HomeMy WebLinkAboutEstancia Subdivision AZ-05-046 PP-05-049
CITY OF MERIDIAN
RECEIVED
JAN 2 0 2006
... Meridian
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FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
DECISION & ORDER
In the Matter of Annexation and Zoning of 31.72 acres to R-8 (Medium Density
Residential) and Preliminary Plat Approval for 103 single family lots including, and 7
common/other lots, for Estancia Subdivision, by Dyver Development, LLC.
Case No(s). AZ-OS-046, PP-OS-049
For the City Council Hearing Date of January 24,2006
A. Findings of Fact:
1. Hearing Facts (see attached Staff Report for the hearing date of January 24,2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 24,2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
24, 2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of January 24,2006 incorporated by reference)
B. Conclusions of Law:
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan ofthe City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. AZ-O5-046 & PP-O5-049 PAGE 1 of 4
4. Due consideration has bccn given to the comment(s) received from the govel1lmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of January
10, 2006 incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order:
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated August 24, 2005 is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of January 24, 2006 incorporated by reference.
D. Notice of Applicable Time Limits:
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years ofthe approval ofthe preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. AZ-O5-046 & PP-O5-049 PAGE 2 of4
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
Notice of Final Action and Right to Regulatory Takings Analysis:
E.
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use pelmit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision conceming the matter at issue. A request
for a regulatory takings analysis wil1 to11 the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the goveming body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: Staff Report for the hearing date of January 24,2006
By action of the City Council of the City of Meridian at its regular meeting held on the 2 f 1'1::
day of ¿;r ~:J- ' 2006.
COUNCIL MEMBER SHAUN WARDLE
VOTED ~
VOTED~
VOTED ~
VOTED ~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER:
MAYOR TAMMY de WEERD
VOTED
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CITY OF MERJDlAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. AZ-O5-046 & PP-O5-049
PAGE 3 of4
Copy served upon:
~PPlicant
/'
v Planning Department
~ublic Works Department
7" Legal Department
B~.AQl,~
City Clerk
Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO. AZ-O5-046 & PP-O5-049 PAGE 4 of 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
Meridian City Council
Hearing Date: January 24, 2006
Meridian City Council
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FROM:
SUBJECT
Meridian Planning Commission
Estancia Subdivision
AZ-O5-046
Annexation of 31.72 acres [Tom RUT and Rl to R-4
PP-05-049
103 Single-family residential lots and 7 other lots
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 31.72 acres of land that is currently zoned RUT and R1 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: Meridian Planning and Zoning Commission heard the item
on December 15, 2005. At the public hearing they moved unanimously to recommend approvaL
a. Summary of Public Hearing:
i. In favor: Shawn Nickel, SLN Planning
ii. In opposition: None.
iii. Commenting: None
IV. Staff presenting application: Joe Guenther, Associate City Planner
v. Other staff commenting on application: None.
b. Key Issues of Discussion by Commission:
i. - High groundwater
ii. - Cooperation with the Bellingham Park Subdivision Home Owners Association
and availability of pool and clubhouse located in Bellingham Park Subdivision.
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. -ACHD revised the conditions of approval on January 10, 2005 to address the
changes in stub streets. These conditions are contained in the staff report dated
January 24, 2006.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval (All applications)
I move to approve File Numbers AZ.05-046/PP-05-049 as presented in staff report for the
hearing date of January 24, 2006 and the preliminary plat dated August 24, 2005 with the following
modifications to the conditions of approval: (add any proposed modifications)
Denial (All applications)
I move to deny File Numbers AZ~05-046/PP-05-049 as presented in the staff report dated
January 24, 2006 and the preliminary plat dated August 24, 2005 for the following reasons:
Estancia Subdivision
AZ-05-046/PP-05-049
PAGEl
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTlONS? CALL (208) 884-5533
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 corner of Amity Road and Locust Grove Road
3NIE29
b. Owner
Dvyer Development, LLC
36 E. Pine Street
Meridian, Idaho 83642
c. Applicant:
Shawn Nickel
Land Consultants Inc.
