HomeMy WebLinkAboutPZ - Staff Report 01-22CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
STAFF REPORT Hearing Date: January 22, 2008
TO: Mayor & City Council wl
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Castle Rock
• AZ-07-016
Annexation and Zoning of 224.29 acres from RR (Ada County) to R-2 (Low
Density Residential) (45.14-acres) and R-8 (Medium Density Residential)
(179.16-acres)
• PP-07-020
Preliminary Plat consisting of 847 single-family residential building lots and
99 common/other lots on 182.08 acres in the proposed R-2 and R-8 zoning
districts
• PUD-07-001
Planned Unit Development for deviations from district requirements to
provide an opportunity for exemplary site development
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Development Group, LLC, has applied for Annexation and Zoning (AZ)
approval of 224.29 acres of land from the RR zoning district in Ada County to the R-2 (Low Density
Residential) and R-8 (Medium Density Residential) zoning districts. The R-2 portion is proposed to
consist of 45.14 acres and the R-8 portion is proposed to consist of 179.16 acres. The majority of the
property proposed to be zoned R-2, at the southwest corner of the site (44 lots), was previously
platted in Ada County as Blackrock Subdivision; 7 additional lots are now proposed within the R-2
zoning district as part of the subject plat (on the north end of Blackrock).
This is a re -subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of Blackrock Subdivision
No. 1. Preliminary Plat (PP) approval is requested for 847 single-family residential building lots
and 99 common/other lots, including a City park, on 182.08 acres within the proposed R-2 and R-8
zoning districts. Approval of a Planned Unit Development is also requested for deviations from
district requirements pertaining to lot size, building setbacks, and street frontage to provide an
opportunity for exemplary site development.
The site is located on the west side of S. Eagle Road, midway between E. Amity Road and E. Lake
Hazel Road. Currently, there are 44 single-family home sites, associated landscaping, and streets
(previously approved in Ada County as Blackrock Subdivision No. 1) on this site. The existing home
sites (totaling 46.16 acres) and streets are included in the request for annexation and zoning, but are
not included in the subject preliminary plat. The subject property is currently outside of the Area of
City Impact but is within the City's Urban Service Planning Area and Area of Referral. The City has
not yet requested that this area be incorporated into the Area of City Impact because the Council has
not yet acted on the South Meridian Area plan.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP, and PUD) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
approval for the requested Annexation and Zoning, Preliminary Plat, and Planned Unit Development
applications. Staff is recommending approval of the proposed Castle Rock development (AZ-07-
016, PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on December 6 2007 At the
Public hearing they moved to recommend denial of the subiect AZ PP and PUD request
a. _Summary of Commission Public Hearing:
i. In favor: Jerry Armstrong & Justin Lucas Hubble Homes (Applicant); Shawn
Tracy
ii. In opposition: Greg Sabala• Tony Sabala• Charmaine Anderson; Debbie
Wickham; Tim Foster; Russ Fulcher Tim Taylor; Tom Sylvester; Jennv
Foster; and Darwin McKav
iii. _Commenting: Barbara Fulcher
iv. Written testimony: None
V. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: Caleb Hood
b. Key Issues) of Discussion by Commission:
i. Clarification of the coving concept proposed within the development-,
ii. Adequacy in the number of parking stalls proposed on the City park site;
iii. The effect on traffic generated by the proposed development with traffic signals
at the Eagle/Amity intersection and the entrance to the -subdivision;
iv. Donation of a 7.19 acre park to the City of Meridian including the ground lawn
sprinklers, trees, and parking lot;
V. The requirement for the structures to incorporate 3 different types of materials
on the wall surfaces;
vi. The proposed density of the plat in relation to the desired density contained in
the Comprehensive Plan for this property;
vii. Not enough transition in lot sizes between the lots on the periphery of the
development and the adiacent rural lots/properties;
viii. Allowing the applicant the opportunity to continue the project in order to
redesign the plat according to the Commission's discussion instead of issuing a
recommendation of denial. (The applicant was given the opportunity to continue
the project for redesign • however, the applicant declined for timeline reasons and
asked that the Commission forward a recommendation on to the City Council.)
c. Key Commission Changes) to Staff Recommendation:
i. The Commission recommended denial of the project
d. Outstanding Issues) for City Council:
i. The Commission recommended denial of the project for the followin reasons:
1) The maiority of the Commission felt that the proposed density of the plat does
not meet the intent of the Comprehensive Plan and that a step up in density to
R-8 is too high for this area; and 2) The Commission would like to see larger lots
along the perimeter of the subdivision especially adjacent to the Black Rock
ridge area.
ii. Since the Commission hearin2 on December 6 2007 the 31icant has submitted
a revised plat and product exhibit (both dated 12/21/07) Staff has reviewed the
revised plat and sent a memo to the City Council dated 1/17/08 detailing the
proposed changes
3. PROPOSED MOTION
Approval
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-07-
016, PP-07-020, and PUD-07-001, as presented in the staff report for the hearing date of January 22,
2008 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-07-
016, PP-07-020, and PUD-07-001, as presented during the hearing on January 22, 2008, for the
following reasons: (You should state specific reasons for denial of the annexation and plat and you
must state specific reason(s) for the denial of the PUD.)
Continuance
I move to continue File Numbers AZ-07-016, PP-07-020, and PUD-07-001 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the west side of S. Eagle Road, midway between E. Amity Road and E.
Lake Hazel Road, in Section 32, Township 3 North, Range 1 East.
b. Owner(s):
Providence Development Group, LLC
701 S. Allen St. Ste. 104
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Representative: Justin Lucas, Hubble Homes
e. Present Zoning: RR (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential (104 +/- acres) and Medium
Density Residential (120 +/- acres)
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 224.29 acres to R-2 (45.14 acres) and R-8 (179.16 acres);
Preliminary Plat approval of 847 single-family building lots and 99 common lots, including a
City Park, on 182.08 acres in the proposed R-2 and R-8 zoning districts; and a Planned Unit
Development for deviations from district requirements pertaining to setbacks, lot size, and street
frontage to provide an opportunity for exemplary site development. All of the homes within the
development are proposed to be single-family detached. The gross density of the R-2 area
(excluding Blackrock Subdivision No. 1) is 2.39 dwelling units per acre; the gross density of the
R-8 area is 4.71 dwelling units per acre; the overall density of the proposed development is 4.65
dwelling units per acre (excluding Blackrock Subdivision No. 1). Approximately 22.8% percent
(41.6 acres) of the area being subdivided is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 11/21/07
2. Date of landscape plan (attached in Exhibit A): 10/3/07
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. The subject application will in fact constitute a preliminary plat 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 Planning & Zoning Commission and City Council on this matter.
c. The subject application will in fact constitute a planned unit development 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 Planning & Zoning Commission and City Council on this matter.
d. Newspaper notifications published on: November 19, 2007 and December 3, 2007 (Commission);
December 31, 2007 and January 14 2008 (City Council)
e. Radius notices mailed to properties within 300 feet on: November 9, 2007 (Commission);
December 28, 2007 (City Council)
f. Applicant posted notice on site by: November 16, 2007 (Commission); December 18, 2007 (City
Council
6. LAND USE
a. Existing Land Use(s): There are currently 44 single family lots (with homes in varying stages of
the construction process) located in the southwest corner of the proposed annexation area. These
lots were previously approved through Ada County, with Blackrock Subdivision No. 1. In
association with these lots some public streets and landscaping have also been installed on this
site. The existing homes sites and streets are included in the annexation area as a stipulation of the
City services being provided to these lots but because they were previously approved in Ada
County are not included in the subject preliminary plat. NOTE: City services (water & sewer)
have already been provided to the lots within the Blackrock development.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and single-family homes on large parcels. The subject project will constitute a significant
change in use for this area and begin the transition from rural to urban for this section of
Eagle Road.
c. Adjacent Land Use and Zoning:
1. North: Recently approved Whitebark Subdivision, zoned R-4, and rural residences and
agriculture, zoned RUT (Ada County)
2. East: Eagle Road and Single-family homes on large rural parcels, zoned RR (Ada County)
3. South: Single-family homes on large rural parcels, zoned RR (Ada County)
4. West: Single-family homes on large rural parcels, zoned RR and R1 (Ada County)
d. History of Previous Actions:
An annexation and zoning (AZ-06-059) and preliminary plat (PP-06-059) application was
submitted to the City in 2006 for the subject property by the same developer under the name
of Blackrock Castlegreens Subdivision. The annexation request was for 224.26 acres to be
zoned R-2, R-4, and R-8 with no reductions to dimensional standards. The preliminary plat
was for 644 building lots and 31 common/other lots with a gross density of 3.61 dwelling
units per acre and a net density of 4.64 dwelling units per acre. This application was denied
by the City Council. Primary reasons for denial were the lack of design guidelines for
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
proposed structures within the development and lack of transportation infrastructure in this
area of the City.
This property was previously platted in Ada County as Blackrock Subdivision No. 1, which
was recorded on October 24, 2006, as Instrument No: 106168286. The Blackrock Subdivision
No. 1 plat contains 44 residential lots and various streets, including the access road from
Eagle Road, E. Taconic Street. The subject application is a re -subdivision of Lots 16 & 24,
Block 1 and Lot 10, Block 3, of Blackrock Subdivision No. 1. Although all of Blackrock
Subdivision No. 1 is included in the annexation area, only the lots mentioned above are
included in the subject preliminary plat.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing sewer service to mains planned in Whitebark
Subdivision to the north. Also the applicant will need to construct a portion of the 18-inch
lateral trunk through the north east corner of this site.
Location of water: E. Amity Rd., S. Eagle Rd., and E. Taconic Drive
Issues or concerns:
a.) The applicant will need to decommission the "Off -Peak Pumping Station" servicing
the Blackrock subdivision
b.) Due to the topography of this site, there are two separate water pressure zones on this
property.
c.) Water connectivity, The SE phase of the Castle Rock subdivision will need at least
two connections to the city water system for redundancy and to insure adequate fire
flows. A connection to the water main on Eagle Road through an offsite easement is one
possibility, but the Eagle Road waterline south of Taconic is currently a high pressure
line and would require pressure reduction to serve the proposed development.
