this site. This will minimize access points to the collector roadway (Victory Road), the arterial roadway (Locust Grove Road), and allow the City and ACHD to obtain consistent improvements on Mesa Way, Victory Road and Locust Grove Road. Staff also recommends that the City require, as part of the Development Agreement for this property that public streets and not private streets be constructed when this property develops. Staff further recommends that the public streets connect with the adjacent five-acre parcels. The ACHD has subuútted comments regarding the subject annexation request and concept plat. No major changes to the concept plan for this property were mentioned by the ACHD when reviewing AZ-O5-048. When this property is developed, ACHD is expected to subuút MeGee Property Annexation - AZ-05-048 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 detailed comments and conditions to the City regarding the street system. 7. COMMENTS MEETING On October 14,2005, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions in Exhibit B below. The comments and recommended actions contained in Exhibit B are provided as infonnation only. They are intended to help the applicant design and develop this property in accordance with the applicable regulations of the various agencies and departments of the City. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre. The conceptual site plan includes 31 single-family lots on 14.81 acres for a gross density of 2.1 dwelling units/acre. Staff finds that if the site is developed with the density shown on the conceptual plan, the density would be consistent with the anticipated residential density for this area. NOTE: The proposed conceptual density, 2.1 dwellings per acre, is just above what is allowed in the R-2 zone (up to 2.0 dwellings per acre is allowed in the R-2 zone). Due to the existing 5-acre parcels around this property, staff finds that an R-2 zoning (Low Density Residential) of this property would also be consistent with the Comprehensive Plan Future Land Use Map. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining the most appropriate zone for this property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis 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 property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. . . . . . MeGee Property Annexation - AZ-05-048 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13, 2005 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. . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) The applicant is proposing a residential zone. Staff finds that the existing residential properties to the north, south, east and west are compatible with the proposed development. . Support a variety of residential categories (low-, mediump, 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 application includes a request jor the R-4 zone. Although a majority of the City- zoned properties in this area are zoned R-4, stafffinds that the requested zoning designation is consistent with the Comprehensive Plan designationfor this area. . Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6) . On the submitted conceptual plan, the applicant is proposing one access road to Victory Road, a collector roadway, and one access road to Mesa Way, a local roadway. The concept plan also depicts a stub street to both 5~acre properties to the north, and a roadway along the northern property line of the parcels to the east. Staff is generally supportive of the conceptual connectivity proposed. Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) . The existing home on Victory Road should take access (connect) from afuture internal street, and not Victory Road. See bullet above. Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. (Chapter VII, Goal I, Objective D, Action 8) . Staff recognizes that there are some existing low density residential land uses to the east and north and recommends that larger lots be platted next to the existing 5-acre lots in Kachina Estates Subdivision. Staff also finds that an R -2, rather than R-4 zone may be appropriate jor this site. Staff recommends that the Commission and Council rely on any written or verbal testimony provided from neighbors when determining the most appropriate zoning designation for this property. Pennit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter IV Goal II, Objective A) All urban services can be made available to this site. MeGee Property Annexation- AZ-05-048 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 . Require new residential development to provide pennanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. (Chapter VII, Goal I, Objective D, Action 9) If permanent fencing is not constructed, temporary construction fencing should be installed prior to issuance of building permits on this site. . Restrict curb cuts and access points on collectors and arterial streets. (Chapter VII, Goal IV, Objective D, Action 2) Exceptfor one public street, access to Victory Road should be prohibited. Stafffinds that the proposed R-4 zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. Stafffurther finds that if the Commission and Council believe that an R-2 zone is more appropriatefor this site, it too would comply with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code 11.2-1 lists single-family homes as pennitted uses in the R-4 zoning district. b. Purpose Statement of Zone: R-4 Medium Low-Density Residential: 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. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R-4 zone is appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on September 15, 2005 by Hugh W. Edwards, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development A~eement: UDC ll-5B-3.D.2 and Idaho Code § 65-67llA provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this propertv is developed in a fashion that is consistent with the comprehensive plan desÜmation and does not nel!atively impact nearby properties. