HomeMy WebLinkAboutEstancia Subdivision PP
PP 05-049
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Gemstar Development, LLC
December 15, 2005
ITEM NO.
12
REQUEST Continued Public Hearing from November 3,2005: Preliminary Plat approval of 103
single-family residential building lots & 7 common lots on 31.72 acres in a proposed R-4
zone for Estancia Subdivision - 1990 East Amity Road
AGENCY
COMMENTS
CITY CLERK:
See previous Item packet / minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached staff report
CITY ATTORNEY
CITY POLICE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
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CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~ .Ü)Y1 ~ Date:! J, - / if, Ph9~:: q 38' ~ .~t ~
Emailed: ShCt wn@landr'rI\Sitl.:t:tliL-1S. h(.'r- Staff Initi11J: ""I""n}t1..
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Materials presented at public meetings shall become properlY 01 ,,:~ {pf Meridian.
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Meridian Plannina and Zonina Meetina
November 3. 2005
Meeting of the Meridian Planning and Zoning Commission of November 3, 2005, was
called to order at 7:00 p.m. by Chairman David Zaremba.
Members Present: Chairman David Zaremba, Commissioner Keith Borup,
Commissioner Wendy-Newton-Huckabay, Commissioner Michael Rohm, and
Commissioner David Moe.
Others Present: Ted Baird, Tara Green, Brad Hawkins-Clark, Josh Wilson, Mike Cole,
Joe Guenther, and Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
X Keith Borup X David Moe
X Wendy Newton-Huckabay X - Michael Rohm
X Chairman David Zaremba
Zaremba: Good evening, everybody. Welcome to this regularly scheduled Planning
and Zoning Commission meeting for Thursday, November 3rd. We will begin with a roll
call of Commissioners.
Item 2:
Adoption of the Agenda:
Zaremba: Next item is the adoption of the agenda and we will take each item in order,
but there are some items we are not going to talk about tonight, even some of them we
have people signed up for. So, let me tell you what's going to happen. Item 4 on Kohl's
Department Store we will discuss. Items 5 and 6, the McGee property, and the
Carrington property -- apparently there was either a failure or improper notice about this
hearing tonight and the thought is not everybody has been notified who might want to
be here. We will not discuss 5 and 6 tonight. We will continue that until the 17th of this
month. So, there will be no discussion on McGee or Carrington, but we will have that
full discussion with everybody present November 17th. Items 7 and 8 that relate to
Sunstone Subdivision we will talk about tonight. Items 9 -- thank you all. Come back
again in two weeks. Items 9, 10, and 11 that relate to Ellensburg Subdivision and also
12 and 13 that relate to Estancia Subdivision, both of those subdivisions have not been
reviewed by ACHD yet. The latest word they will not be reviewed and to our staff even
by our December 1 st meeting. So, both Ellensburg and Estancia, Items 9, 10, 11, 12,
13, we will continue until our meeting of December 15th and not discuss those tonight
either, other than to continue them. Then, the final thing on our agenda is Milford Creek
and we will have a full hearing on that tonight. So, the items that we will discuss tonight
are 4, 7, 8, and 14, 15. And if you're here for one of the others, we invite you to come
back at another time. And let the record show that Commissioner Borup has joined us.
We are all here. That being said, unless I hear any other objections, we will consider
the agenda adopted as is.
Meridian Planning & Zoning
November 3. 2005
Page 48 of 53
Item 11:
Public Hearing: CUP 05-047 Request for a Conditional Use Permit for a
Planned Development for multi-family residential units with a request for
reductions to the street frontage requirements for Ellensburg
Subdivision by Centennial Development, LLC - northwest corner of
North Ten Mile Road and West Pine Avenue:
Zaremba: Okay. We will reconvene and let the record show that all Commissioners are
again present and I will open the Public Hearing for AZ 05-051, PP 05-052, and CUP
05-047, all relating to Ellensburg Subdivision and entertain a motion to continue those to
December 15th, 2005.
Rohm: So moved.
Mae: With a second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That
motion carries.
MOTION CARRIED: ALL AYES.
Item 12:
Item 13:
Public Hearing: AZ 05-046 Request for Annexation and Zoning of 31.72
acres from RUT to R-4 zone for Estancia Subdivision by Gemstar
Development, LLC - 1990 East Amity Road:
Public Hearing: PP 05-049 Request for Preliminary Plat approval of 103
single-family residential building lots and 7 common lots on 31.72 acres in
a proposed R-4 zone for Estancia Subdivision by Gemstar
Development, LLC -1990 East Amity Road:
Zaremba: I'd like to open the Public Hearing for AZ 05-046 and PP 05-049, both
relating to Estancia Subdivision and entertain a motion to continue those to December
15th, 2005.
Rohm: So moved.
Mae: Second.
Zaremba: We have a motion and a second. All in favor say aye. That motion carries.
MOTION CARRIED: ALL AYES.
Item 14:
Public Hearing: AZ 05-047 Request for Annexation and Zoning of
13.556 acres from RUT to R-8 zone for Milford Creek Subdivision No.2
by M&H Development, LLC -- south of East McMillan Road and west of
North Eagle Road:
STAFF REPORT
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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P & Z Commission
Hearing Date: November 3, 2005
Continued to December 15, 2005
Planning & Zoning Commission
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FROM:
SUBJECT
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Joe Guenther, Associate City Platmer
Estancia Subdivision
AZ-05-046
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Annexation of 31,72 acres fi:om RUT and Rl to RA
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PP-05-049
103 Single-family residential lots and 7 other lots
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1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
atmexation and zoning of 31.72 acres of land that is cUITently zoned RUT and Rl in Ada County. The
applicant is seeking an R~4 zone (Medium Low Density Residential District) for the entire site. The
applicant has submitted a preliminary plat for the subject property requesting 103 single-family
residential lots and 7 common/other lots on 38.5 acres.
2. SUMMARY RECOMMENDATION Staff is recommending approval of the subject
annexation and zoning (AZ-05-046) and preliminary plat (PP-05-049) for the reasons listed herein. The
subject applications (AZ and PP) were submitted to the Planning Department for concurrent review.