2. Canals/Ditches Irrigation: The Ten Mile Creek borders the north eastern portion of the
proposed subdivision for approximately 1000 feet. The June 2006 Update to the Meridian
Comprehensive Plan lists the Ten Mile Creek as one of the waterways that courses through
the city that should be improved and protected (page 39). The Beasley Lateral also traverses
this site from Eagle Road to the north boundary. The applicant is proposing to re-route the
Beasley Lateral, leave it uncovered, and improve it with grasses and other landscaping as
approved by the irrigation district as an amenity. A pathway is also proposed adjacent to the
waterway.
3. Hazards: A small portion of the north eastern section of the proposed plat lies within Flood
Zone "A" as determined from flood insurance rate map number 16001 CO265 H dated
February 19, 2003 and the City's GIS database (please see Public Works comments for
requirements and conditions for development within Flood Zone "A").
4. Proposed Zoning: R-2 (Low Density Residential) and R-8 (Medium Density Residential)
5. Size of Property: 224.29 acres (182.08 acres included in the preliminary plat)
f. Subdivision Plat Information:
1. Residential Lots: 847
2. Non-residential Lots: 0
3. Total Building Lots: 847
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
4. Common Lots: 98
5. Other Lots: 1 (Proposed City Park Site - Lot 22, Block 45)
6. Total Lots: 946
7. Gross Density: 4.65 dwelling units per acre
8. Minimum House Size: NA
g. Landscaping
Width of street buffer(s): 25 feet adjacent to S. Eagle Road; 20 feet adjacent to E. Taconic
Drive
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: 22.8% (41.6 acres)
h. Off -Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed
parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
i. Summary of Proposed Streets and/or Access: The entrance into this site is from E. Taconic Drive,
which currently intersects Eagle Road. East Taconic Street was constructed with Blackrock
Subdivision No. 1. The applicant is proposing to construct numerous new public streets as part of
this development. The applicant is also proposing four stub streets that will be extended to
adjacent properties and two streets connecting to stub streets to the subject property from the
adjacent Blackrock and Whitebark Subdivisions. These proposed streets are listed below:
1. East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel #
S1132417210).
2. South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel #
R1835500100).
3. South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel #
S1132120800).
4. South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel
#S1132212710).
5. South Whitebark Way is proposed to connect to a stub street to this property approved with
Whitebark Subdivision to the north.
6. South Graphite Way is proposed to connect to a stub street to this property approved with
Blackrock Subdivision at the southwest corner of the site.
A variety of street types are proposed within this development. The majority of internal streets are
local streets with 33-foot wide street sections (measured back of rolled curb to back of rolled
curb) with 5-foot wide attached sidewalks within 50 feet of right-of-way. Twenty-nine foot wide
local streets (measured from back of rolled curb to back of rolled curb) with 5-foot wide attached
sidewalks within 42 feet of right-of-way and 25-foot wide local streets (measured from back of
rolled curb to back of rolled curb) with 5-foot wide attached sidewalks within 42 feet of right-of-
way are also proposed. Alleys are proposed for access to 123 of the lots (Blocks 4, 5, 7-12, 15,
16, 18-25) in the south-eastem portion of the development. East Taconic Drive (previously
approved with the Blackrock Subdivision No. 1) varies slightly from the other streets in the
development because it is classified as a residential collector and the applicant has proposed 5-
foot wide detached meandering concrete sidewalks along both sides of the street. Staff is
generally supportive of the proposed street system.
ACHD has not submitted comments on this application; however, a letter was submitted,
dated November 29, 2007, with the following comments: "At this time the Highway District
will not be able to provide the City of Meridian with a copy of the draft staff report for
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
Castle Rock Subdivision. Staff had originally anticipated taking this application to ACHD's
Commission on December 5, 2007, but due to two outstanding issues staff is now
anticipating a hearing date of either the 12A or 19`h of December. The two outstanding
issues are related to the intersection of Amity and Eagle Roads and the proposed location of
the Valley Ride transit stop location. We are looking to recommend limiting the number of
lots that can be final platted until improvements are completed at the Amity/Eagle
intersection. There were some discrepancies between their traffic engineer's numbers and
our calculations. We are meeting with them again tomorrow morning to discern the
discrepancies. The District has received a letter from Valley Ride regarding the location of
the transit stop and staff is discussing the issue internally. With the exception of those two
items the application was moving forward with staff supported recommendations of
approval. A draft copy of the staff report will be provided as soon as possible."
7. COMMENTS MEETING
On November 16, 2007, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Approximately half of this property (103+/- acres) is designated as "Low Density Residential" and
the other half (121+/- acres) "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map (see Exhibit A.10 for a map showing the boundaries of the low and medium density uses
anticipated for this area). Low density residential areas are anticipated to contain up to three dwelling
units per acre; and Medium density residential areas are anticipated to contain between three and
eight dwelling units per acre (see Page 99 of the Comprehensive Plan.). The proposed Preliminary
Plat depicts 847 single-family lots on 182.08 acres for a total overall gross density of 4.65 dwelling
units per acre. The area designated on the future land use map as low density, which includes
Blackrock Subdivision, consists of 298 building lots on 102.84+/- acres for a density of 2.90 dwelling
units per acre. The area designated as medium density on the future land use map consists of 593
building lots on 121.45 acres for a density of 4.88 dwelling units per acre. The proposed densities
within the annexation area comply with both the low and medium anticipated densities for this
area. Note: The proposed density of the plat in the area designated for low density uses exceeds
the anticipated 3 dwelling units per acre. However, when the existing Blackrock lots are factored
into the density equation, the density is within the low density range.
Although the overall density calculations for the Low Density area meets the anticipated density of
three dwelling units per acre or less, a large portion of this area consists of lots in the previously
platted Blackrock Subdivision at the southwest corner of the annexation area. Blackrock Subdivision
consists of 44 home sites on 46.16 acres with an average density of 0.95 dwelling units per acre.
The remaining acreage in the annexation area designated for Low Density is 56.68+/- acres with
an average density of 4.48 dwelling units per acre. Overall, the density falls within the allowed
amount for the Low Density designation in the annexation area but exceeds the allowed amount
in the area being platted. Staff is concerned about the transition between the large lots in
Blackrock and the significantly smaller adjacent lots proposed in Castle Rock. To provide a
transition, the applicant is proposing larger, less dense lots (4,825-8,328 square feet or an average of
6,008 square feet/0.13 of an acre) in the area of the preliminary plat that is designated Low Density
on the Future Land Use Map that abuts the larger lots (averaging 0.68 of an acre in size) on the
perimeter of Blackrock Subdivision. Additionally, common area is proposed at the rear of these lots
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
as a buffer. There is also a significant grade difference between Blackrock and the proposed Castle
Rock; Blackrock sits atop a ridge approximately 100 feet above the proposed subdivision, which also
assists in providing a transition or buffer. The applicant believes that the layout of the plat along with
the topography of the site will all serve as a buffer between Blackrock and the higher density areas
along the central and eastern portions of Castle Rock; Staff generally agrees.
The Comprehensive Plan does allow for other residential densities to be considered without
requiring a map amendment. However, the density can only be changed one "step" (i.e. low to
medium). With this "step" up from low to medium density, the proposed densities in the low
density platted area would be consistent with the medium density designation. Additionally, it
should be noted that land use designations depicted on the future land use map are conceptual
in nature and used as a general guide for development. Staff recommends that the Commission
and Council determine if the proposed density for the subdivision is appropriate for this area.
Note: The South Meridian Area Comprehensive Plan Map Amendment (CPA-07-002) that is
currently in process depicts a larger portion of this property for Low Density Residential. However,
because the applicant submitted the subject applications before the Map Amendment has been acted
on; staff has based our analysis on the current Future Land Use Map.
The Commission and Council should carefully consider the above information to determine if
the proposed density is appropriate for this area. Staff believes that if a step up in density is
approved from low to medium for a portion of this project then the project would comply with
the Comprehensive Plan. Further, the area proposed to be zoned R-8 (see R-2 and R-8
boundary map in Exhibit C.3) that is within the area designated for low density uses would be
more consistent with the medium density designation. If a step up in density is not approved,
staff does not believe that the proposed R-8 zoning district is appropriate for the area
designated for low density residential uses (see Exhibit A.10) as this area should be required to
comply with the low density dimensional standards of either the R-2 or the R-4 districts.
Beyond what has been discussed above the following Comprehensive Plan policies apply to this
application (staff analysis in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
The City of Meridian plans to provide municipal services to the lands proposed to be annexed in
the following manner. -
Sanitary sewer and water service will be extended to the project at the developer's expense.
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change. (Note: One of the main
reasons the City Council previously denied this project was because this portion of Eagle
Road is not currently in any road widening plans.)
➢ The subject lands are currently serviced by the Meridian School District No. 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
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.
• Chapter VI, Goal H, Objective A, Action 8 - Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
This development includes a 10 foot wide multi -use pathway that is consistent with the
Comprehensive Plan Future Land Use Map and Master Pathways Plan. This pathway will help to
promote connectivity and alternative forms of transportation in this area. The development also
includes various pathways that will also promote walking and biking throughout the
development.
• Chapter VI, Goal 11, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminaryplat proposes four stub streets to adjacent properties and two
connections to streets stubbed to the subject property. All of the stub streets extend to parcels
currently zoned RR and RUT in Ada County, which staff anticipates will re -develop in the future.
Staff believes that the applicant has done a nice job of providing for future connectivity to the
north, south, and east of the proposed development.
• Chapter VI, Goal H, Objective A, Action 13 -Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The submitted preliminary plat proposes two connections (S. Graphite Way & S. Whitebark Way)
to stub streets provided to this propertyfrom adjacent developments.
• Chapter VI, Goal II, Objective A, Action 6 —Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
In addition to the Whitebark stub from the north, four stub streets are provided to adjacent rural
residential properties for future connectivity between subdivisions upon development of these
properties.
• Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct a segment of the City's multi -use pathway system along
the south side of the Ten Mile Creek located at the northeast corner of the property. This pathway
will be extended through adjacent properties to the north and southeast at the time of future
development. Along with this pathway, the applicant is proposing to construct five foot
sidewalks/pathways throughout the subdivision adjacent to the proposed streets and through the
common areas. A Valley Ride transit stop is also proposed within this subdivision.
