Loading...
HomeMy WebLinkAboutCarrington Property AZ -- CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER ",-() /,ow", ~~--- '-/VL en di ;n~ ,- I,';" ItJ.\H(I -f;,~ 'i:o:;t" "1' -".,-'-',~ -" - "-",!;o<-~....(',,,.:J_c-,:, "f;} In the Matter of Annexation and Zoning of 5.15 Acres to R-4 (Medium Low-Density Residential) for the Carrington property, by Mark & Karen Carrington. Case No(s). AZ-05-049 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 §67-6503). 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 § 11-5A. 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-O5-049 - PAGE 1 of3 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-O5-049 - PAGE 2 00 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-O5-049 - PAGE 3 of 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 STAFF REPORT TO: FROM: Hearing Date: City Council 12/13/2005 ~~ ctG;;d¡::n~ \ ...... I, IIJ,\HCI ~;' ~{ /1 ~h~ .-",r ~" ...I~ ",..,"'- j . ~ ,!"'.-"';--"---- ~ --~ Craig Hood, Associate City Planner Meridian Planning Department 208-884-5533 SUBJECT: Carrington Property Annexation AZ-05-049 Annexation and Zoning of 5.15 acres from RUT (Ada County) to R-4 (Medium Low-Density Residential). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicants, Mark and Karen Carrington, have applied for Annexation and Zoning (AZ) to R-4 (Medium Low-Density Residential) for 5.15 acres of property currently zoned RUT in Ada County. The site is located on the west side of Locust Grove Road, approximately 650 feet north of Victory Road. This site is cUITently rural residential with one single-family residential building and accessory buildings. The site has been previously platted and is commonly known as Lot 7, 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) ii. In opposition: Rich Yarrington, Vince Sullivan 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 Locust Grove Road; ii. Landscaping along Locust Grove Road; iii. Requiring all 5.15 acres to be part of the future subdivision; and iv. Irrigation water delivery. c. Key Commission Changes to Staff Recommendation: i. Amend bullet #8 in the proposed Development Agreement provisions regarding landscaping along Locust Grove Road to allow for alternative compliance due to the location of the existing residence. 11. Remove bullet #10 in the proposed Development Agreement provisions regarding prohibiting access to Locust Grove Road with the subject application. The Commission agreed to re-visit this issue when a plat is submitted for this property in the future. d. Outstanding Issue(s) for City Council: i. Please see Key Issues of Discussion by Commission and Key Commission Changes to Staff Recommendation above. Carrington Property Annexation - AZ-05-049 PAGEl CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 3. PROPOSED MOTION (to be considered after the public hearing) Approval I move to approve File Number AZ-05~049 as presented in staff report for the hearing date of December 13, 2005 with the following modifications to be included within a Development Agreement: (Add any proposed modifications.) Denial I move to deny File Number AZ-05-049 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: b. Owner: 2955 S. Locust Grove Road / 3NIEl9 Mark & Karen Carrington 2955 S. Locust Grove Road Meridian, Idaho 83642 c. Applicant: Mark & Karen Carrington 2955 S. Locust Grove Road Meridian, Idaho 83642 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 RA (Medium Low-Density Residential) for 5.15 acres of property currently zoned RUT in Ada County. h. Applicant's Statement/Justification: The parcels directly bordering the subject parcel along the west and south boundaries are low density, 5:1: acre lots. However, zooming out just beyond these lower density lots are areas of medium to high density. The proposed development and zoning classification are both compatible with the surrounding area (please see Applicant's Submittal Letter). 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined 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 17th and 31 '\ 2005 (for Planning and Zoning Commission hearing) and November 21 Sl and December 51h, 2005 (for City Council hearing) Carrington Property Annexation - AZ-05-049 PAGE 2 CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 c. Radius notices mailed to properties within 300 feet on: October ih, 2005 (for Planning and Zoning Commission hearing) and November 18th, 2005 (for City Council hearing) d. Applicant posted notice on site by: November i\ 2005 (for Planning and Zoning Commission hearing) and December 3rd, 2005 6. LAND USE a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site. b. Description of Character of Surrounding Area: The parcels to the south and west are 5- acre lots within Kachina Estates Subdivision. To the north is a city-approved development, Salmon Rapids Subdivision, with single-family homes. Sherbrooke Hollows Subdivision and Sageland Subdivision, both city-approved single-family developments, are east of the subject site. This area is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning: 1. North: Single-family, zoned R-4, Salmon Rapids Subdivision 2. East: Single-family, zoned R-4, Sherbrooke Hollows Subdivision, zoned R-4 3. South: Rural residential, zoned RUT (Ada County) 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 at the intersection of Lake Creek and Locust Grove Road, and in the intersection of Locust Grove and Victory Road. Location of water: Water is readily available in Locust Grove Road and E. Victory Road. Issues or concerns: Without conceptual sewer design it is difficult to determine if this property will all gravity to existing mains. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for when this property develops. 