These applications were continued fi:om the November 3, 2005 Planning and Zoning Commission
hearings. Below, staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommendine: approval of
the proposed Estancia Subdivision with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to he considered after the public hearing)
Recommend Approval (All applications)
I move to recommend approval to the City Council of File Numbers AZ-05~046/PP-05-049 as presented
in staff report for the hearing date of December 15, 2005 and the preliminary plat dated August 24,2005
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-05~046/PP-05-049 as presented at
the hearing of December 15,2005 for the following reasons: (you should state specific reasons for denial
of the annexation and/or preliminary plat. They should address how the applicant might re-do the
application to gain your recommendation for approval.)
Continue (All applications)
I move to continue the public hearing for items number AZ-05-046/Pp.05-049 to (date certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
NE comer of Amity Road and Locust Grove Road
3NI E29
b. Owner
Dvyer Development, LLC
36 E. Pine Street
Estancia Subdivision
~-05-046!PP-05-049
PAGEl
CITY OF MERfDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Meridian, Idaho 83642
c. Applicant:
Shawn Nickel
Land Consultants Inc.
52 N. 2nd street
Eagle, Idaho, 836] 6
d. Representative:
e. Present Zoning:
Shawn Nickel, Land Consultants, hlC
COUNTY- RUT/Rl
f. Present Comprehensive Plan Designation:
Low Density Residential- 2002 Comprehensive Future Land Use Map
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): August 24,2005
2. Date oflandscape plan (attached as Exhibit A2): September 15, 2005
h. Applicant's Statement/Justification: The proposed overall density (3.25 dwellings per acre) of
the project complies with the City's designation of Medium Low Density Residential R-4
which allows for residential densities up to 4 dwellings per acre. The applicant has
requested a 'step up' :6:-om the comprehensive plan which is similar to other mediwn low
density residential projects in the near vicinity. We believe the use of the project will
provide a development which will complement the sulTounding land uses and will be a
continuation of the Bellingham project north of the site and the Messina/Tuscany project
east and north of the site.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 6, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: October 1 ih 2005, October 31 5t 2005, and
December 12, 2005
d. Radius notices mailed to properties within 300 feet on: October 7th 2005
e. Applicant posted notice on site by: October 24th, 2005 and December 5, 2005
6. LAND USE
a. Existing Land Use(s): Agricultural
b. Description of Character of SUlTounding Area:
c. Adjacent Land Use and Zoning
1. North: Bellingham Park Subdivision R-8/PD
2. East: Agricultural/Residential - Meridian City R-8 (Messina Meadows Subdivision)
and Ada County RUT
3. South: Agricultural Ada County RUT to RR
Agricul tural/U rbanizing
Estancia Subdivision
AZ-05-046/PP-O5-049
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. West:
Agricultural Ada County RUT and R1 ~"Ada County Sub
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer;
Extension of mains in Bellingham Park Subdivision.
Location of water: Extension of mains in Bel1îngham Park Subdivision and
Locust Grove Road
Issues or concerns: Road stub to the East should be located at Melwood Street
and not Barkwall Street.
2. Vegetation:
Agricultural/Iniga ted
3. Flood plain: NA
4. Canals/Ditches Irrigation:
5. Hazards: None Identified
Local laterals
6. Proposed Zoning: R-4
7. Size of Property; 31.72 acres
8. Description of Use: Residential, 103 Single Family detached
f. Subdivision Plat Information
1. Residential Lots: 103
2. Non-residential Lots: 0
3. Total Building Lots: 103
4. Common Lots: 7
5. Other Lots: 0
6. Total Lots: 110
7.
8.
Open Lots:
Lot 8 Block 4
Gross Density:
3.25 units per acre
g. Landscaping
1. Width of street buffer(s):
25 feet for Amity Road
30 feet (25 required) on Locust Grove Road.
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as open space (PP application):
4.31 acres or 13.6% open space
4. Other landscaping standards: Retain existing healthy vegetation.
h. Amenities
The applicant is proposing amenities in open space and a park with playground
equipment, parkway streets. These homes will also be using the clubhouse in Bellingham
Park as a group meeting, gathering hall, and pool house.
Estancia Subdivision
AZ-05-046/PP-O5-049
PAGE 3
CITY OF MERlDJAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
i. Proposed and Required Residential Standards
R-4 (Standards)
Setbacks(*all streets local)
Front Living Area
Proposed
15
Side Accessed Garage
Front Accessed Garage
15
20
20
Required
15
15
Street side
Side
5
15
20
20
5
15
60
8,000
Rear
Frontage
Lot Size
70
8,000
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 Amity and Locust Grove Roads is to be prohibited. Access to
Bellingham Park subdivision is as proposed with a connection at Mitman Avenue and
Glenmere Avenue. One stub street is being proposed for the property to the east listed as
Barkwall Street, staff has requested ACHD to amend this street stub and provide the stub
connection at Melwood Street.
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 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Low Density Residential' on the Meridian Comprehensive Plan
Future Land Use Map and the applicant has requested a step up in density. In Chapter VII of the
Comprehensive Plan, medium density is defined as areas including single-family homes at
densities of three to eight dwelling units per acre. Although the proposed density (3.25 d.u.lacre)
is above the minimum target density of3 d.u.lacre for Low Density Residential, stafffmds that
the Proposal conforms to this stated purpose and intent. Similar subdivisions in the near vicinity
have provided larger lots in the "Low Density Residential" areas which approximate three
dwelling units to the acre. In the applicant's submittal letter, dated September 15, 2005 several
Comprehensive Plan policies are listed (please see applicant's letter) and a step up in density is
requested in compliance with the existing comprehensive designation.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
. Require that development projects have planned for the provision of all public servlCes
(Chapter VII, Goal 1lI, Objective A, Action 1)
Estancia Subdivision
flll-OS-046/PP-OS-049
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
When the City established its Area of City Impact, it planned to provide City services to the
subject prope11ies. The City of Meridian plans to provide 111lmicipal services to the lands
proposed to be annexed in the following maImer:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The sui:Jject 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 actjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service will not
change.
The suQject 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 and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
N, Objective D, Action item 2)
In accordance with this Goal and Action Item, the applicants design only allows collector
road access to Amity Road and Locust Grove Road. These collector roads are designed with
landscape lots and oriented as to only allow vehicular traffic flow at the road system. No lots
within Estancia Subdivision are provided lot access to a collector or arterial street.
.
"Require appropriate landscape and buffers along transportation colTidors (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 30-foot wide landscape buffer with a perimeterfence and dense vegetation along
Locust Grove Road. The applicant is also proposing to Construct a 25-foot wide landscape
buffer along Amity Road. Staff is supportive of these widths, as long as the entire buffer lies
outside the ultimate right-ol-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)
.