• Chapter VII, Goal I, Objective D, Action 8 — Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The proposed plat and landscape plan depict landscaped common area along the majority of the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
subdivision boundary. Larger lots are also proposed as a buffer between Blackrock Subdivision
and the higher density areas proposed in the central and eastern portions of Castle Rock.
• Chapter VII, Goal IV, Objective C, Action 3 — Require usable open space to be incorporated into
new residential subdivision plats.
The applicant is proposing 41.6 acres (or 22.8% of the site) as open space, including a 7.19 acre
City park and several pocket parks. Numerous pathways are proposed within the development
providing access to amenities within the subdivision.
• Chapter VII, Goal IV, Objective C, Action 10 —Support a variety of residential categories (low-,
medium-, and high -density single-family, multi -family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The applicant is proposing both low and medium density single-family detached homes within
this development. Three types of housing are proposed: traditional homes (Legend Series), patio
homes (Cottage Series), and alley loaded product (Village Series), which should provide a range
of housing opportunities in this area.
Chapter VI, Goal 11, Objective A, Action 5 — Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
In addition to the sidewalks along the public stub streets, Staff has included a condition of
approval in Exhibit B that additional pedestrian pathways be provided to the north, west, and
south property boundaries for extension and connectivity with adjacent future developments.
• Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties in the near vicinity are compatible with the proposed development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may
be provided at the public hearing when determining if the applicant's zoning and development
request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes
as permitted uses in theR-2 and R-8 zoning districts.
b. Purpose Statement of Zone: R-2 and R-8 Residential Districts: The purpose of the residential
districts is to provide for a range of housing opportunities consistent with the Meridian
Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a
requirement for all residential districts. Residential districts are distinguished by the allowable
density of dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the lots (including the existing lots within Blackrock Subdivision No.
1) in the proposed R-2 zoning district comply with the dimensional standards listed in UDC 11-
2A-4. The applicant is requesting approval of a Planned Unit Development for reductions to
dimensional standards pertaining to lot size, setbacks, and street frontage in the R-8 zoning
Castle Rock AZ PP PUD PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
district (see Section 10, PUD Analysis below for more information).
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: The Applicant is requesting approval to annex and zone 224.29 acres from
the RR zoning district in Ada County to the R-2 and R-8 zoning districts in the City. The
property is currently designated on the Comprehensive Plan Future Land Use Map for Low
Density (103+/- acres) and Medium Density Residential (121+/- acres) uses. The proposed
density of the annexation area complies with the anticipated density of this area; however, the
proposed density in the area being platted exceeds the anticipated density in the area
designated for low density residential uses. (Please see Section 8 above for more information
pertaining to compliance with the future land use map. Also, see Exhibit A.10 for a map
showing the boundaries of the low and medium density uses anticipated for this area, per the
Comprehensive Plan Future Land Use Map.) Staff believes that if a step up from low to
medium density is approved for some of this property then the proposed densities would
comply with the Comprehensive Plan. Based on the policies and goals contained in the
Comprehensive Plan, staff believes that the requested R-2 and R-8 zoning districts are
appropriate for this property. The Commission and Council should consider the
information in Section 8 above in determining if this project complies with the
anticipated density for this area. Please see Exhibit D for detailed analysis of the required
facts and findings for annexation.
The annexation legal description submitted with the application (stamped on September 24,
2007 by Michael Marks, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Special Considerations:
Existing Lots in Blackrock No. 1: As mentioned above, there are currently 44 single-family
home sites and associated landscaping and roadways (previously approved in Ada County as
Blackrock Subdivision No. 1) on this site. The existing homes sites (totaling 46.16 acres) and
roadways are included in the request for annexation and zoning, but are not included in the
subject preliminary plat. Staff has reviewed the lot sizes and street frontages for these home
sites and found them to be consistent with the dimensional standards for the R-2 zoning
district (which is being requested for this area). All of these home sites and roadways should
conform to the UDC and any other applicable city standards. Annexation of these lots is
requested as a provision of the City previously providing services to these lots via the
recorded Memorandum of Understanding between the City and Blackrock LLC (Instrument
No. 105166614).
Development Agreement: UDC 11-513-3.13.2 and Idaho Code § 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement (DA)
with the City that may require some written commitment for all future uses. Staff believes
that a DA is necessary to ensure that this property is developed in a fashion that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. Prior to annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill
Nary, at 898-5506 to initiate this process. The DA shall incorporate the following:
• The applicant shall be responsible for all costs associated with the sewer and water
service extension.
Castle Rock AZ PP PUD PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
• Any and all existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non -
domestic purposes such as landscape irrigation.
• The only allowed uses on this property are as follows: single-family detached homes
and allowed accessory uses in the R-2 and R-8 zoning districts.
• A 10-foot wide multi -use pathway shall be constructed on this site on the south side
of the Ten Mile Creek, as depicted on the landscape plan. The applicant shall
construct said pathway to the Parks Departments standards and grant the City an
easement for said pathway.
• Development of the subject property shall comply with the standards for Planned
Unit Developments listed in UDC 11-7-4.
• The applicant shall construct a neighborhood park on this site and dedicate said park
to the City. The neighborhood park shall be constructed and accepted by the City
prior to the 400th building permit being issued for this development.
• Set aside at least 22.8% (41.6 acres) of the site for useable open space.
• Reductions to the minimum dimensional standards required in the R-8 zone are
allowed as follows (per PUD-07-001):
Castle Rock Dimensional Standards
Legend
Cottage
Village
Street setback*
Living
10
10
10
Garage
20
20
N/A
Alley setback**
Living
N/A
N/A
10
Garage
N/A
N/A
20
Side setback
5
5
02/4-98***
Rear setback
12
12
N/A
Minimum lot size (square footage)
4,200
3,800
3,100
Minimum living area (square footage)
1,400
1,000
900
Minimum lot frontage (measured at garage front setback line) 1
50
46
40
Minimum lot frontage (measured at the street)
30
30
40
*Measured from back of walk
** Measured from edge of alley pavement
***No adjacent zero lot lines shall be allowed, a minimum of 10 feet shall be maintained between all alley
units.
Construction materials used on the wall surfaces of all structures shall incorporate a
minimum of 3 different types of materials. Materials may include the following:
vertical and horizontal siding, board and batten, shingle, shake, hardboard,
scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines).
All structures shall substantially comply with the building elevations submitted with
this application included in Exhibit A and approved with this application. Further,
Castle Rock AZ PP PUD PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
design of the structures and subdivision shall comply with the Design Guidelines,
dated September 2007, submitted with this application.
2. PP Application: The applicant is requesting Preliminary Plat approval of 847 single-family
residential building lots and 99 common/other lots on 182.08 acres in the proposed R-2 and
R-8 zoning districts. This is a re -subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of
Blackrock Subdivision No. 1. The applicant is proposing to construct this subdivision in 8
phases as shown on the phasing plan attached as Exhibit A.5. Staff has reviewed the proposed
preliminary plat and found it substantially complies with the Unified Development Code,
except for dimensional standards pertaining to lot size, setbacks, and street frontage in the
proposed R-8 zoning district; approval of a Planned Unit Development (PUD) is requested
for reductions to these standards.
City Park: On the Comprehensive Plan Future Land Use Map, a potential City park site is
shown on this property. The applicant is proposing to construct a 7.19 acre City park in the
area currently designated as Lot 22, Block 45 on the subject preliminary plat. The applicant
has been working with the Parks Department and Parks Commission to work out the details
of the proposed park. Staff is supportive of the dedication of the park site to the City.
However, the Parks staff is recommending that all homes be removed from around the
park (see #5.5 in Exhibit B).
Multi -Use Pathway: The landscape plan submitted by the applicant depicts a 10-foot wide
multi -use pathway on this site that runs along the south side of Ten Mile Creek at the
northeast corner of the site. This proposal is consistent with the Comprehensive Plan and
Master Pathways Plan, which depicts a pathway in this area. The southern portion of the
multi -use pathway terminates at a rural residential parcel that is a one -acre out -parcel, zoned
RR in Ada County. Usually when a pathway terminates into a parcel that is not currently
within city limits staff assumes that the pathway will be extended at the time the out -parcel
redevelops and annexes into the city. In this situation the rural residence sits on
approximately 1.28 acres of land. Do to its size, and the fact that a majority of the parcel is
within the floodplain, staff is concerned about the redevelopment potential of this parcel.
However, the applicant is proposing a 5-foot wide pedestrian connection from the terminus of
the 10-foot wide multiuse pathway across the common area to the sidewalks along Eagle
Road and S. Pevensey Way. Staff believes the proposed 5-foot wide pedestrian pathway
from the Ten Mile Creek to Eagle Road should be constructed as a 10-foot wide
pathway all the way to the Taconic Drive/Eagle Road intersection. This will ensure that
a full 10-foot wide pathway is constructed all the way from Eagle Road to the property
to the north. NOTE: A portion of the 10-foot wide pathway may be constructed in lieu
of sidewalk along Pevensey Way and/or Tilbury Drive if allowed by ACHD. The multi-
use pathway should be designed in accordance with UDC 11-3A-8 and the City of Meridian
Parks and Recreation Master Pathways Plan. Either an easement or ownership deed must be
granted before the City will assume the maintenance of any section of pathway.
Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for
all developments exceeding five acres in size. The UDC also requires one additional site
amenity for each additional 20 acres of development area. Using that standard the applicant is
required to provide ten additional amenities for a development of this size (182.08 acres).
Proposed site amenities are as follows: 1) The applicant is providing 41.6 acres of usable
open space, which equals approximately 22.8% of the total development area. A minimum of
10% open space is required; every additional 5% of open space that is provided on the site
counts toward the number of required amenities. In this case, 12.8% open space is provided
above the required amount, which counts as 2 amenities. 2) Various pathways and micro -
Castle Rock AZ PP PUD PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
paths are proposed within the common areas, some of which connect to the multi -use
pathway along the Ten Mile Creek and others run along the Beasley Lateral. 3) A
neighborhood park is proposed on Lot 1, Block 17 that is proposed to contain a gazebo, tot
lot, and basketball court. 4) A gazebo is proposed within the common area on Lot 31, Block
3. 5) A pocket park is proposed on Lot 27, Block 31 that is proposed to contain a basketball
court. 6) A pocket park is proposed on Lot 21, Block 33 that is proposed to contain a tot lot.