52 N. 2nd street
Eagle, Idaho, 83616
d. Representative:
e. Present Zoning:
Shawn Nickel, Land Consultants, Inc
COUNTY- RUT/RI
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' from the comprehensive plan which is similar to other medium low
density residential projects in the near vicinity. We believe the use ofthe project will
provide a development which will complement the suITounding land uses and will be a
continuation of the Bellingham project north of the site and the Messina/Tuscany project
east and north ofthe site.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 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 determined by City
Ordinance. By reason ofthe provisions ofthe Meridian City Code Title 11 Chapter 6, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on:
Planning Co11ll1lission: October 171l1 2005, October 31 $( 2005, and December 12, 2005
City Council: December 19th 2005 and of January 2nd 2006
d. Radius notices mailed to properties within 300 feet on:
Planning Commission: October ih 2005
Estancia Subdivision
AZ-O5-046/PP-O5-049
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
City Council: December 16th 2005
e. Applicant posted notice on site by:
3,2006
6. LAND USE
October 24th, 2005 and December 5, 2005 and January
a. Existing Land Use(s):
Agricultural
b. Description of Character of SuITounding Area:
Agri cuI tural/U rbanizing
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
4. West: Agricultural Ada County RUT and Rl - 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 Bellingham 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:
A gri cultural/lITi g at ed
3. Flood plain: NA
4. Canals/Ditches lITigation: Local laterals
5. Hazards: None Identified
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:
3. Total Building Lots:
0
103
4. Common Lots: 7
5. Other Lots: 0
6. Total Lots: 110
7. Open Lots:
Lot 8 Block 4
8. Gross Density:
3.25 units per acre
Estancia Subdivision
AZ-05-046/PP-O5-049
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 Bel1ingham
Park as a group meeting, gathering hall, and pool house.
i. Proposed and Required Residential Standards
R-4 (Standards)
Setbacks(*all streets local) Proposed Required
Front Living Area 15 15
Side Accessed Garage 15 15
Front Accessed Garage 20 20
Street side 20 20
Side 5 5
Rear 15 15
Frontage 70 60
Lot Size 8,000 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 Me1wood 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, aU agencies attending provided comments as attached in Exhibit B.
Staff has included aU comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 4
C1TY OF MERIDlAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 vn ofthe
Comprehensive Plan, medium density is defined as areas including single-family homes at
densities ofthree to eight dwe11ing units per acre. Although the proposed density (3.25 d.u./acre)
is above the minimum target density of 3 d.u./acre for Low 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 "Low Density Residential" areas which approximate three
dwe11ing 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 fo11owing 2002 Comprehensive Plan text policies to be applicable to this
application (..tal! analysis is in italics below policy):
. Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sher#ff'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 sl1ffer 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
IV, 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.
Estancia Subdivision
AZ-O5-046/PP-O5-049
PAGE 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
"Require appropriate landscape and buffers along transportation coITidors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal lV, 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 perimeter fence 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-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 walkv.lay 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 adjacent
parcels (Chapter VII, Goal lV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium or low density
residential uses on the Comprehensive Plan Future Land Use Map.
.
Support a variety of residential categories (low-, medium~, and high-density single family,
multi~family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opporhmities (Chapter VII, Goal lV,
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. Staffsupports 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
Estancia Subdivision
AZ-O5-046/PP-O5-049
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
connection through Messina Meadows Subdivision and Bellingham Park Subdivision jar
pathway access to the Ridenbaugh Canal and Ten Mile Creek pathway systems.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family homes as
pemlitted 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 al1owable density of dwel1ing units per
acre and con-esponding housing types that can be accommodated within the density range.
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 Family Residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. I The annexation legal description subnlitted with the application (stamped on September
14,2005 by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517, when
services are available from the City of Meridian. Wells may be used for non-domestic
purposes such as landscape in-igation.
1.4 That all future development of the subject property shal1 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 VDC 11-5B-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 DeveloDment Code. staff
believes that a DeveloDment A!!reement is not necessary to ensure that this Droperty is
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 7
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
developed in a fashion that is consistent with the comprehensive plan designation and does not
negatively impact nearbv properties. If the Conunission 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:
Connectivity (Bellingham 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)
A ten acre property lies directly east 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 Barkwood Street. The block length from the most northern point on Glenmere
Avenue to Barkwood Street exceeds the 750' maximum block length. By providing a stub
connection at Melwood Street staff feels the interconnectivity will be increased as well as the
block length will be reduced within limits.
2.2. Landscavim!: 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 Mitigation: Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed. The applicant should coordinate a tree protection/mitigation
plan with Elroy Huff at the Meridian Parks Department.
2.4. Ditches. Laterals. and Canals: All iaigation 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 connection to the culinary water system shall be required. If a single-
point cOllllection 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
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 8
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
not provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building pennit. An fences should taper down to 3 feet
maximum within 20 feet of all right-of-way. All fencing should be installed in accordance
with City Code in effect at the time the pennit is issued.