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTfONS? CALL (208) 884-5533
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
The additional rights of way for Locust Grove Road and Amity Road will be large enough to
accommodate future pedestrian and bicycle lane as well as interconnection of sidewalks
along arterial roads.
.
Protect existing residential properties from incompatible land use development on adj acent
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 òf 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 Low 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 low density with a 'step up' to medium
density, with a gross density of 3.25 dwelling units per acre. Staff has reviewed Estancia
Subdivision under the Medium Density Residential designation which allows residential
densities from 3 to 8 dwelling units to the acre. Stqff supports the "step up "from low density
residential to medium density residential. Staff does not anticipate the housing types for
Estancia Subdivision to be very diverse, however adjacent project by Dyver Development
have many mixes of uses including attached products with alley loaded homes. 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
Locust Grove Road and Amity Road which will provide interconnection to future collector
streets. Interconnectivity between subdivisions will also provide for a multiuse pathway
connection through Messina Meadows Subdivision and Bellingham Park Subdivision for
pathway access to the Ridenbaugh Canal and Ten Mile Creek pathway systems.
Staff finds that the vrovosed zonimz and subsequent uses (sinrde-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 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 con-esponding housing types that can be accommodated within the density range.
Estancia Subdivision
~-05-046!PP-05-049
PAGE 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
10. ANALYSIS
lOa. Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed Single Fan1ily 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 September
14,2005 by D. Teny 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
pU1þoses such as landscape iaigation.
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 l1-5B-3D2 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 homogenous nature of only
residential uses. and the compliance with Meridian City Unified Development Code. staff
believes that a Development A!!Teement is not necessary to ensure that this property is
developed in a fashion that is consistent with the comprehensive plan desÜmation and does not
ne~atively impact nearby properties. lithe Commission or Council feels a development
agreement is necessary staff recommends a clear outline of the commitments of the developer
being required.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access:
Connectivitv Œellineham Park Subdivision):
Two stub streets from Bellingham Park Subdivision shall connect from Mitman Avenue and
again from Glenmere Avenue. No direct access is allowed to Locust Grove Road or Amity
Road is approved outside of the points of connection pennitted by ACHD.
(East Property Boundary, Ada County RUT)
Estan,cia Subdivision
AZ-05-046/PP-O5-049
PAGE 7
CITY OF MEIUDlAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A ten acre property lies directly cast of the site, and it is anticipated that the site will develop
as low density residential uses. The stub street connection to the east of the site has been
shown at Earkwood Street The block length from the most northel11 point on Glerunere
Avenue to Earkwood Street exceeds the 750' maximum block length. By providing a stub
connection at Melwood Street staff feels the intercollilectivity will be increased as well as the
block length will be reduced within limits.
2.2. Landscapil1l!: 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 30 feet of right-of-way landscaping on Locust Grove
Road and 25 feet of landscaping on Amity Road shall be maintained by the Home Owners
Association.
2.3 Tree MitÜration: 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 inigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. Nampa Meridian Irrigation District has no laterals on this site and
has not commented on the proposal.
2.5 Pressure Irrigation: The City of Meridian requires that pressurized iaigation 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 cOlmection 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 ll-3B-6. See Site Exhibit B below.
2.6. Fencin!.!: 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 pennanent fencing is
not provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building pennit. All fences should taper down to 3 feet
maximum within 20 feet of all right-of-way. All fencing should be installed in accordance
with City Code in effect at the time the petmit is issued.
2.7 Unimproved Ri!.!ht-of-Wav: Meridian City Code requires a lO-foot wide gravel shoulder
abutting right-of-way where the unimproved portion of the right-of-way is greater than 13
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Work Program. The remainder of the unimproved
right-of~way should be landscaped with lawn or other vegetative groundcover. Locust Grove
Road and Amity Road abutting this site meet the warrants for the lO-foot wide gravel
shoulder requirement listed above. Therefore, the applicant should be required to construct a
10-foot wide gravel shoulder on Locust Grove and Amity Roads, with the remaining portion
of the right-of-way being landscaped with lawn or other vegetative groundcover.
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.8 Con1ll101110pen Space: The applicant has a qualified application meeting the
requirements of UDC 11 ~3G. The proposal is showing 10.4% of qualified open space and
meets the requirements of a minimum of 5% open space. The applicant has provided
landscaped Parkways in compliance with UDC Il-3G-5.
2.9 Amenities: The applicant has indicated that the clubhouse/pool being constl1lcted with
Bellingham Park Subdivision immediately north of the site will also be used by the Estancia
Homeowners.
lOb. Staff Recommendation: Staff reconunends approval of AZ-05-046/PP-05-049 for Estancia
Subdivision as presented in the staff report dated December 15, 2005 based on the Findings of
Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as
attached to this report. Staff has prepared findings consistent with this recommendation.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: August 24,2005)
2. Landscape Plan (dated: September 15,2005)
B. Conditions of Approval
1. Plalll1ing Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Estancia Subdivision
~-O5-046/PP-O5-049
PAGE 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: August 24, 2005)
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Landscape Plan (dated: September 15,2005)
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Exhibit A Page 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STMF REPORT. QUESTTONS? CALL (208) 884-5533
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Exhibit A Page 3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
1.2
1.2.1
1.2.2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-I prepared by Bailey Engineering, dated August 24, 2005 is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05-046) shall also be considered conditions of the Preliminary Plat (PP-
05-049).
1.1.2
The applicant has proposed a 30-foot landscape buffer along Locust Grove Road and a 25 foot
buffer is required by ordinance, a 25-foot landscape buffer is proposed along Amity Road. The
sidewalks within the buffer shall be placed as to line up with existing buffers in neighboring
subdivisions.
1.1.3
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Locust Grove Road and Amity Road as required by ACHD.
A landscape plan shall be submitted prior to fmal 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 is approved as submitted.
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 Estancia Subdivision
Homeowners' Association.
Other than the public street access approved by ACHD, direct lot accesses to Amity Road and
Locust Grove Roads are prohibited. A note shall be placed on the final plat restricting access to
Locust Grove Road and Amity Road.
Place a note on the face of the final plat stating that all future front garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
All iITigation 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 I1-3A-6,
unless otherwise approved by the City and the Irrigation District(s).