7) Picnic tables are proposed throughout the common area. Furthermore, the applicant is
proposing a 7.19 acre park that is intended to be dedicated to the City as part of this
development. After carefully reviewing these proposed amenities staff is confident that the
applicant meets and even exceeds the amenity requirements described in the UDC. Further,
staff is very supportive of the open space/common area proposed in this development and
believes that it will assist in providing a great sense of community in the neighborhood.
Maintenance of all common areas shall be the responsibility of the Blackrock and Castle
Rock Home Owners' Associations.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on October 3, 2007,
is approved with the following modifications/notes:
• Revise the landscape plan to reflect the lot configuration shown on the plat.
• Per UDC 11-3G-3A, set aside at least 22.8% (41.6 acres) of the site for useable open
space, as proposed.
• The applicant should construct a minimum 25-foot wide street buffer along the entire
length of S. Eagle Road (an arterial street), exclusive of ACHD right-of-way required
for the ultimate street section. Said buffer shall be designed and constructed in
accordance with UDC 11-3B-7.
• The applicant should construct a minimum 20-foot wide street buffer along the entire
length of E. Taconic Drive (a collector street), exclusive of ACHD right-of-way for
the street section. Said buffer shall be designed and constructed in accordance with
UDC 11-3B-7.
• Landscaping adjacent to all pathways, including the multi -use pathway along Ten
Mile Creek, should be designed in accordance with UDC 11-3B-12.
• Pathway stubs shall be provided to promote interconnectivity between this
development and future developments in the following manner: 1) Extend (stub) the
pathway located between Lots 30 & 31, Block 13 to the south property line. 2)
Extend (stub) the pathway located between Lots 15 & 16, Block 39 to the north
property line. 3) Extend (stub) the pathway located between Lots 11 & 12, Block
37 to the west property line.
• Depict fencing adjacent to micro -paths in accordance with the standards listed in
UDC 11-3A-7.
• Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
• A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Sidewalks: The proposed preliminary plat depicts a 5-foot wide detached meandering
sidewalk along S. Eagle Road, a minor arterial street. A five-foot wide meandering sidewalk
is also proposed on both sides of E. Taconic Street, which will function as a residential
collector. Taconic Street was previously approved and constructed as part of Blackrock
Castle Rock AZ PP PUD PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
Subdivision No. 1 in Ada County. At the time of platting, the street was not fully improved
with curb, gutters, and sidewalks due to the fact that it was only designed to serve the 44
home sites that were part of Blackrock Subdivision No. 1. In lieu of concrete sidewalks,
ACHD allowed the applicant to construct a ten -foot wide asphalt pathway along one side of
the previously approved street. Staff believes that the applicant's proposal to replace the
existing asphalt pathway on the south side of Taconic Drive with five-foot wide meandering
sidewalks on both side of the street is appropriate and should be a requirement of
development.
Micro-paths/Pathways: Numerous pathways and micro -paths are proposed within the
common areas, some of which connect to the multi -use pathway along the Ten Mile Creek
and others run along the Beasley Lateral. However, no pathway stubs are provided to
adjacent properties for future extension. Staff believes that pathway stubs should be provided
to promote interconnectivity between this development and future developments in the
following areas (see Landscaping above): 1) extend the pathway located between Lots 30 &
31, Block 13 to the south property line. 2) extend the pathway located between Lots 15 & 16,
Block 39 to the north property line. 3) extend the pathway located between Lots 11 & 12,
Block 37 to the west property line. Staff is including a condition of approval in Exhibit B for
the provision of the aforementioned pathway stubs.
Stub Streets: The applicant is proposing four stub streets to adjacent properties and two
streets connecting to stub streets to the subject property from the Blackrock and Whitebark
Subdivisions. These proposed streets are listed below:
• East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel #
51132417210).
• South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel #
R1835500100).
• South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel #
51132120800).
• South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel
#S1132212710).
• South Whitebark Way is proposed to connect to a stub street to this property approved
with Whitebark Subdivision to the north.
• South Graphite Way is proposed to connect to a stub street to this property approved
with Blackrock Subdivision at the southwest corner of the site.
Staff is supportive of the stub streets proposed for interconnectivity between approved and
future residential developments. The applicant should be required to provide public stub
streets to the afore -mentioned parcels as proposed.
Access: Currently, the only entrance into this site is from E. Taconic Drive, which currently
intersects Eagle Road. East Taconic Street was constructed with Blackrock Subdivision No.
1. Excluding Taconic Street, all of the existing driveways to Eagle Road that currently exist
on this property should be relinquished. A note should be placed on the final plat that
prohibits direct lot access to Eagle Road. Also, the Fire Department and Police
Department are requesting that a minimum of two points of access be required for any
portion of the project, which serves more than 50 homes (this includes the Blackrock lots).
The two entrances should be separated by no less than % the diagonal measurement of the
full development (see condition of approval 3.8 and 4.2 in Exhibit B).
Street Layout: The Fire Department and Sanitary Service Company have both raised
concerns about the turning radiuses of internal streets proposed within the development,
particularly adjacent to the landscape islands off of Taconic Street. All entrance and internal
Castle Rock AZ PP PUD PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
roads and alleys shall have a turning radius of 28' inside and 48' outside radius. Conditions
have been included in Exhibit B for the applicant to submit profiles for internal streets
to the Fire Department and Sanitary Service Company for review and approval of
turning radiuses.
Existing Structures: Any existing building(s) shall be removed, prior to signature of the
final plat by the City Engineer.
Fencing: The applicant is not proposing any fencing on the site; the applicant should clarify
at the public hearing if perimeter fencing will be constructed around the subdivision
boundary. The UDC does not require fencing except for areas that are adjacent to micro -
paths. The developer is required to construct fencing adjacent to micro -path connections
to distinguish common from private areas. Fencing adjacent to micro -paths and interior
common open space is limited to 4-feet in height if closed vision fencing is used or open
vision fencing up to 6-feet in height is allowed as it provides visibility from adjacent homes
or buildings, per UDC 11-3A-7A.7. A detailed fencing plan should be submitted upon
application of the final plat. If permanent fencing is not proposed along the boundary of the
subdivision, the applicant is required to construct temporary fencing to contain debris during
construction prior to issuance of any building permits on the site.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways (Ten Mile Creek) that intersect, cross or lie within the
area being subdivided shall be covered. This requirement doe not apply to the Ten Mile
Creek which is classified as a natural waterway and must be protected as stated in UDC 11-
6A-1H. This requirement also does not apply to the Beasley Lateral, if the applicant
improves it as a linear open space water amenity, as proposed.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single -point connection to the culinary water system shall be required. If a single -
point connection is used, 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 11-3A-15 and MCC 9-1-28.
3. Planned Unit Development (PUD): The applicant is requesting approval of a PUD for
deviations from district requirements pertaining to lot size, building setbacks, and street
frontage.
Per UDC 11-7-1, the purpose of the PUD requirements is to provide an opportunity for
exemplary site development that meets the following objectives:
• Preserves natural, scenic and historic features of major importance;
• Allows for innovative design that creates visually pleasing and cohesive patterns of
development; and
• Creates functionally integrated development that allows for a more efficient and cost
effective provision of public services.
The Applicant is proposing to preserve the Beasley Lateral (a scenic feature) by leaving it
open and creating linear open space alongside with a pathway for recreational use. Reducing
dimensional standards as requested will allow for an innovative land design feature such as
coving to be used, which incorporates curved streets, clustering, varied front setbacks, and
Castle Rock AZ PP PUD PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
increased open space to break up straight rows of houses that are more common in standard
subdivisions; this will create a visually pleasing development. More dense subdivisions such
as proposed, along with design features such as coving, allow for a more efficient and cost
effective provision of public services. For these reasons, Staff believes that the proposed
development meets the objectives of the PUD requirements stated above.
Per the UDC, Council may approve PUD's, upon recommendation by the Commission, in
accord with the standards listed in UDC 11-7-4 as follows:
1. Deviations from underlying district requirements: Deviations from the development
standards and/or area requirements of the district in accord with Chapter 2 DISTRICT
REGULATIONS of this Title may be approved. The exception is that along the
periphery of the planned development, the applicable setbacks as established by the
district shall not be reduced.
2. Allowed uses: Applicant may request that specific conditional or accessory use(s)
allowed in the district be allowed as principal permitted use(s).
3. The uses within the planned unit development are interconnected through a system of
roadways and/or pathways as appropriate. Private streets and service drives may be
permitted, if designed and constructed to the Transportation Authority standards and
in accord with Chapter 3 Article F. PRIVATE STREETS of this Title.
4. Buildings shall be clustered to preserve scenic or environmentally sensitive areas in
the natural state, or to consolidate small open spaces into larger, more usable areas
for common use and enjoyment.
Staff has reviewed these standards and found the development complies with all of them
The building lots proposed in the R-2 district meet the minimum dimensional standards listed
in UDC 11-2A-4. The applicant is requesting reductions to the minimum dimensional
requirements in the R-8 district as follows:
Castle Rock Dimensional Standards
Legend
Cottage
Village
Street setback*
Living
10
10
10
Garage
20
20
N/A
Alley setback**
Living
N/A
N/A
10
Garage
N/A
N/A
20
Side setback
5
5
92/488***
Rear setback
12
12
N/A
Minimum lot size (square footage)
4,200
3,800
3,100
Minimum living area (square footage)
1,400
1,000
900
Minimum lot frontage (measured at garage front setback line)
50
46
40
Minimum lot frontage (measured at the street)
30
30
40
Castle Rock AZ PP PUD PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
*Measured from back of walk
** Measured from edge of alley pavement
***No adjacent zero lot lines shall be allowed, a minimum of 10 feet shall be maintained between all
alley units.
Note: There is not a minimum living area in the R-8 district.