3. Floodplain: N/A 4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled when this property develops. 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: R-4 (Medium Low-Density Residential) 7. Size of Property: 5.15 acres f. Subdivision Plat Information: 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. For the conceptual site plan to work, the properties to the south and west need to develop with the subject site. 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. Carrington Property Annexation - AZ-05-049 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 g. Landscaping: 1. Width of street buffer(s): Per City Code, a 25-foot wide landscape street buffer is required adjacent to Locust Grove Road, an arterial roadway (UDC 11-2A-4). 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 mterior 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: 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 and streets. The conceptual site plan does not include the area containing the existing home on Locust Grove Road. One off.site street, to Victory Road, and one street to Mesa Way is proposed on the conceptual plan (see Exhibit A). Staff is generally supportive of the submitted conceptual plan and street layout for this property. However, staff has concerns with not including the existing home within the boundaries ofthe future plat. The concerns primarily revolve around access to Locust Grove Road and obtaining landscaping and sidewalks adjacent to Locust Grove Road. 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 5.15 acres of the area proposed for annexation be included within the boundaries of the future plat. Staff also recommends that no direct lot access be allowed to Locust Grove 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 applicant to include the entire parcel as part of the future preliminary plat. ACHD staff further recommends that all existing driveways that intersect Locust Grove Road be closed upon preliminary plat approval, and that the existing dwelling take access from an internal local roadway. This will minimize access point to the arterial roadway and will obtain consistent improvements on Locust Grove Road (sidewalk, landscaping, right-of-way, etc.). 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 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 CalTington Property Annexation - AZ-05-049 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF DECEMBER 13, 2005 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 12 single-family lots (including the existing home lot) on 5.15 acres for a gross density of 2.3 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, 2.3 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 detennining 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. . . . . . 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) Carrington Property Annexation - AZ-05-049 PAGES CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT fOR THE HEARING DATE OF DECEMBER 13,2005 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-, 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 application includes a request for 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, one access road to Victory Road, a collector roadway, and one access road to Mesa Way, a local roadway are proposed. However, none of the internal streets are proposed to serve the property containing the existing home on Locust Grove Road. Staff is generally supportive of the conceptual connectivity proposed, except that access to the existing home on Locust Grove Road should be provided from the internal streets and not Locust Grove Road when the subject property develops. Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) No stub streets are currently provided to the subject site. 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 south and recommends that larger lots be platted next to the existing 5-acre lots in Kachina Estates Subdivision. . Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of [mal approval and development is contiguous to the City. (Chapter IV Goal II, Objective A) All urban services can be made available to this site. . Require new residential development to provide permanent 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) Access shall be from internal local streets; direct lot access to Locust Grove Road should be prohibited when this property develops. Carrington Property Annexation - AZ-05-049 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 Stafffznds that the proposed R-4 zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. Stafffurtherlmds that if the Commission and Council believe that an R-2 zone is more appropriate for 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 permitted 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 coITesponding 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 Al!feement: UDC 11-5B.3.D.2 and Idaho Code § 65-6711A 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 colli1IÙtment for all future uses. Staff believes that a DA is necessarv to ensure that this propertv is developed in a fashion that is consistent with the comprehensive plan desiQIlation and does not nee:ativelv impact nearbv properties. . Prior to the a1lllexation 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 the Citv Attorney. Bill Nary. at 888-4433 to irùtiate this process. 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 subject 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 . . Carrington Property Annexation - AZ-05-049 PAGE 7 CITY Of MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 . 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 permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. 