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact MeGee Property Annexation - AZ-05~048 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 the Citv Attornev. Bill Nary. at 888-4433 to initiate this 1;)rocess. The DA shall incorporate the following: . That 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. That all future development of the subj ect property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. That the applicant will be responsible for all costs associated with the sewer and water service extension. That 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. That the following shall be the only allowed uses on this property: single-family detached homes and allowed accessory uses of the R-4 zone. That prior to issuance of any building pennit, the subj ect property be subdivided in accordance with the City of Meridian Unified Development Code. That the applicant will construct a minimum 10-foot wide multi.use pathway from Victory Road to Mesa Way, along the south side of the Ten Mile Creek when this property develops. That development shall not commence until either FEMA approves a Map Revision and the flood designation has been revised for Ten Mile Creek, or if the Map Revision is not approved by FEMA, the applicant shall comply with all City of Meridian regulations regarding building in a floodplain. That a master grading and drainage plan shall be submitted with any plat for this property. That a street buffer, constructed in accordance with City Code, be installed along Victory Road prior to occupancy of any new dwelling units. That when a preliminary plat is submitted to the City, all 14.81 acres that are included in AZ-05*048 will be included within the boundary of the subdivision. That when a preliminary plat is submitted to the City, one public street access, and no driveways, will be allowed to Victory Road. Existing driveway(s) to Victory Road may be utilized until the internal streets within the plat are constructed and approved by the Transportation Authority (ACHD). At such time, direct lot access to Victory Road shall be prohibited. That public roads and not private streets be constructed with the platting and development of this property. That at least one public stub street shall be provided to the property to the west (Parcel No. R48l4130025). That at least one public stub street shall be provided to both of the properties to the north (Parcel Nos. R4814130l25 & R48l4130l50). . . . . . . . . . . . . . . MeGee Property Annexation - AZ-05-048 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF DECEMBER 13,2005 b. Staff Recommendation: Staff recommends that the subject property be annexed into the City with an R-4 zoning designation with the aforementioned Annexation & Zoning provisions included in a Development Agreement. 11. EXHIBITS A. Drawings 1. Conceptual Plat (dated: 7~14-05) B. Comments and Recommendations from Other Agencies and Departments 1. Meridian Fire Department C. Legal Description D. Required Findings from Zoning Ordinance MeGee Property Annexation - AZ-05-048 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 A. Drawings 1. Conceptual Plat (dated: 7-14-05) ----....._~. ... .- , ~¡; 1 3 ~ ~ i I fj = Exhibit A - Page 1 ~ : CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 17, 2005 B. Comments and Recommendations from Other Agencies and Departments 1. Meridian Fire Department 1.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C. 1.2 Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on comers when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 1.4 The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 1.5 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 1.6 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. 1.7 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. 1.8 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. 1.9 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 fITe 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). Exhibit B - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 17,2005 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 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 17, 2005 C. Legal Description Roylance & Associates, P .A. "-391 W. stãíe Street, Su~e E, Eagle, Idaho 83616 Engineers. Surveyors. Landplanners ..--^""---.-.".----. Telephone (208)"93g.2824 FaX (208) 939-2855" September 15,2005 Project No. 2700 Exhibit "A-I" Legal Description MeGee Property Annexation & Rezone Area 14.81 Acres A tract of land for annexation purposes. being Lots 3, 4 and 5, Block I, Kachina Estates (a recorded subdivision on file in Book 35 of Plats, at Pages 3016 and 3017, /'CÇords of Ada County, Idaho), and a portion of the Southeast One Quarter of Section ]9, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, described as follows: Commencing at 5/8-inch steel pin monumenting the Southeast Comer of said Section ]9, thence following the southerly line of said Section] 9, SoUth 89"42' 13" West a distance of 626.18 feet to the POINT OF BEGINNING; Thence following the southerly line of said Section 19, South 89"42'13" West a distance of 945.20 feel to a point on the centerline of Mesa Way; Thence following said centerline, North 00°]7'47" West a distance of 664.39 feet tn a point; Thence 94.14 feet following the arc of a circular curve to the right, said curve having a radius of 135.38 feet, a central angle of 39°50'28", a chord bearing of North] 9"37'27" East and a chord distance of 92.25 feet to a point; Thence North 39°32'41" East a distance of 80.42 feet to a point; Thence leaving said centerline, South 50°27'19" East a distance of 302.61 feet tn a point; Thence North 81 °55'48" East a distance of 527-17 feet to a 112-stee1 pin; Thence North 89°38'37" East a distance of 106.46 feet to a ]12-steel pin; Thence South 00°23'] 7" East a distance of 690.42 feet to the POINT OF BEGINNING. The above-described tract of land contains 14.8] Acres, more or less, subject to all existing casements and rights-Dr-way. Prepared By: ROYLANCE & ASSOCIATES, PA 39] W. STATE STREET, SUITE E EAGLE, IDAHO 83616 Re~p¡övkL.----- ' 8'1' ,¡' 208-939-2824 ~ 208-939-2855 (FAX) >[:::1 MERIDIAN PUBLIC WORKS DEPT. X:\P,,' ec..IMeGa:. Aaronl270nlAdrnllllLcgahlAnnc, M~-doc .. """'..'-h._____-.._-------,---- Exhibit C - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 17, 2005 ¡!II ~ g" -< . ): !;~ ~fr~ ~riz .,!O ~r> !J¡~ ¥;~j; II. -i !:~ m (JJ æ~ /t!° . ~ Ii .. !!J g¡ ~ ;¡; ..', I Im-- ~ I~~' I ~ ~,'a I ~ ~<~' ! , f ,~ . I ~ f< ! m i- I ~. ¡ m , i - r- -- - i i ¡ -.~:- i I ~ . '", ! ~ Q ! ¡¡ '" >"\ ., i1 -\ "\ II !i'J ,\, , , i:~ ~~m m-i~ lIÕ~ iF -! ~Ig~~ ~ ' ~ m 5 -i '" f 'ì' ,,¡ . 0 -i I> ---~-- - -- ---------------III r 0 (') ;I( :; .-' ( ;I( -' » It (') » I g ~ m m (f (f ~ ....~---- --. -- ------- --, m-.--- - -- ----- - (f ~ ,,~;-.--. -- ~¡; - " ~- j¡l ;,: ,~ ;'I~ \'~ '1' SOO23'1rE 600..2' Le,n2 Exhibit C - Page 2 01 .~ ~ ;f'§ - °, ""- 'i'. ~ ~. 3;. ... , 0 "' OJ ¡:¡¡~ !¡¡E . v. 2 '" ~ g¡L . -'~ t;!'" . -, "'- iÕQ ~~ - -- ~ :::.. '" 2 t',~ ~; . ~ ~ ., ![-. g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 17, 2005 D. Required Findings from Zoning Ordinance 1. Annexation Findings: Exhibit D - Page 1 Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to RA. City Council finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. City Council finds that future development of this property should comply with the established regulations and purpose statement of the R-4 zone. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. 3. 4. The map amendment shall Dot result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, City Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Ifthe applicant enters into a Development A¡zreement CDA) with the City, Citv Council finds that the annexation and zoninl! of this property to R-4 would be in the best interest ofthe City. 5.