For comparison, the following are applicable dimensional standards for the R-8 district, Per
UDC Table 11-2A-6:
R-8 STANDARD
Minimum property Size /DU* (in square feet)
REQUIREMENT
SF** detached DU* with garage facing the front property line
SF** detached DU* with shared driveway, alley loaded garage, or
private street mew lots
5,000
4,000
Any corner property
Minimum street frontage —SF detached DU (in feet)
5,000
with garage facing street
50
with shared driveway, alley loaded garage, or private street mew lots
-
-To
Minimum street frontage —SF attached & two-family duplex DU (in feet)
40
Street setback*** to garage (in feet)
Local
20
Collector
25
Street setback*** to living area (in
feet)
Local
15
Collector
25
Side setback
5
Rear setback
12
*DU= dwelling unit
**SF= single family
***Measured from back of sidewalk or property line where there is no adjacent sidewalk.
Staff has reviewed the requested reductions to the R-8 dimensional standards and because
of the coving design concept, clustering, amount of open space and interconnected trail
system proposed, is supportive of the applicant's request.
The applicant is also proposing the following special requirements for zero lot lines:
Maintenance and Drainage Easements: A perpetual easement related to maintenance,
eaves, and drainage of at least five feet shall be provided on the lot adjacent to the zero
lot line property line which, with the exception of walls and/or fences, shall be kept
clear of structures. This easement shall be shown on the face of the final plat map and
incorporated into each deed, or by separate recorded document, when transferring title
on the property. The building wall along the zero lot line shall be maintained in its
original color and treatment unless otherwise agreed to in writing by the two affected
lot owners. Planning, Building, Public Works, and Fire Departments are not
supportive of an easement for eaves, eave overhang should be contained within the
building lots. Planning & Public Works staff does not have an objection to an
easement for maintenance and drainage purposes. However, Public Works
Department is requiring a 10 foot wide PUDI easement along on each side of the
zero lot lines.
2. Eaves: Eaves along a zero lot line may project a maximum of 18 inches over the
adjacent property line. Per UDC 11-2A-3D, eaves are allowed to encroach up to two
feet within the setback area. In this case where a zero setback is requested, Staff is
not supportive of eaves projecting over adjacent property lines. Further, Building
Castle Rock AZ PP PUD PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
and Fire Codes also do not support projections such as is proposed.
3. Privacy: In order to maintain privacy, no windows, doors, air conditioning units, or any
other types of openings in the walls along a zero lot line shall be allowed except where
such openings do not allow for visibility into the side yard of the adjacent lot, such as a
clerestory skylight or opaque window. Planning staff does not object to this request,
however, the applicant should comply with all Building and Fire Department codes.
Design: The primary land design concept used to create this development is coving. The
coving concept uses curved streets, clustering, varied front setbacks, and increased open
space to break up straight rows of houses that are common in more traditional subdivisions.
Coving calls for larger front setbacks in key locations along the curved streets. These
groupings of larger front setbacks create "coves" of open space in front of the homes that are
clearly visible to pedestrians and motorists as they navigate through the community. Varying
the front setbacks is essential to provide facade modulation, unique orientation, additional
landscaping and to de-emphasize the garage of each housing unit. In addition to the coving
concept, Castle Rock also contains a traditional village with alley loaded units focused
around a common village green (Lot 1, Block 17). These units are specifically designed to
eliminate the view of the garage from the street, and create a more pedestrian friendly
environment. By placing the garage at the rear of the house it allows for more emphasis on
front porches, additional variety of setbacks and sitting areas where people can interact and
gather. The housing units created for the village are designed to be placed on zero side lot
lines to maximize the useable private open space within each lot. The majority of the homes
in the village area will have side yards of 16 feet, which allow for the residents of this area to
enjoy personal open space adjacent to their home and public open space in the large village
green embedded within the neighborhood —taken from the design guidelines proposed for
Castle Rock. The PUD standards listed in UDC 11-7-4 state that buildings shall be clustered
to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate
small open spaces into larger, more usable areas for common use and enjoyment. Also, uses
within the PUD should be interconnected through a system of roadways and/or pathways as
appropriate. Staff believes that the design of this site complies with these standards.
Design Guidelines: The applicant has submitted Design Guidelines (dated September 2007)
for Castle Rock Subdivision. The Design Guidelines include proposed details of design
concepts for the subdivision, architectural elements of the different housing types, and
dimensional standards for the development. Staff has reviewed these guidelines and found
them to represent exemplary design features that will result in a unique and innovative
residential development.
Common Areas: The applicant is providing 22.8% (41.6 acres) open space within the
development consisting of a future City park, 3 pocket parks, a neighborhood park, and
several smaller internal open areas and linear open areas along the perimeter of the
subdivision and along the Beasley Lateral. The common areas are proposed to contain
amenities such as tot lots, basketball courts, gazebos, and picnic areas. A pathway system is
proposed through this development to encourage walking, biking and other pedestrian
activities and connection to uses. Staff is very supportive of the common area proposed in this
development and believes that it will assist in providing a great sense of community in the
neighborhood. Maintenance of all common areas shall be the responsibility of the respective
Blackrock and Castle Rock Home Owners' Associations.
Housing Types: The applicant has included a Product Exhibit (see Exhibit A.6) that depicts
the location of the different housing types proposed within the development along with
common areas and cove areas. The applicant is proposing to construct custom homes on the 7
Castle Rock AZ PP PUD PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
lots in the R-2 zone that are included in the Castle Rock plat that border Blackrock
Subdivision on the north. Aside from the custom homes, the applicant is proposing three
different types of single-family detached dwelling units within this development to promote
diversity and choice in housing types.
• Legend Series — These are the largest and most traditional homes offered in Castle
Rock. They range in size from 1,200 to 3,555 square feet and include 12 different
floor plans with a minimum of 3 distinctive elevations for each plan. Key features are
large front porches, colonial grid windows, and wooden shutters and have floor plans
that offer large lofts on the upper floor. Construction materials proposed on the front
elevations consist of balustrades, brick, stone, or stucco accent. Other wall surface
materials include vertical and horizontal siding, board and batten, shingle, hardboard,
and stucco. The Legend Series homes are proposed to be located on the western and
southern portions of the subdivision to provide a transition to adjacent larger rural
residential properties. (See Design Guidelines submitted with application for more
detail. Also, see building elevations attached in Exhibit A.7.)
• Cottage Series — These are patio homes designed to minimize the visual impact of the
garage from the street while maximizing the front porches, patios, and living space
that have been extended toward the street. They range in size from 900 to 2,400
square feet and include a minimum of 6 floor plans with 3 distinct exteriors per plan.
Key features are well defined front entries, living spaces or porches that dominate the
front elevation and extend to or beyond the plane of the garage to create fagade
modulations at the street as well as on corner and rear elevations. Construction
materials proposed on the front elevations consist of vertical and horizontal siding,
board and batten, shingle, shake, scallops, or stucco. The Cottage Series homes are
proposed to be located on the northern and eastern portions of the subdivision. (See
Design Guidelines submitted with application for more detail. Also, see building
elevations attached in Exhibit A.8.)
• Village Series — These are alley loaded products that are specifically designed for the
"Traditional Neighborhood" that is embedded within the Castle Rock community.
This series contains a minimum of 6 floor plans with 3 distinctive exterior treatments
that range in size from 900 to 2,200 square feet. This product is designed to be placed
in a zero lot line configuration, with one side wall placed on the property line
adjacent to the neighbor's side yard. This configuration maximizes side yard area and
allows for each unit to have significant amount of private open space adjacent to the
main living space. Construction materials proposed on the front elevations consist of
vertical and horizontal siding, board and batten, shingle, shake, scallops, or stucco.
The Village Series homes are proposed to be located centrally within the southeastern
portion of the subdivision. (See Design Guidelines submitted with application for
more detail. Also, see building elevations attached in Exhibit A.9.)
Building Elevations: The applicant has submitted building elevations that are included
in Exhibit A of this report. Per the Design Guidelines for Castle Rock, materials
proposed on the wall surfaces of the structures include the following: vertical and
horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or
stone. Staff is supportive of the proposed elevations and construction materials. However,
Staff is including a DA provision that all structures shall incorporate a minimum of
3 different types of the aforementioned materials on the wall surfaces (see Exhibit
B).
Note: Per UDC 11-7-4E, in approving the PUD, the Council may prescribe
Castle Rock AZ PP PUD PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
appropriate conditions, additional conditions, bonds, and safeguards in conformity
with this title that:
➢ Minimize adverse impact of the use on other property;
➢ Control the sequence and timing of the use;
➢ Control the duration of the use;
➢ Assure that the use and the property in which the use is located is
maintained properly;
➢ Designate the exact location and nature of the use and the property
development;
➢ Require the provision for on site or off site public facilities or services;
➢ Require more restrictive standards than those generally required in this
title; and
➢ Require mitigation of adverse impacts of the proposed development upon
service delivery by any political subdivision, including school districts, which
provides services within the city.
Staff is generally supportive of the proposed development. Staff likes the variety of housing types
proposed as they should provide a range of housing opportunities in this area of the City.
Further, staff believes that the proposed land use concepts such as coving, clustering, and an
interconnected pathway system throughout the common areas should provide a unique type of
development with many recreational opportunities available to the residents.
b. Staff Recommendation: Staff recommends approval of the subject applications (AZ-07-016,
PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report. The
Meridian Planning & Zoning Commission heard these items on December 6 2007 At the
Public hearing they moved to recommend denial of the subiect AZ PP and PUD request
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation
2. Vicinity/Zoning Map Showing Boundaries of Proposed Preliminary Plat
3. Preliminary Plat (dated: 11/21/07)
4. Landscape Plan (dated: 10/3/07)
5. Phasing Plan
6. Product Exhibit
7. Example of Building Elevations — Legend Series
8. Example of Building Elevations — Cottage Series
9. Example of Building Elevations — Village Series (alley -loaded)
10. Map Showing Future Land Use Map Designations and Proposed Densities
B. Conditions of Approval
1. Planning Department
Castle Rock AZ PP PUD PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (conditions are forthcoming; comments are attached)
8. Central District Health Department
C. Legal Descriptions
1. R-2 Zoning District Boundary
2. R-8 Zoning District Boundary
3. Boundary Map for R-2 and R-8 Zoning Districts
4. Preliminary Plat Boundary
D. Required Findings from Unified Development Code
Castle Rock AZ PP PUD PAGE 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
A. Drawings
1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation
Exhibit B — Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
2. Vicinity/Zoning Map Showing Boundaries of Proposed Preliminary Plat
Exhibit B — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
3. Preliminary Plat
CASTLE ROCK
PRELIMINARY PLAN
A PORTION OF SECTION 32, TOWNSHIP 3 NORTH,
RANGE i EAST, B.M. MERIDIAN, ADA COUNTY, IDAHO
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Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22,2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
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5. Phasing Plan
PHASING MAP
Exhibit B — Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
6. Product Exhibit
CASTLE ROCK
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
B. Conditions of Approval
1. Planning Department
1.1 ANNEXATION COMMENTS (The Commission recommends denial)
1.1.1 The annexation legal descripiion submitted with the application (stamped on September- 2
boundary of the City f Meridian.