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12~13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-I8 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 pennitted under UDC 1I-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 staff. If the stonnwater detention facility carmot be incOlþorated into the approved
open space and still meet the standards of UDC I1-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
Exhibit B Page 1
CiTY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAPF REPORT. QUESTIONS? CALL (208) 884-5533
] .2.3
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall subnrit a detailed fencing plan with the final plat application for the
subdivision. If pennanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.4
1.2.5
All iITigation 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 JI-3A-6,
unless othelWise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate inigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. Iflateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or te1lllS of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.6
1.2.7
Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC ll-6B.
2.1
2. Public Works Department
2.2
2.3
2.4
2.5
Sanitary service to this site is being proposed via extension of mains being planned in Bellingham
Park Subdivision and Locust Grove Road. The applicant shall install mains to and through this
proposed development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard fo1llls 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.
The applicant shall be responsible to install a temporary off~peak pumping station in a location
designated by the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department, the design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
Water service to this site is being proposed via extension of mains in Bellingham Park
Subdivision and Locust Grove Road. The applicant shall be responsible to install water mains to
and through this development, coordinate main size and routing with Public Works.
The soils report that was submitted has only a limited time frame of ground water monitoring.
The applicant shall submit updated groundwater reports at the final plat application and at that
time a grading and drainage plan may be required by Public Works as deemed necessary by the
City Engineer.
The applicant has not indicated who will own and operate the pressure inigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
Exhibit B Page 2
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.6
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to tìnal plat signature on the last phase ofthis project.
If it is to be owned and maintained by an lITigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized ilTigation systems be supplied by a year-round
source of water (ODC 11-3B-6). 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
cOllliection 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.
No large landscaping shall be allowed within 5-feet ofa meter tile, per City of Meridian Standard
Specification 7.07(w) note 3.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
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 purposes such as landscape iITigation.
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 iITigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.7
2.8
2.9
2.10
2.11
2.12
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
Exhibit B Page 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
dete1111ined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Depmiment prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Depmiment and water
quality by the Meridian Water Department for bactelia testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing pennits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above fmish grade.
h. Fire hydrants shall be provided to meet the requirements of the WC Section 509.5.
3.3 Entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.4 All conunon 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 Sig11age "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 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).
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used for Block 4 Lot 8.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4.2
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 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-IO) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-1O.5) will be followed.
5.3
The Parks Department has no concems with the site design as submitted with the application.
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
7.1 Widen the pavement on Locust Grove Road to one-half of a 46-foot street section and construct
vertical curb, gutter, and a 5-foot detached (or 7-foot attached) concrete sidewalk abutting the site.
7.2 Dedicate a total of 48-feet of right~of-way from the centerline of Amity Road abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the [mal plat for signature by the ACIID
Commission or prior to issuance of a building pennit (or other required permits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all
requested material. The owner will be paid the fair market value of the right-of-way dedicated which
is an addition to existing ACHD right-of~way.
7.3 Construct a 5.foot detached concrete sidewalk abutting the site on Amity Road. The face ofthe
sidewalk shall be located a minimum of 41-feet from the centerline of the roadway.
7.4 Construct the intemallocal roadways with the following: 32-feet of pavement, 2-foot ribbon curb 8-
inches thick on each side, a minimum 8-foot wide swale a minimum of I-foot deep on each side, and
a 5-foot wide 5-inches thick concrete sidewalk on each side. A minimum right-of-way width of 52-
feet is required. The swale shall be located within the public right-of-way and the sidewalk may be in
an easement.
OR
If the site does not meet the criteria established for the roadside infiltration swale street section,
construct the intemallocal roads as 36~foot street sections with curb, gutter, and 5-foot concrete
sidewalks within 50-feet of right-of-way.
7.5 Construct a southbound left-turn bay treatment on Locust Grove at the site access intersection and a
left-tum bay and right-turn lane treatments on Amity Road at the site access intersection. Provide a
minimum of lOa-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the tum lane with District staff.
7.6 Construct the entrance street on Locust Grove Road to align with Pitkin Street on the west side of
Locust Grove Road, as proposed.
ExlÜbit B Page 5
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7.7 Construct the entrance street on Amity Road to be located 275~feet west of the east property line
(measured property line to centerline), as proposed.
7.8 Extend two stub streets from Bellingham Park Subdivision to the north of the site (W. Mitman
Avenue and S. Glemnere Avenue), as proposed.
7.9 Construct one stub street (Barkwall Street) to the east property line located approximately 495-feet
north of Amity Road (centerline to centerline), as proposed. Install a sign at the tenninus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.10 Construct one stub street (Farley Street) to the west property line located approximately 200-feet
north of Amity Road (centerline to centerline), as proposed. Install a sign at the terminus ofthe stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Provide a temporary
turnaround at the tenninus of the stub street.
7.11 Direct lot access to Locust Grove Road and Amity Road is prohibited and shall be noted on the
final plat.
7.12 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.13 Any existing iITigation facilities shall be relocated outside of the right-of-way.
7.14 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right~of-way.
7.15 All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7.16 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.17 Utility street cuts in pavement less than five years old are not allowed urness approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7.18 Comply with the District's Tree Planter Width Interim Policy.
7.19 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
ofIdaho shall prepare and certify all improvement plans.
7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or
other required pennits), which incorporates any required design changes.
7.21 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.22 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
Exhibit B Page 6
CITY OF MERlDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7.23 It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way. The
applicant at no cost 10 ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.24 No change in the terms and conditions ofthis approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
7.25 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Legal Description
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Project No. 05.2)1
F:stancia Subdivision
Annexation Description
September 14. 2005
A parcðl ofland located in the SW I/4 of the SW 1/4 ofSectioo 29, T3N., R.JE.,
B-M., Ada County, Idaho, mora particularly described as follows: Commencing at the
Southwest comer of said Section 29, &om which the South 1I16 comer Common to
Section 30 and the said Section 29 bears North 00°30;0 I" West, 1325.80 feet; ]lIenee
North 00°30'01" West, 350.27 feet to the Southwest ¡;orncr of Teaier Subdívision, as
Same is recorded in Book 83 o(Plats at Page 9099, records of Ada County, Idaho, said
point being the REAL POINT OF BEGINNING.