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, includine any aoolicable alternative comoliance orovisions. be installed along Locust Grove Road prior to occupancy of any new dwelling units. That when a preliminary plat is submitted to the City, the entire 5.15 acres that are the subject property for AZ-05-049 will be included within the boundaries of said plat (no out-parcels). That Wflea a preliminary plat is SNbmitted to the City, liO direet lot aecoss to Leelist Grove Read will 1:18 allowed. The existing driveways to Loœst Grove Read ffltl)" bø utilized 1:llltil the i:atem:al streets within the plat are eEJastmeted aaà appreved 1:1)' the TffinSfJortatiefl }\l:1t-hority U\CHD). .'\t SlieR time, èireet lot aeeess to Loelist Cro';e Roaà shall be prohibited. That public roads and not private streets shall be constructed with the platting and development of this property. . . . . . . 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 Carrington Property Annexation - AZ-05-049 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 A. Drawings 1. Conceptual Plat (dated: 7-14-05) ,,--- ----- -., --.. fir --a. ~ ~]~ í 3 ~ i i I ¡ ( . - " I " " " ¡ A-I CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 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. futemational 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 ofthe fIte 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) fÌom 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). B-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF DECEMBER 13,2005 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). B-2 CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF DECEMBER] 3, 2005 C. Legal Description Roylance & Associates, P .A. - 391 w, StaÏe S~eet,Su¡¡¡¡ E, Eagle. Idaho 83616 -------'--.--- Engineers. Surveyors . Landplanners TeIephoñe (208) 9:m.¿š24--Fax (208) 939.2ã5Ç- September 15, 2005 Projcçt No. 2700 Exhibit "A. 1 " Legal Description Canington Property Annexation & Rezone Area 5.15 Acres A tract of land for annexation purposes, being Lot 7, Block 1, Kachina Estates (a recorded subdivision on file in Book 35 of Plats, at Pages 3016 and 3017, records of Ada County, Idaho), and a portion of the Southeast One Quarter of the Southeast One Quaner of Section 19, Township 3 North, Range I East, Boise Meridian. Ada County, Idaho, described as follows: Commencing at 5/8-ineh steel pin monumenting the Southeast Comer of said Section 19. thence following the easterly line of said Section 19, North 00°44'49" East a distance of 691.20 feet to the POINT OF BEGINNING; Thence leaving the easterly line of said Section 19, South 89°38'37" West a distance of 746.33 fcetto a lIZ-steel pin; Thence North 00°20'54" West a distance of 305.65 fcetto a point; Thence South 89°24'29" East a distance of 752-03 feet 10 a point on the easterly Hne of said Section 19; Thence following the easterly line of said Section 19, South 00°44'49" West a distance of 293_26 feet to the POINT OF BEGINNING; The aboVNiescribed tract of land contains 5.15 Acres, more or less. subject to all existing easements and rights-of-way. Prepared By: ROYLANCE & ASSOCIATES. P.A. 39] W. STATE STREET, SUITE E EAGLE, IDAHO 83616 208-939-2824 208-939-2855 (FAX) ~~!:-.. . .~L-- SEp. ï ? 2(J(j5 114E"/O/", WOF¡/{:t;#~LIC 1. --- "'---'"------.~--~~"'---.------_.-----'"-------------- C-1 n , tV /"./ / , , './ / ///~ , A /'/' / :z ~ .~ - ::IE 8 ~ U!. LOT 3 LEGEND ~ &. . . @ ---- -"-"-"-"- -~-- ~9 -20 E 1/. SECTION 19. ...,...¡ C\ : C\ : ~I SALMON RAPIDS SUB- '/ ./ ,// '/ / / /, / / / ' . /' , " /' " / /' / . / ,/ '/ / 589"2.'29-E 752.03'/ LOT 7, eLK 1 KACHINA ESTATES EXISTING 33' R-O-W-; I ! í i i i i ! 5.1 5:r ACRES POINT OF BEGINNING LOT 2 S89"3B'37"'W 7~.33' I LOT 1 FOUtID BRASS CAP CALCULATED POINT (NOT1iING FOUND OR SET) ~ S 1/4 SECTION 19 FOUND 5/8" SlID. PIN 1 9 FOUND 1/2- STEEL PIN .É;.. VICTORY RD. FOUND RR SPIKE RFJL: WJl..ovSB9'.2'U"W 2640.06' SECTION UNE BY ---=--/ x:r\1.--=- RIGHT -Of-WAY .A.NNEXA110N AREA ,-. " ;;1::, ADJAŒNT PROPERTY UNE ' .' , ',', EXISTING MERIDIAN CITY UMITS MERIDIAN PUBLIC WDRI':S DEPT. 14 t f ,; /;.:, . /~t/. 50 0 100 . SCALE IN FEET cs. '"' / ,c¿' It / . r.. ~:CI c:1 ,~';¡)iZ. :J . '~/~1~' (fJ IOr~'~ 0 C'II ... - : l'i¡..,r~1~/ Z ~ /r-:¡ ~1C1)- <C ~..Iii ....J /t}g:<' ill ,,~ ž)ZI.,' (D "-1/ y", <C t.:¡': - if) : " :,' ,Y I ~ Q) 10 ,. .' SE CORNER SECTION 19 EXHIBIT "A-2" ANNEXATION & REZONE CAR RI NG TON PROP ERTY ROYLANCE AND ASSOCIATES, P.A. Engineers Surve}'OrS Londplonners ffi'" 391 W Stote Street Suite E Eogle Id<!ho 83616 oo/l.;œ Phone (208) 939-2824 Fo~ (208) 939-2855 [PC n ::j -< 0 .." a;:: tr1 '" a 5= z "tí t""' ~ Z a t:I tr1 '"ó » '" ~ tr1 Z ...¡ [I) ~ 'T] '" tr1 -0 0 '" -3 .." 0 '" ...¡ :r: tr1 :I: tr1 » ~ z a t:I >- ...¡ tT1 0 'T] t:I tT1 (") tT1 a;:: I;¡j tr1 '" - w tV 0 0 U1 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF DECEMBER 13, 2005 D. Required Findings from Zoning Ordinance 1. Annexation Findings: Upon recommendation from the Comnùssion, 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 piau; D - 1 2. The applicant is proposing to zone all ofthe subject property to R-4. 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. 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; City Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. The map amendment shall not 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 fmds 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. 3. 4. 5. The annexation is in the best of interest of the City (UDC 11-5B-3.E). If the applicant enters into a Development Agreement (DA) with the Citv. City Council finds that the annexation and zoninlZ of this propertv to R-4 would be in the best interest of the City.