,
Attorney,and the developer, The appliennt shall eontnet the City
Bill >
initiate this pr-oeess. Said DA shall be eempleted within 6 months of City Council Retion.
(The Planning Departmentr-equiFed DA pr-oNzisions are in Seetion 10 f the Staff n
1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT (The Commission recommends
denial
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
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Wher-e the applieafA has submitted a pr-oliffiinaFy landseape plan and where stag has r-e,,,iewed
such plan, anseathe ldp' b d amenities shall be eoasistepA it -- the pf-_1:W:fl-
plan with
modifieations as proposed Tl ..- pfeee ding modifieations and notes should be shown on
r-evisedlandsear llansuhb_�__Jitted with the final plat appheation(s).
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Exhibit B —Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
(Ten Mile Cr-eek) that ipAer-see4, eFOSS OF lie within the aFea being subdivided shall be .
Th S Fe7u 0 apply 'T epA doe not to the e Mile CfeaL which iselassi fie 7 as a ..tur-al . ,.+...w ay
and ffmst be pfeteeted-as-stated - in UPC 11 ESA 114. Tzasr equiiemeiirs all not apply to the
Beasley Later -a! if the .,YY .,1;,,a t :GYM o ;t as linear- e 0 0 water- amenity. 12 Undef:gr- tmd, pfe ed ia be stY .1 'd+ 111 + ,1 within this 1 +
a
1.3 GENERAL REQUIREMENTS —PRELIMINARY PLAT
noted in this b iyisi ... with the final plat l t' � )
r r YY =�==ter
1.3.2 Sidewalks shall be installed within the subdivision and on the pefimetff of the subdivision
ptir-stbant to UDG 11 3A-1-7,
1 3 3 All afeas appFoved- as open spaaa shad bef'ee-ofwet -ponds or- other- -sueh fits sees. A!
3B 11 and shall be fi,ll, vegetated withgr-ass and trees Sand, gfaveler-etherlien vegetasu-Ffaee mater-ials shall not be used in open spaee lots, e�Eeept as pefmitted under- UDC 11 3B ed
.
oet the standards F UPC 11-3B 11,then the applieapA shall eleeate- the faeility Thisfna. . -e losing a developable lot or- developable area. 14 is the r-espensibility of the
,.the,. g+ +
r r J with , J of Meridian and all eul t +h
time of final eanstfuetion.
1.3.4 Coordinate fire hydr- pA pl pA with the G t, of Me id Work
s ork Pe ...i.+...,.
F eomplianc,-
1.3.6
1.4 SITE SPECIFIC REQUIREMENTS - PLANNED UNIT DEVELOPMENT (The Commission
recommends denial)
Exhibit B - Page 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
..
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2. Public Works Department
2.1 Water service to this site is being proposed via extension of the 12 inch main located in E Amity
Road via the White bark subdivision. The applicant shall be responsible to install at the
developer's expense two or more water connections due to fire flow requirements. Due to
pressure zone conflicts the applicant may be responsible to install at the developer's expense a
pressure reducing valve to protect the development from high pressure spikes. The applicant will
be responsible to install water mains to and through this development, coordinate main size and
routing with the Public Works department.
2.2 Sanitary sewer service to this development is being proposed via extension of mains planned in
White bark Subdivision to the north. These mains are temporarily flowing out of shed. The
applicant shall wait for the Black Cat Trunk to connect to the Glacier Springs Manhole.
2.3 The applicant will be responsible to install a portion of the 18-inch lateral trunk through the north
east corner of this site. The trunk shall conform to the inverts in the City of Meridian Master
Sewer Plan. The applicant shall coordinate the routing of this trunk with the City of Meridian
Public Works Department, and execute standard forms of easements for any mains that are
required.
2.4 Sewer mains shall be installed in all stub streets proposed on this plat, and new stub streets
required by the Planning Department or Ada County Highway District.
2.5 The applicant shall install sewer mains to and through this subdivision; 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.
2.6 A portion of this site is within a Flood zone A. The applicant shall determine the Base Flood
Elevation, and all lots that fall within that BFE shall provide Elevation Certification prior to
issuance of Building Permits.
2.7 Prior to addressing of recorded plats the applicant shall submit a separate plat, identical to the
recorded plat, with the flood plain overlay on it.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 The applicant has indicated the required pressurized irrigation system in this development will be
owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted
Exhibit B — Page 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
prior to scheduling of a pre -construction meeting. 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 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.
2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface 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.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 Additional width to the public utilities, drainage and irrigation easement along the right -of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.14 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.16 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air -testing and video inspection, 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 permits.
2.17 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.
2.18 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.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.20 This development shall be subject to the Black Cat trunk development fee of $1,500.00 per
dwelling unit shall also be assessed against this development. Payment of the trunk development
fees is required prior to signature on the final plat map by the City Engineer. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to provide
service.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
Exhibit B — Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 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.
2.26 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 1-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius. The required turning radius shall be maintained adjacent to the landscape islands off
Taconic. Submit street profiles for internal streets to the Fire Department for review and
approval of turning radiuses.
Exhibit B — Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 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.
3.8 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the development, which serves more than 50 homes. The two entrances should
be separated by no less than 1/ the diagonal measurement of the full development.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. 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 back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.11 The proposed 848 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 2,459 residents at build out.
3.12 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic Life Support. The budget constraints are typically defined as capital outlay
for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staff the facilities.
3.13 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
born by the developer.
3.14 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.
3.15 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).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. 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).
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.18 The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28')
inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either side of
Exhibit B — Page 24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley.
The minimum rear setback for alley accessed properties shall be 20 feet to the garage if the alley
width is 16 feet or 18 feet to the garage if the alley width is 20 feet.
4. Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting [i.e.
micro -path lighting in pocket parks (billing shall be the responsibility of the HOA)]. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
4.2 To increase emergency access to the site, the applicant shall provide a secondary access
point to any portion of the development that serves more than 50 homes.
4.3 The proposed landscaping creates hiding spots. The applicant shall submit a revised landscaping
plan that affords greater visibility of the area from public areas such as a street or parking lot.
4.4 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All micro -paths and open areas shall have adequate lighting.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 It will be the responsibility of the homeowner's association to develop and maintain the smaller
pocket parks and neighborhood parks that have not been dedicated to the City.
5.4 The applicant shall work with the City Park's Department on the irrigation design and pump
stations specs.
5.5 Lots Surrounding Park: The proposed park on Lot 22, Block 45, is surrounded by lots on the
north and east sides. Staff finds that the proposed layout reduces the amenity value of the park, as
it is hidden from view from citizens traveling north and east of the park. It is staff's position that
these neighborhood parks should be highly visible landmarks, both physically and visually
accessible to the maximum number of residents within a neighborhood. Staff recommends
removing the lots that wrap around the park. This will enhance the public amenity value of
the park and make it visually accessible to more residents.
5.6 Hidden Areas: Staff supports the efforts of the Police Department to avoid creating "hidden"
areas that cannot be easily seen by patrolling vehicles. The park should be designed so that it can
be seen not only by patrolling police vehicles, but also to allow for "community policing" of the
park by having it open and visible to the public. Removing lots as described above will
accomplish this goal.
5.7 Park Size: Per the Meridian Comprehensive Parks and Recreation System Plan states that
Neighborhood Parks should be a minimum of 7 acres in size. Based on experience of park staff,
an eight acre park may better serve a development of this size.
5.8 Contiguous Area: Staff finds that the land that makes up the 7 acre park should be contiguous
open space and not broken by neighborhood streets. Land to be dedicated to the City as a park
Exhibit B — Page 25
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
for public ownership and maintenance should not feel like it is actually part of the homeowners
association landscaping. Proposed park areas to the east and west of the main park site feel more
like subdivision landscaping than like part of the park. While such areas provide good pedestrian
connections into the park, they function as part of the subdivision common open space system,
and not as part of the park itself. Staff recommends that common landscape areas that are
separated by a road from the main park site be removed from the proposed park and
remain under the control of the homeowners association. The balance of the area needed to
meet the 7 acre minimum can be found by removing building lots, as discussed in item 1 above.
5.9 Irrigation System: Staff recommends that the park irrigation system be separate from the
homeowner's association irrigation system, with a separate connection and pump.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street. Submit street profiles for internal streets to Sanitary Service
Company for review and approval of turning radiuses.
7. Ada County Highway District
ACHD has not yet submitted a staff report on this application; however, a letter was submitted,
dated November 29, 2007, with the following comments: "At this time the Highway District will
not be able to provide the City of Meridian with a copy of the draft staff report for Castle Rock
Subdivision. Staff had originally anticipated taking this application to ACHD's Commission on
December 5, 2007, but due to two outstanding issues staff is now anticipating a hearing date of
either the 12`h or 19`h of December. The two outstanding issues are related to the intersection of
Amity and Eagle Roads and the proposed location of the Valley Ride transit stop location. We are
looking to recommend limiting the number lots that can be final platted until improvements are
completed at the Amity/Eagle intersection. There were some discrepancies between their traffic
engineer's numbers and our calculations. We are meeting with them again tomorrow morning to
discern the discrepancies. The District has received a letter from Valley Ride regarding the
location of the transit stop and staff is discussing the issue internally. With the exception of those
two items the application was moving forward with staff supported recommendations of approval.