2.7 Unimproved RÜ!ht-of-Wav: Meridian City Code requires a 10-foot wide gravel shoulder
abutting right-of-way where the unimproved portion of the right-of-way is greater than 13
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Work Program. The remainder of the unimproved
right-of.way should be landscaped with lawn or other vegetative groundcover. 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.
2.8 Common/Open SDace: The applicant has a qualified application meeting the
requirements of UDC 1] -30. 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 ODC 11~3G-5.
2.9 Amenities: The applicant has indicated that the clubhouse/pool being constructed with
Bellingham Park Subdivision immediately north of the site will also be used by the Estancia
Homeowners.
lOb. Staff Recommendation: Staff recommends approval of AZ-05-046/PP-05-049 for Estancia
Subdivision as presented in the staff report dated January 24,2006 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. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: August 24,2005)
2. Landscape Plan (dated: September 15,2005)
B. Conditions of Approval
1. Planning 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
AZ-O5-046/PP-05-049
PAGE 9
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Estancia Subdivision
AZ-05-046/PP-05-049
PAGE 10
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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Estancia Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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Estancia Subdivision
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~1 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 Prelinúnary Plat (PP-
05~049).
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 Anúty Road. The
sidewalks within the buffer shall be placed as to line up with existing buffers in neighboring
subdivisions.
1.1.2
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 Anúty 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 ITont 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).
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to ODC 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 ODC 11-
3A.18 and shalI be fulIy vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pemútted under ODC 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 stilI meet the standards of ODC 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
Exhibit B Page 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
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 pennanent fencing is not provided, temporary construction fencing to contain
debris must be insta1led around the perimeter prior to issuance of a building pemnt. All fencing
should be insta1led 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 wi1l not be considered as replacement trees for those trees that have to
be mitigated.
A1l 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 DDC 11-3A-6,
unless otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in ODC 11-6B.
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 insta1lmains to and through this
proposed development; applicant sha1l coordinate main size and routing with the Public Works
Department, and execute standard fonns of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in confonnance of City of Meridian
Public Works Departments Standard Specifications.
The applicant sha1l be responsible to insta1l 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. rfnew infonnation
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 Be1lingham 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 [mal 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 irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
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 final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized iITigation systems be supplied by a year-round
source of water (UDC 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
connection to the culinary water system shall be required. If a single-point cOill1ection 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 of a 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.
2.7
2.8
2.9
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1 A and 9-4-8. Wells may be used for non-
domestic purposes such as landscape iaigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irTigation 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 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
2.10
2.11
2.12
Exhibit B Page 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
determined 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 fIre protection win be by the Meridian Fire Depatiment 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 shan have the 4 Yz" 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 shaH be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5.
3.3 Entrance and internal roads shaH have a turning radius of 28' inside and 48' outside radius.
3.4 AU common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shaU 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 aH 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 aH 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 appat'atus access road, as measured
by an approved route around the exterior of the facility or building, on-site fire hydrants and mains
shaH 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 shaH 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 shaH 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 (ODC 11-3B-l 0) will be followed.
5.2 Standard Plm1 for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (ODC 11-3B-I0.5) 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 Spec!fic 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 ACHD
Commission or prior to issuance of a building permit (or other required pemits), whichever occurs
first. Allow up to 30 business days to process the right-of-way dedication after receipt of all
requested materia1. 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 of the
sidewalk shall be located a minimum of 41~feet from the centerline ofthe 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 shal1 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 internal local 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-tum bay treatment on Locust Grove at the site access intersection and a
left-turn bay and right-tum lane treatments on Amity Road at the site access intersection. Provide a
minimum of 100- feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn 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.
Exhibit B Page 5
CITY OF MERIDIAN 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 propeliy 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. Glenmere 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. fustall a sign at the terminus 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. fustall a sign at the tenninus of the 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 Traffic calming devices (i.e. chokers, bulbouts, traffic circles, etc.) shall be installed on S. Glenmere
Street at the intersections ofDaulby Street and Melwood Street. The applicant should coordinate the
exact location and design of the traffic calming devices with District Traffic Services Staff.
7.12 Direct lot access to Locust Grove Road and Amity Road is prohibited and shall be noted on the final
plat.
7.13 Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
7.14 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.15 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.16 All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7.17 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.18 Utility street cuts in pavement less than five years old are not allowed UIÙess approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7.19 Comply with the District's Tree Planter Width futerim Policy.
7.20 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.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7.21 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7.22 Construction, use and property development shall be in confonnance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
7.23 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.
7.24 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACrID shaH repair existing utilities damaged by the applicant. The applicant
shaH be required to caH DIGLINE (1-800-342-1585) at least two fuH business days prior to breaking
ground within ACHD right-of-way. The applicant shaH contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.25 No change in the tenus 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
confimlation of any change from the Ada County Highway District.