Thence continuing North 00°30'01" West, 828.12 feet to the Northwest comer of
said subdivisi0l1;
Thence South 89°44'0)" East, 659.95 feet to the Northeast Comer of said
subdivision;
Thence North 00°30'01" West, 130.52 fect;
Thence South 89°42'02" East, 671.18 feet to (l point which bears South
00°07'38" East, 16.50 feet ftom the SW 1/16 comer;
Thence along the East lioe of the SW 114 of the SW 114 South 00.07'38" East,
1308.51 feet to the Wesl1l16 comer common to Section 32 and the said Section 29;
Thence along the section line North 89°43'51" West, 662.66 feet;
Thence North 00°30'01" West, 350.31 feet to the Southeast comer of said Terrier
Subdivisioo;
Thence North 89°44'03" West, 659.95 feet to the Point of Beginning. Containing
32.58 acres, more or less.
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Exhibit C Page 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTl\1ENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings íì-om Zoning Ordinance
1. Annexation Findings:
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:
A, The map amendment complies with the applicable provisions of the comprehensive plan;
The applicant is proposing to zone the subject property to R~4. Staff finds that the proposed zoning
map amendment complies with the applicable provisions ofthe comprehensive plan. In Chapter VII
of the Comprehensive Plan, 'medium density' is defined as areas including single-family homes at
densities of three to eight dwelling units per acre; 'low density' consist of single-family homes at
densities of three dwelling units or less per acre. Staff finds that the requested residential zoning
designation, R-4, is harmonious with and in accordance with the 2002 Comprehensive Plan and
Future Land Use Map, which designates the NE comer of Locust Grove and Amity Roads to be
"Low Density Residential", this is also consistent with the request for a 'Step-up' to the medium
density residential designation. 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 low density areas with a request for a
'step up' in density.
Staff finds that the proposed zoning is in general confonnance with the comprehensive plan (please
see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action items
that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Concurrent with the annexation and zoning application, the applicant has submitted a preliminary
plat that proposes single-family detached residential products on the subject site (PP-O5-049). Staff
does not anticipate that the applicant plans to rezone the subject property in the future if the
accompanying PP application is approved. Staff finds that the single-family homes would be
allowed (pennitted) within the requested R-4 district. The entire site is being proposed as
residential and upon build out staff would not anticipate changes of usage for this site.
C. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The applicant has submitted elevations for the proposed units which will be designed and
constructed to meet similar architecture to the single family detached residences of the near
vicinity. Staff believes that the design of these single family attached dwelling units will be
compatible with the adjoining uses and transitional in nature to anticipated lower density uses south
and east of the site in 'low density residential' comprehensive designation. Staff finds that the
proposed development will change the existing character of the area, which is still largely rural.
However, the proposed development is generally hannonious with the intended character
envisioned by the Comprehensive Plan. Staff does not find that the proposed zoning/uses will not
be detrimental to the public health, safety, or welfare. 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. Staffreconunends that the Commission and Council rely
on any oral or written testimony that may be provided when detennining this flllding.
D. 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
Exhibit D Page]
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
to, school districts; and,
There have been no recent street improvements in the area. The abutting roadways Locust Grove
Road and Amity Road are not in ACHD's Five Year Work Program or CIP (20-year plan) for road
widening. Messina Meadows Subdivision to the east and Bellingham Park Subdivision to the north
have been tentatively approved for development similar to what is being proposed with Estancia
Subdivision. Bellingham Park Subdivisions phase 2 is not currently being developed because two
access points are not available to that site. The second point of access for emergency vehicles will
be through the Estancia project. The subject property is generally surrounded by rural residential
acreages. Staff does not find that there has been a change in the area that dictates that this property
should be rezoned. Staff recommends that the Comm..ission and Council rely on staffs analysis,
public testimony received and any comments submitted from any other agencies or departments
regarding whether this property should be annexed.
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.
On August 12,2005, a joint agency/department comments meeting was held with representatives of
key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that except for sanitary sewer, the public
services listed above can be made available to accommodate the proposed development. The
Commission and Council should reference any written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this project.
Staff does not find that there has been a change in the area that dictates that this property should be
rezoned. Staff recommends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted from any other agencies or departments regarding
whether this property should be annexed. Staff 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.
E. The annexation is in the best ofinterest of the City (UDC 11-5B-3.E).
¡fthe applicant enters into a Development Agreement (DA) with the City. staff finds that the
annexation and zonin!! of this propertv to R-8 and TN-R would be in the best interest of the City.
2. Preliminary Plat Findings:
In detemrining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The plat is in conformance with the Comprehensive Plan;
Please see Annexation Findings Item A above.
B. Public services are available or can be made available and are adequate accommodate the
proposed development;
Please see Annexation Findings Items C and D above
Exhibit D Page 2
PP 05-050
MERIDIAN PLANNING & ZONING MEETING
November 3, 2005
APPLICANT M&H Development. LLC ITEM NO. 15
REQUEST Public Hearing - Preliminary Plat approval of 48 building lots and 7 other lots
in a proposed R-8 zone for Milford Creek Subdivision No.2 - south of East McMillan and
west of North Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
~~
~~{~ ~
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:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SffiLERS'IRRIGATION:
See attached comments
IDAHO POWER:
INTERMOUNTAIN GAS:
Emailed:
See attached comments from ITD
Date: ~ Phone: q?F - tAro
Staff Initials: ~/
Materials pre ented at public meetings shall become property of the City of Meridian.
OTHER:
Contacted:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I l/3/2005
STAFF REPORT
TO
FROM:
Hearing Date: November 3, 2005
Planning & Zoning Commission
Joe Guenther, Associate City Planner
City of Meridian Planning Department
208-884-5533
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SUBJECT
Milford Creek Subdivision
AZ-05-047
Annexation of 13.56 acres from RUT to R-8
PP-05-050
48 Single-family residential lots and 7 other lots
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 13.56 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 ,56 acres.
2. SUMMARY RECOMMENDATION Staff is recommending approval of the subject
annexation and zoning (AZ-05-047) and preliminary plat (PP-05-050) 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-05-047/PP-05-050 as
presented in staff report for the hearing date of November 3,2005 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-05-047/PP-05-050 as
presented in the staff report dated November 3, 2005 and the preliminary plat dated August 3, 2005 for
the following reasons: (you must state specific reasons for denial of the CUP, They should address how
the applicant might re~do the application to gain your recommendation for approval.)