A draft copy of the staff report will be provided as soon as possible."
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B — Page 26
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
C. Legal Description
1. R-2 Zoning District Boundary
-1-
DESCRIPTION FOR
EXISTING BLACKROCK SUBDIVISION, INCLUDING
PROPOSED CASTLE ROCK SUBDIVISION,
ANNEXATION DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING ALL OF BLACKROCK SUBDIVISION NO. 1
(BOOK 96, PAGE 12003) AND THE ADJACENT RIGHT OF WAY OF EAGLE
ROAD, LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T 3 N., R.1
E, B.M , THENCE S 00°13'15" W 2677 52 FEET TO THE EAST % CORNER OF
SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE %
TO A POINT:
THENCE N 89°48'38" W, 528.00 FEET TO A POINT;
THENCE S 00°13'44" W, 865.89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH''/z OF THE SE'/.;
THENCE N 89°48'26" W, 2131.85 FEET TO THE SOUTHWEST CORNER OF
THE NORTH % OF THE SE 'A:
THENCE N 89°50'45" W, 1340 60 FEET TO THE SOUTHWEST CORNER OF
THE NE '/. OF THE SW '/.;
THENCE N 00'1012" W, 1347 28 FEET TO NORTHWEST CORNER OF THE
NE '/. OF THE SW '/:
THENCE N 00'53'12" F, 1337.41 FEET TO NORTHIUVEST CORNER OF THE
SE'/.OF THE NW'/.;
THENCE S 89°43'51" E, 1335 91 FEET TO NORTHEAST CORNER OF THE SE
'/. OF THE NW '/.;
THENCE S 89°41'56" E, 1718 43 FEET ALONG THE NORTH LINE OF THE
SOUTH'/z OF THE NE'/. TO A POINT;
September 14, 2007
Q:118575\05-Srv\01-Doc\CASTLE ROCK TOTAL ANNEX doc
Exhibit C — Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
THENCE S 36°35'50" E, 198 56 FEET TO A POINT;
THENCE S 47°26'09" E, 889.12 FEET TO A POINT;
THENCE N 89°39'49" IN, 113.10 FEET TO A POINT;
THENCE S 00°13'14" W, 255-57 FEET TO A POINT;
THENCE S 89°3949" E, 276 89 FEET TO A POINT ON THE EAST LINE OF
THE SOUTH/2 OF THE NE'/<;
THENCE S 00°13'15" W, 326.32 FEET TO THE REAL POINT OF BEGINNING,
CONTAINING 224.29 ACRES, MORE OR LESS.
MICHAEL E. MARKS, PLS NO 4998
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September 14, 2007
Q:\18575\05-Srv\01-Doc\CASTLE ROCK TOTAL ANNEX doc
Exhibit C — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
-1-
DESCRIPTION FOR
BLACKROCK SUBDIVISION,
INCLUDING A PORTION OF PROPOSED CASTLE ROCK SUBDIVISION
R-2 ZONE DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO..
1 , LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T,3 N, R.1
E., B.M , THENCE S 00'13'15" W 2677.52 FEET TO THE EAST'/4 CORNER OF
SAID SECTION 32,
THENCE S 00013'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE'/4
TO A POINT;
THENCE N 89°48'38" W, 528.00 FEET TO A POINT;
THENCE S 00'13'44" W, 865 89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH '/2 OF THE SE'/4;
THENCE N 89°48'26" W, 1600.60 FEET TO THE SOUTHEAST CORNER OF
LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO 1, THE REAL POINT OF
BEGINNING OF THIS DESCRIPTION;
THENCE N 89°48'26" W, 531 25 FEET TO THE SOUTHWEST CORNER OF
THE NORTH '/2 OF THE SE '/a;
THENCE N 89°50'45" W, 1340 60 FEET TO THE SOUTHWEST CORNER OF
THE NE '/4 OF THE SW'/4;
THENCE N 00°10'12" W. 1347.28 FEET TO THE NORTHWEST CORNER OF
THE NE '/ OF THE SW 1/;
THENCE N 00°53'12" E, 398.56 FEET TO ALONG THE WEST LINE OF THE
SE '/ OF THE NW '/. TO A POINT;
THENCE S 90000'00" E, 235.43 FEET TO A POINT;
THENCE S 55'45'46" E, 25.00 FEET TO A POINT ON A CURVE,
September 14, 2007
Q:\18575\05-Srv\01-Doc\CASTLE ROCK R-2.doc
Exhibit C — Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
THENCE 156 08 FEET ALONG A NON -TANGENT CURVE TO THE LEFT SAID
CURVE HAVING A RADIUS OF 300 00 FEET, A DELTA ANGLE OF 29°48'33",
A TANGENT LENGTH OF 79 85 FEET, AND A CHORD WHICH BEARS
S 19°19'58" W FOR A DISTANCE OF 154 33 FEET TO A POINT ON A CURVE, -
THENCE S 90°00'00" E, 145.69 FEET TO A POINT;
THENCE S 29°2948" E, 124.90 FEET TO A POINT;
THENCE S 36°45'50" E, 172 53 FEET TO A POINT;
THENCE S 57°19'56" E, 173.04 FEET TO A POINT, -
THENCE S 41 °47'50" E, 170.59 FEET TO A POINT;
THENCE S 37°30'04" E, 172.16 FEET TO A POINT;
THENCE S 63°50'17" E, 178 01 FEET TO A POINT;
THENCE S 74°49'32" E, 192.98 FEET TO A POINT;
THENCE S 46°34'36" E. 190.00 FEET TO A POINT;
THENCE S 79`29'58" E, 63 09 FEET TO A POINT;
THENCE S 46°34'S1" E, 812.55 FEET TO A POINT;
THENCE S 00°11'34" W, 295.21 FEET TO A POINT;
THE REAL POINT OF BEGINNING, CONTAINING 45.14 ACRES, MORE OR
LESS,
MICHAEL E MARKS, PLS NO 4998
REv' r rr JN AL
September 14, 2007
0:\18575\05-Srv\01-Doc\CASTLE ROCK R-2.doc
Exhibit C — Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
2. R-8 Zoning District Boundary
-1-
DESCRIPTION FOR
CASTLE ROCK SUBDIVISION
R-8 ZONE DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO.
1 AND ADJACENT RIGHT OF WAY OF EAGLE ROAD, LOCATED IN SECTION
32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY,
IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32, T.3 N., R 1
E , B.M., THENCE S 00°13'15" W 2677 52 FEET TO THE EAST'/, CORNER OF
SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE '/.
TO A POINT;
THENCE N 89°48'38" W, 528.00 FEET TO A POINT;
THENCE S 00013'44" W, 865.89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH %2 OF THE SE '/;
THENCE N 89°48'26" W, 1600.60 FEET ALONG SAID SOUTH LINE TO THE
SOUTHEAST CORNER OF LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO
1;
THENCE N 00°11'34" E, 295.21 FEET TO A POINT;
THENCE N 46034'51" W, 612.65 FEET TO A POINT;
THENCE N 79°29'58" W, 63.09 FEET TO A POINT;
THENCE N 46°34'36" W, 190.00 FEET TO A POINT;
THENCE N 74°49'32" W, 192.98 FEET TO A POINT;
THENCE N 63'50'17" W, 178 01 FEET TO A POINT;
THENCE N 37'30'04" W, 172 16 FEET TO A POINT;
THENCE N 41 °47'50" W, 170.59 FEET TO A POINT;
September 14, 2007
Q:\18575\05-Srv\01-Doc\CASTLE ROCK-R-8 doc
Exhibit C — Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
THENCE N 57'19'56" W, 173 04 FEET TO A POINT;
THENCE N 36'46'06" W, 172.53 FEET TO A POINT;
THENCE N 29'29'25" W, 124 90 FEET TO A POINT;
THENCE N 90'00'00" W, 145 69 FEET TO A POINT ON A CURVE;
THENCE 156 08 FEET ALONG A NON -TANGENT CURVE TO THE RIGHT
SAID CURVE HAVING A RADIUS OF 300 00 FEET, A DELTA ANGLE OF
29'48'33", A TANGENT LENGTH OF 79-85 FEET, AND A CHORD WHICH
BEARS N 19'19'58" E FOR A DISTANCE OF 154 33 FEET TO A POINT ON A
CURVE;
THENCE N 55'45'46" W, 25 00 FEET TO A POINT;
THENCE N 90'00'00" W, 235 43 FEET TO A POINT ON THE WEST LINE OF
THE SE'/ OF THE NW '/;
THENCE N 00°53'12" E, 938 85 FEET TO THE NORTHWEST CORNER OF
THE SE '/4 OF THE NW '/a;
THENCE S 89'43'51" E, 1335 91 FEET TO THE NORTHEAST CORNER OF
THE SE'/d OF THE NW'/4;
THENCE S 89'41'56" E, 1718.43 FEET ALONG THE NORTH LINE OF THE
SOUTH %2 OF THE NE % TO A POINT;
THENCE S 36'35'50" E, 198.56 FEET TO A POINT;
THENCE S 47'26'09" E, 889.12 FEET TO A POINT;
THENCE N 89°39'49" W, 113.10 FEET TO A POINT;
THENCE S 00'13'14" W, 255.57 FEET TO A POINT;
THENCE S 89'39'49" E, 276 89 FEET TO A POINT ON THE EAST LINE OF
THE NE'/a;
THENCE S 00°13'15" W, 32632
REAL POINT OF BEGINNING,
LESS _`.