7.26 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 aH 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
S"P 14 05 02:32p
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-'~O8) 884 ~5399
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1450 Ea$<W;!tel'tOwer Sr.
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Meridian. Idaho 83642
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Phon.. (208) 846-8570
Fax (208) 8US399
Projecl No.. 05-23 J
Esta.Dcia Subdivision
Annexation DeseriptioD
September 14, 2005
A parcel oflnnd located in the SW 114 of the SW 114 ofScction 29, T..3N., R.1E.,
B.M., Ada County, Idaho, more particularly dtliCribed as follows: Commencing at the
Southwest comer of said Section 29, ftom which the South 11 16 comer common to
Section 30 and the said Section 29 hears North 00°30'0 I" West, 1325.80 feet; Thence
North 00030'OJ" West, 350.27 feet to the Southwesl comer of Temer Subdivision, as
same is recorded in Book 83 of 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 subdivision;
Thence South 89°44 '03" Ea:;t, 659.95 feet to the Nortbeast COmer of said
subdivision;
Thence North 00°30'01'. West, 130.52 feet;
Thence South 89°42'02" East, 67] .18 feet to II poim which hears South
00°07'38" East, 16.50 feet from the SW 1/16 comer;
Thence along the East line of the SW 1/4 of the SW 114 South 00°07'38" East,
1308.51 feet to the West 1116 corner common to Section 32 and the said Section 29;
Thence along the section line North 89°43'SJ" West, 662.66 feet;
Thence North 00°30'01" West, 350.31 feet to the Southeast comer of said Terrier
Subdivision;
Thence North 89°44'03" West. 659.95 feet to the Point of Beginning. Containing
32.58 iI(:('C;1;, more or less.
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Exhibit C Page I
CTTY OF MERIDIAN PLANNING AND ZON1NG DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from 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. The City Council finds that the
proposed zoning map amendment complies with the applicable provisions of the comprehensive
plan. 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; 'low density' consist of
single-family homes at densities of three dwelling units or less per acre. The City Council finds that
the requested residential zoning designation, RA, 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.
The City Council finds that the proposed zoning is in general conformance 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;
ConculTent 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-05-049). The
City Council does not anticipate that the applicant plans to rezone the subject property in the future
if the accompanying PP application is approved. The City Council 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. The City Council 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. The City
Council finds that the proposed development will change the existing character ofthe area, which is
still largely rural. However, the proposed development is generally harmonious with the intended
character envisioned by the Comprehensive Plan. The City Council does not find that the proposed
zoning/uses will not be detrimental to the public health, safety, or welfare. Further, the City Council
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. The Commission and Council
rely on any oral or written testimony that may be provided when detennining this finding.
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 1
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTJONS? 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 cUITently 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. The City Council does not find that there has been a change in the area that dictates that
this property should be rezoned. The Commission and Council rely on staff's 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. The City Council 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, ajoint 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, the City Council finds that except for sanitary
sewer, the public services listed above can be made available to accommodate the proposed
development. The Commission and Council reference any written and/or verbal testimony
submitted by any public service provider, regarding their ability to adequately service this project.
The City Council does not find that there has been a change in the area that dictates that this
property should be rezoned. The Commission and Council rely on staff's analysis, public testimony
received and any comments submitted from any other agencies or departments regarding whether
this property should be annexed. The City Council finds that the proposed zoning amendment will
not result in any adverse impact upon the delivery of services by any political subdivision providing
services to this site.
E. The annexation is in the best of interest ofthe City (UDC 1l-SB-3.E).
Due to the residential nature of the !!eneral vicinitv. the projects confonnance to the Unified
Develo ment Code and a reement to abide b the conditions of a roval contained in this staff
report. the City Council finds that the annexation and 20nin2 of this propertv to R-4 would be in
the best interest of the Citv.
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 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;
Exhibit D Page 2
,."
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Please see Annexation Findings Items C and D above
C. The plat is in conformance with scheduled public improvements in accord
the City's 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. There is 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 development will not be detrimental to the public heath, safety or general welfare; and
The City Council is not aware of any health, safety or general welfare problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. The Commission and Council reference any
public testimony that may be presented to determine whether or not the proposed subdivision may
cause health, safety or environmental problems of which the City Council is unaware.
F. The development preserves significant natural, scenic or historic features.
The City Council is not aware of any natural, scenic or historic features which require preservation.
The applicant will be required to improve all waterways which are existing on this site.
Exhibit D Page 3