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
AZ-O5-04 7 ¡PP-O5-050
PAGE 1
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. DescIiption of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): August 3, 2005
2. Date of landscape plan (attached as Exhibit A2): August 12,2005
h. Applicant's Statement/Justification: The proposed overall density (3.54 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 ofthe project will
provide a development which will complement the surrounding land uses and will be a
continuation of the Zebulon Heights project south of the 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 alUlexation and/or rezone as detennined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as 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 detennined by City
Ordinance. By reason of the provisions of the 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 171112005 and October 31 st 2005
e. Radius notices mailed to properties within 300 feet on: October 7111 2005
f. Applicant posted notice on site by:
6. LAND USE
October 24th, 2005
a. Existing Land Use(s): Agricultural
b. Description of Character of SUlTOunding Area:
c. Adjacent Land Use and Zoning
1. North: Madison Park Subdivision (Boise City, R-1B)
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
AgriculturallUrbanizing Residential
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
AZ-05-047/PP-O5-050
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF 11/3/2005
cOlmecting at Paint Street Stub.
Location of water: Extension of mains in Wainwright Drive and Zebulon
Heights Subdivision connecting at Paint Street Stub.
Issues or concel1ls: Pathway cOIlllections and addressing of lots closest to
Boise City road sections. All issues and concel1lS have been addressed through
conditioning.
2. Vegetation:
A gri c ul tur al/Ini gated
3. Flood plain: NA
4. Canals/Ditches Irrigation:
Settlers Inigation
Local laterals - Little Lateral, private and North Slough-
5. Hazards: None Identified
6. Proposed Zoning: R-8
7. Size of Property: 13.56 acres
8. Description of Use: Residential, 48 Single Family detached
f. Subdivision Plat Infonnation
1. Residential Lots: 48
2. Non-residential Lots: 0
3. Total Building Lots: 48
4. Common Lots: 7
5. Other Lots: 0
6. Total Lots: 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 (*a11 streets local)
Proposed
Required
Milford Creek Subdivision
AZ-O5-04 7 /PP-O5-Q50
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
Front Living Area 15 15
Side Accessed Garage 15 15
Front Accessed Garage 20 20
Side 4 4
Rear 12 12
Frontage 50 50
Lot Size 6210 5000
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. Walter Lane (a private street) shall cease and Lot 1 Block 1
shall be addressed and take access from Wainwright Drive. Access to Zebulon Heights
subdivision is as proposed with a cOlmection at E. Paint Street to Milford Creek
Subdivision Number 1 at a cOlmection with E. Paint Drive.
F or 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 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staffhas 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 of the Comprehensive Plan, medium density is
derIDed as areas including single-family homes at densities ofthree to eight dwelling units per
acre, The proposed density (3,54 d.u.lacre) is within the target density for Medium Density
Residential, staff finds that the proposal confonns 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 (staff analysis is in italics below policy):
. Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties, The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
Milford Creek Subdivision
AZ-OS-O47fPP-O5-0S0
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
.
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 of 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 20-joot 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-O5-047/PP-O5-050
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I 1/3/2005
The additional rights of way for Wainwright Drive will be large enough to accommodate
future pedestrian and bicycle lane as well as interconnection of sidewalks along arterial
roads.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium 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 pUlpose 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 of the general vicinity towards the center of
the section. These projects as a neighborhood meet the variety of residential categories.
.
"Onwstreet 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 vrovosed zoninf! and subsequent uses {sinf?le-familv homes} will be
harmonious with and in accordance with the Comvrehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists Single Family Residential
(attached and detached) as pennitted uses in the R w8 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 coITesponding 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
AZ-O5-047IPP-O5-050
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I 1/3/2005
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 amlexation legal description submitted with the application (stamped on August 19,
2005 by D. Teny 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 inigation.
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 ~5B-3D.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 proximity of existim!
and future residential uses. the ~eneral layout of the neÜ!hborhood and lack of sÜmificant
public features. staff believes that a Development AlU'eement is not necessary to for this
property if developed in a fashion that is consistent with the comprehensive plan desÌlmation
and conditions of approval contained in this report for the proposed preliminary plat.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access: Connectivity
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 ofthe points of connection permitted by ACHD.
(East Property Boundary, Boise City)
The site lying directly east of the site is cUITently the Milford Creek Number 1 Subdivision
and D+G Nursery, serviced by the City of Boise. The stub street connection to the east ofthe
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. Landscaping: Staff is generally supportive of the landscaping design with the following
considerations: Perimeter fencing shall be designed according to UDC ll-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-O47/PP-OS-OSO
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
space lot of Lot 7 Block 3 to provide a 5' walking path connection fi:om the open space lot to
the multiuse pathway to facilitate pedestrian movement. The southem connection of the 5'
walking path shall tenninate at the point where Syracuse Way becomes a collector road for
connection at Wainwright Way.
The proposed landscaping along Wainwlight 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 from 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 Miti~ation; Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as replacement trees
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 iITigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. Settlers lITigation District has a 60' easement for the North Slough
on this site; standard comments are included in Exhibit C.
Pipin~ of Ditches: Melidian 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 Irri~ation: The City of Melidian requires that pressulized iITigation 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 pennanent fencing is
not provided, temporary construction fencing to contain debris must be installed around the
pelimeter prior to issuance of a building pennit. All fences should taper down to 3 feet
maximum within 20 feet of alllight-of-way. All fencing should be installed in accordance
with City Code in effect at the time the pennit is issued.
lOb. Staff Recommendation: Staffrecommends approval of AZ-05~047IPP-05-050 for Milford
Creek Subdivision as presented in the staff report dated November 3, 2005 based on the Findings
of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit Bas
attached to this report. Staff has prepared [IDdings consistent with this recommendation.
Milford Creek Subdivision
AZ-O5-047/PP-O5-050
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
11. EXHIBITS
A. Drawings
1. Preliminmy 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 Irrigation District
C. Legal Description
D. Required Findings from Zoning Ordinance
Milford Creek Subdivision
llZ-O5-047/PP-O5-050
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
A. Drawings
1. Preliminary Plat (dated: August 3,2005)
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
2. Landscape Plan (dated: August] 2, 2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
B. Conditions of Approval
1. Planning Department
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1
1.1.1
SITE SPECIFIC REQUIREMENTS--PRELIMINAR Y PLAT
The preliminary plat labeled as PP-1 prepared by Engineering Solutions, dated August 3,2005 is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-05~04 7) 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 fmal 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 10-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 final plat stating that all future front garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
All iITigation 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
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
Exhibit B Page 1
1,2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B.
2. Public Works Department
2.1 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 culTently not serviceable by the City of Meridian's sanitary sewer system. Proceeding
through the process is strictly at the risk ofthis 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 ilTigation 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 ofthe construction plan review. A "draft copy" ofthe operations and
1.2.4
1.2.5
1.2.6
2.2
2.3
2.4
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 pennitted lmder 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 staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-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 final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building pennit. 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 ilTigation 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 lITigation District. Plans will need to be approved by the
appropriate inigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff s failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Exhibit B Page 2
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 11/3/2005
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 inigation systems be supplied by a year-round
source of water (UDC 11-3A-l 5). 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
coill1ection 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 fmal 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 pwposes such as landscape irrigation.
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.
2.6
2.7
2.8
2.9
2.10
2.11
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 detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the 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 subllÚtted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fIre hydrants. Final design locations and quantity are
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1113/2005
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for [:ire protection win be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing 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 of28' inside and 48' outside radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3,5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.6 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site,
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, whi~h 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 proj ect 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 ill).
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 ill).
Exhibit B Page 4
7.4
7,S
7.6
7.7
7.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
4. Police Department
4.1 Any interior fencing shall allow visibility from 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 fmal plat application.
5. Parks Department
S.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.
4.2
7. Ada County Highway District
Site Specific Conditions of Approval
7.1
Tie into the existing S~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.
7.2
7.3
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 43S-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 SO-fee of right-of-way, as proposed.
Construct a lmuckle with an island within the subdivision, as proposed. Construct the island
within the lmuckle 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 of this will be required on
the final plat.
Exhibit B Page 5
7.12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
7.9
Utilize the existing 25-foot wide driveway on Wainwright Drive for the existing dwelJing 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.
7.10
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.
7.11
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 ACHD 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 of the 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 unless 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 pennits), 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
8.4
8.5
8.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
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 from the Ada County Highway District.
7.24
Any change by the applicant in the planned use ofthe property which is the subject ofthis
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a 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 iITigation/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.
8.
8.1
8.2
8.3
Any Change to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
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. lfthe 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
"If il~" ",
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IDAHO
SURVEY
GROUP
1.150 ¡:.", WotQrmwer St,
$uiΠ150
Mo.rid"'Lldaho 83642
Phone (lOB) 846-8570
Fax (LOB) 884.5399
Proje,ct No. 05-164
M & n Dcvelopmcnt
August 19.2005
A parcel of land located in the SE ] /4 ofthe NE 1/4 of Section 32, TAN., It] E.,
B.M., Ada County, Idaho, morc particularly described as follows: Commencing at the
Eas! 1/4 comer of said Section 32, fTom which the Northeast comer of said Section 32
bears NOIih 00°30'03" East, 2654.30 feet; Thence North 00°30'03" East, 442.38 feet;
Thence Norlh 89°5] '56" West and along the North line of Zebulon Subdivision, as smne
is recorded in Book 90 of Plats al Page] 0588, Ada County rccords, a distance of 656.05
feet 10 the REAl, POINT OF BEGINNING,
Thcnce continuing North 89°51 '56" West, 672.35 feet to a poiot on the West live
of the SE 1/4 of the NE 1/4;
Thence North 00"31 '00" Easl, 882.72 feet to the NE 1/16 comer, common to thc
Southwest comer of Madison Park No.3 Subdivision, as smne is recorded in Book 77 of
Plats of Page 8092, Ada County records;
feet;
Thence along the SOlll]lline of said subdivision South 89°57']4" East, 570,]6
Thence departing said South line 57°38'00" Easl, ]20.22 lèet;
Thence South 00"30'43" West., 819.48 feet to the Point of Beginning. Containing
13.56 acres, more or Jcss-
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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 11/3/2005
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 find adequate
evidence answering the following questions about the proposed zoning amendment:
A. Will the new zoning be hannonious with and in accordance with the comprehensive plan
and, if not, has there been an application for a comprehensive plan amendment;
D.
In Chapter VII of the Comprehensive Plan, 'medium density' is derIDed 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 hannonious 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 confonns 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 confonnance 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;
ConcuITent 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 peffiÙts;
Staff finds that the single. family homes would be allowed (peffiÙtted) 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 occulTing 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 I
(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 sUITounded 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 staff's
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR nIE 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
hannonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
The applicant has 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 finds that the proposed development will change the existing character of the area,
which is still largely rural. However, the proposed development is generally hannonious
with the intended character envisioned by the Comprehensive Plan. Staff does not flid
that the proposed zoning/uses will adversely change the essential character of area.
F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
The Commission and Council should rely on public testimony (oral and written) to
detennine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Staff does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, staff does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit B and all City Code provisions.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer; or will the person responsible for the establishment of the proposed zoning
amendment 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. Pennanent 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 MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
Exhibit D Page 3
On October 14, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this prope11y. 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 proj ect.
H. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be fmancing the extension of sewer, water, local street
inftastructure, utilities and ilTigation 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.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff 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
sulTounding area.
J.
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 sUITounding 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 sulTounding public streets. ACHD has also required that Lots I and 2
of Block I 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 ofmajor
importance; and
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
conidor. 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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/3/2005
Staff recommends that the Commission and Council reference any public testimony that
may be presented to detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the findinfls listed above. stafffinds that the annexation/zoniml of this
propertv. as proposed bv the avplicant. would be in the best interest of the Citv (see
Analvsis section in the Staff Report).
2. Preliminary Plat Findings:
In. detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The confonnance of the subdivision with the Comprehensive Development Plan;
Please see Annexation Findings Item A above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation Findings Items G and H above.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities 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 from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the
Commission'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
Commission 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
"'00\ * D¡Sf/"/..
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'[o9/~ . MI3(",6\c,"
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
City of Meridian
33 East Idaho Ave,
Meridian, ill 83642
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 of the 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
currently operating beyond capacity, Future development will continue to have an impact
on the district's capacity, If you have any questions, please contact me at 855-4500.
Sincerely,
~A;/
Wendel Bigh~
Building & Construction Manager
(¡ ~f!!~ CENTRAL 0 ~~~=~~~a~ H~~t~ ~~i~~~~;~~ ~t
I"'." ~ r" i'
r. I I '" ,'" ,.,.1
.-' ""
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
i r . ¡:rid;"'"
cIty 0 '" .
city Clerk Oihce
1/or -OJ-O
Return to:
0 Boise
0 Eagle
0 Garden City
$eridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ After written approval from appropriate entities are submitted, we can approve this proposal for:
~al sewage 0 community sewage system 0 community water well
0 interim sewage Scentral water
0 individual sewage 0 individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of I;pvironmental Quality:
..ef\central sewage ~~~munity sewage system 0 community water
0 sewage dry lines tral water
%w. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: ~~J
Reviewed By: :r:~
'5726.001 EHO904
Review Sheet
SETTLERS' IRRIC3ATION
DISTRICT
COF?Y
RE(:EIV,ED'
OCT 1 4 2005'"
PO BOX 7571
PHONE: 34+247 ¡
BOISE. IDAHO 83707- ¡ 57]
FAX: 343-1642
October 13, 2005
City of Meridian
City Clerk Office
Becky McKay
Engineering Solutions
150 E. Aikens Street, Suite B
Eagle, ID 83616
Re: PP 05-050 Milford Creek Subdivision No.2
----------'--'~'-'-'=--~'-' -- ,,~~-=~~--,-"-=-=e-~---='-'---'--~'-"=-~' - '------~ -,,~--=---.=c=--,----------=--=-'---'-" --'--- '-,-' -,..- ~--------,,-..- -' ,--------
Dear Becky:
After review of the Preliminary Plat of the above-mentioned application Settlers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are Settlers Canal (60'easement), and the
Little Lateral (20'easement). Contact SID for additional requirements-
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any SID
facilities, or within its easements.
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
5. All stonn drainage must be retained on-site.
6, 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.
If you have anyqll~stions ple~se call 343-5271.
~~
Nathan Draper, Manager
.. Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)
TRANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
Wee 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
October 19,2005
(208) 334-8300
itd.idaho.gov
Will Berg
Planning & Zoning
City of Meridian
660 E. Watertower Lane, Suite 202
Meridian, 10 83642
Fax: (208) 888-6844
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
RECEIVED
OCT 2 6 2005
City of Meridian
City Clerk Office
The Idaho Transportation Department (ITD) 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,
Dear Mr, Berg,
Sincerely,
~ ~I/~~
Sue Sullivan
Sr. Transportation Planner
ss:ah
PP 05-049
MERIDIAN PLANNING & ZONING MEETING
November 3, 2005
APPLICANT Gemstar Development, LLC ITEM NO. 13
REQUEST Preliminary Plat approval of 103 single-family residential building lots and 7
common lots on 31.72 acres in a proposed R-4 zone for Estancia Subdivision - 1990
East Amity Road
AGENCY
COMMENTS
CITY POLICE DEPT:
CITY FIRE DEPT:
. , J't{Vùf-
~ \\. >(D
1\ \5,65
'{V
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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:
NAMPA MERIDIAN IRRIGATION:
See attached comments
See attached comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Date:
Staff Initials:
Phone:
Contacted:
Emailed:
Materials presented at public mee"ngs shall become property of the City of Meridian,
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
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October 7, 2005
""( l ;:, ',,'
City of Meridian
:CHy Clerk Office
City of Meridian
33 East Idaho Ave,
Meridian, ill 83642
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 of the Estancia Subdivision will have an impact on school enrollments at Lake
Hazel Elementary. Lake Hazel Middle. and Mountain View High School.
We can predict that these homes, when completed, will house thirty (30) elementary aged
children, twenty-eight (28) middle school aged children, and twenty-three (23) 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
, currently operating beyond capacity, Future development will continue to have an impact
on the district's capacity, If you have any questions, please contact me at 855-4500,
~#-
Wendel Bigham
Building & Construction Manager
~ CENTRAL
Ut Et61I~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Divisi°"RECEIVEL.
OCT 1 3 2005
í;JfJ ð¡(- -D,/ '1
e;-.c '~l'A- ~
uty of Merldi:1II
CItY Clerk Office
Return to:
0 Boise
0 Eagle
0 Garden City
~eridian
0 Kuna
OACZ
0 Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
k After wri~ ap~roval from appropriate entities are submitted, we can approve this proposal for:
~I sewage 0 community sewage system 0 community water well
0 interim sewage Jð'central water
0 individual sewage - OìñCIìvidual water
~e following plants) must be submitted to and approved by the idaho Department ot Health & Welfare,
'VISion ~~~~~~::~~uahty: 0 community sewage system 0 community water
,. 0 sewage dry lines ~ water
~.. Run.off is not to create amosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date: -,LaJ LJ OJ
Reviewed By: 4..-~
Review Sheet
15726-001 EHO9O4
RECEIVED
OCT 2 4 2005
qty of Meridian
~&~1~~~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
18 October 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G, Berg Jr., City Clerk
City of Meridian
33 East Iùaho-Ave~-
Meridian, ill 83642
RE:
PP 05-049/Estancia Subdivision
Dear Will:
If Nampa Meridian Irrigation District is to own and operate the pressure irrigation system then a Land
Use Change Application will be required, If the Homeowner's Association is to operate the system
then the District's only concern would be the stonn dra:inage. If all stonn drainage is retained on-site
there will be no impact on Nampa Meridian Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa Meridian Irrigation District requires that a
Land Use Change Application is filed for review prior to final platting, Please contact Donna Moore
at 466-7861 for further infonnation.
All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805.
It is recommended that irrigation water be made available to all developments within the Nampa
Meridian Irrigation District.
Sincerely,
¡gd/¡/~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
Crew Foreman
File. Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
OCT 2 4 2005
aty ot M"¡d¡~ ~
City Cle,k Office CO~y
~&~I). '. ~ .
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
20 October 2005
David Bailey
Bailey Engineering
1117 E. Plaza Drive, Suite F
Eagle, 10 83616
phones: Area Code 208
OFFICE: Nampo 466~7861
SHOP: Nampa 466-0663
, ,-
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RE:
Land Use Change Application - Estancia Subdivision
Please note the District now reQu~ sets of plans
Dear Mr, Bailey:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
¡"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John p, Anderson, at the District's shop.
Sincerely,
Æ MM- >r. '7lJ m.c
Donna N, Moore, Asst. SecretaryfTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
GemStar Development, LLC, 228 E. Plaza Drive, Suite I, Eagle, 10 83616
Max Vandenberg, 1990 E. Amity Road, Meridian, ID 83642
Michael Gray, 4460 S, Locust Grove Road, Meridian, ID 83642
Melissa Wolfe, 4646 S, Locust Grove Road, Meridian, 10 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS -- 40,000