FEET ALONG SAID EAST LINE TO THE
CONTAINING 179.16 ACRES, MORE OR
September 14, 2007
Q:118575105-Srv101-Doc1CASTLE ROCK-R-8 doc
Exhibit C — Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22,2008
3. Boundary Map for R-2 and R-8 Zoning Districts
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Ri VSIONS
ANNEXATION AND REZONE DESCRIPTIONS
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AND PROPOSED CASTLE ROCK SUBDIISION 1940 S BONITO WAY
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PAGE 1 OF
2
. MERIDIAN. IDAHO 83642
ADA COUNTY, IDAHO
1 208-288-0573
CRAWV
DATE: 9/24/07 I SCALE. 500, J03 NO '8575
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
4. Preliminary Plat Boundary
Corporate Office: Salt Lake Office:
3302 K Main Street
Spanish Fork, Utah SA660 14441 South 980 Wert
801-798-0555 ®lufidale, Utah 84056
MI-495-28"
Consulting Engineers and Surveyors, Inc
LEGAL DESCRIPTIONS
PREPARED FOR
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CASTLE GREENS SUBDIVISION
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A PO
NORTH PARCEL BOUNDARY
All of Lot 16, & 24, Block 1 of Blackrock Subdivision No. 1 as recorded in Plat
Book 96, Pages 12003-12008 in the official records of Ada County, located in Section
32, Township 3 North, Range 1 East, Boise Meridian, more particularly described as
follows:
Beginning at a point located N89°40'05"W along the Quarter Section Line 48.00
feet from the East 1/4 Corner of Section 32, Township 3 North, Range l East, Boise
Meridian, Ada County, Idaho (Basis of Bearing NO°13' 15"E along the Section Line from
the East 1/4 Corner to the Northeast Corner of said section); thence S0'13'44"W 99.28
feet; thence S45°12'33"W 9.90 feet; thence N89°48'38"W 193.91 feet; thence along the
arc of a 200.00 foot radius curve to the left 47.01 feet through a central angle of
13'28'05" (chord: S83°27'20"W 46.90 feet) to a point of reverse curvature; thence along
the arc of a 200.00 foot radius curve to the right 47.01 feet through a central angle of
13028'05" (chord; S83°27'20"W 46.90 feet); thence N89'48'38"W 186.18 feet; thence
along the arc of a 725.00 foot radius curve to the right 259.10 feet through a central angle
of 20128'36" (chord: N79"34'20"W 257.73 feet) to a point of reverse curvature; thence
along the arc of a 775.00 foot radius curve to the left 275.05 feet through a central angle
of 20°20'03" (chord: N79030'03"W 273.60 feet); thence N89140'05"W 802.51 feet;
thence along the arc of a 525.00 foot radius curve to the left 429.86 feet through a central
angle of 46054'46" (chord: S66°52'32"W 417.95 feet); thence S43'25'09"W 361.52 feet;
thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central
angle of 11128'42" (chord: S49°09'30"W 40.00 feet) to a point of reverse curvature;
thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central
angle of 11'28'42" (chord: S49°09'30"W 40.00 feet); thence S43°25'09"W 64.00 feet;
thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central
angle of 11 °28'42" (chord: S37040'48"W 40.00 feet) to a point of reverse curvature;
thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central
angle of 11'28'42" (chord: S37°40'48"W 40.00 feet); thence N46034'51"W 190.00 feet;
thence N74°49'32"W 192.98 feet; thence N63150'17"W 178.01 feet; thence
N37030'04"W 172.16 feet; thence N41047'50"W 170.59 feet, thence N57°19'56"W
173.04 feet; thence N36045'50"W 172.53 feet; thence S46*34'38"W 161.81 feet; thence
S65059'30"W 50.05 feet; thence S89°49'48"W 255.10 feet to the west line of the NEIA
Engineers 0 Surveyors s Land (Planners
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
of the S W 1 /4 of said section; thence N0010' 12"W 2.24 feet to the C- W I / 16 Corner,
thence NO°53'12"E along the west line of the SF,1/4 of the NWI/4 of said section
1,337.41 feet to the NW 1/16 Comer of said section; thence S89°43'51"E along the north
line of SE1/4 of the NWI/4 of said section 1,335.91 feet to the C-NI/16 Corner; thence
S89°41'56"E along the north line of the south half of the NE1/4 of said section 1,718.43
feet; thence S36'35'5V'E 198.56 feet; thence S47°26'09"F. 889.12 feet; thence
N89039'49"W 113.10 feet; thence SOOI3' 14"W 255.57 feet; thence S89°39'49"E 228.89
feet; thence SO°13'15"W 326.34 feet to the point of beginning.
Contains: +/-124.04 Acres
SOUTH PARCEL BOUNDARY
All of Lot 10, Block 3 of Blackrock Subdivision No. i as recorded in Plat Book
96, Pages 12003-12008 in the official records of Ada County, located in Section 32,
Township 3 North, Range 1 East, Boise Meridian, more particularly described as follows:
Beginning at a point located N89°40'05"W along the Quarter Section Line 48.00
feet and SO°13'44"W 185.30 feet from the Fast 1/4 Corner of Section 32, Township 3
North, Range I East, Boise Meridian, Ada County, Idaho (Basis of Bearing NO°13' 15"E
along the Section Line from the East 1 /4 Corner to the Northeast Corner of said section);
thence SO°13'44"W 286.98 feet; thence N89°48'38"W 480.00 feet; thence SO°13'44"W
865.89 feet; thence N89°48'26"W 1,600.60 feet; thence NO°1114"F.. 295.21 feet; thence
N46034'51"W 612.64 feet; thence northeasterly along the arc of a 200.00 foot radius
non -tangent curve to the right (radius bears: S36°42'35"E) 5.61 feet through a central
angle of 1 °36'26" (chord: N54°05'38"E 5.61 feet) to a point of reverse curvature; thence
along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central angle
of 11'28'42" (chord: N49°09'30"E 40.00 feet); thence N43°25'09"E 64.00 feet; thence
along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central angle of
11 *28'42" (chord: N37"40'48"E 40.00 feet)to a point of reverse curvature; thence along
the arc of a 200.00 foot radius curve to the right 40.07 feet through a central angle of
11°28'42" (chord: N37040'48"E 40.00 feet), thence N43°25'09"E 361.52 feet; thence
along the arc of a 475.00 foot radius curve to the right 388.92 feet through a central angle
of 46154'46" (chord: N66°52'32"E 378.15 feet); thence S89°40'05"E 802.51 feet; thence
along the are of a 725.00 foot radius curve to the right 257.30 feet through a central angle
of 20°20'03" (chord: S79*30'04"E 255.95 feet) to a point of reverse curvature; thence
along the arc of a 775.00 foot radius curve to the left 276.97 feet through a central angle
of 20°28'36" (chord: S79°34'20"E 275.50 feet); thence S89°48'38"E 186.18 feet; thence
along the arc of a 200.00 foot radius curve to the right 47.01 feet through a central angle
of 13°28'05" (chord: S83°04'36"E 46.90 feet) to a point of reverse curvature; thence
along the arc of a 200.00 foot radius curve to the left 47.01 feet through a central angle of
13°28'05" (chord: S83°04'36"E 46.90 feet); thence S89°48'38"E 193.84 feet; thence
S44047'27"E 9.92 feet to the point of beginning.
Contains: +/-53.69 Acres
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
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Exhibit C —Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
D. Required Findings from Unified Development Code
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 the R-2 and R-8 zoning
districts. The Commission finds that the proposed zoning map amendment to R-2
complies with the applicable provisions of the comprehensive plan and the anticipated
density for this area. However, the Commission finds that the proposed zoning map
amendment to R-8 does not comply with the comprehensive plan and that the overall
density for the annexation area does not comply with the anticipated density of this area if
a step up in density is granted. Please see Comprehensive Plan Policies and Goals,
Section 8, of the Staff Report for more information.
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Commission finds that future development of this property may comply with the
established regulations and purpose statement of the proposed R-2 and R-8 zoning
districts, except for reductions to dimensional standards of the R-8 district requested with
the PUD, if a step up in density is granted in the future. However, the Commission finds
that a step up in density to the R-8 district is not appropriate for this property.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health or safety. However, the Commission finds that the proposed zoning
amendment will be detrimental to the public welfare, per the testimony of several
residents in this area. Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining 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 to, school districts; and,
The Commission 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 of the City (UDC 11-5B-3.E).
The overall density proposed in the R-2 and R-8 districts generally complies with the
anticipated density for this area; however, the density proposed within the plat area,
which is different than the annexation area, does not comply with the anticipated density
for this area unless a step up in density is approved (see Section 8 of the staff report for
more information). The applicant is proposing to develop the land in general compliance
with the City's Comprehensive Plan if a step up in density is approved. In accordance
with the findings listed above, the Commission finds that Annexation and Zoning of
this property to R-2 and R-8 would not be in the best interest of the City if a step up
in density from low to medium is approved for the area depicted as low density.
Exhibit D — Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
Thus, the Commission is recommending denial of the annexation.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision -making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is not in conformance with the
adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals,
Section 8, Annexation Findings, and Analysis, Section 10 of the Staff Report for more
information.
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the Commission finds that the subdivision will not require the expenditure of capital
improvement funds. However, it should be noted that Eagle Road is not planned for
widening in the near future.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
Other than the portion of the proposed preliminary plat that is located in flood the zone,
staff is not aware of any health, safety or environmental 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. Staff recommends that 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 staff is unaware.
F. The development preserves significant natural, scenic or historic features.
The Commission finds that the proposed development will not result in the destruction,
loss or damage of any natural, scenic or historic feature(s) of major importance, if the
Ten Mile Creek is left open and protected. Further, the applicant is proposing to re-route
Exhibit D — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 22, 2008
and leave the Beasley Lateral open and improve it as a water amenity for the subdivision.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
3. Planned Unit Development Findings:
In order to grant a planned unit development request, the Council shall make the following
findings:
a. The planned unit development demonstrates exceptional high quality in site design
through the provision of cohesive, continuous, visually related and functionally
linked patterns of development, street and pathway layout, and building design.
The Commission finds that the proposed PUD demonstrates high quality site design
through the use of coving, clustering, varied setbacks, an internal pathway system
connecting to various uses and scenic features proposed within the development, and
numerous amenities. However, the Commission does not believe that this is the
appropriate location for this development. Because the Commission is recommending
denial of the annexation and plat, the PUD should also be denied.
b. The planned unit development preserves the significant natural, scenic and/or
historic features.
The Commission finds the design of the PUD preserves the natural and scenic features of
this site by planning linear open space with landscaping and pathways adjacent to the
Beasley Lateral and Ten Mile Creek for the neighborhood's viewing and recreational
pleasure.
c. The arrangement of uses and/or structures in the development does not cause
damage, hazard, or nuisance to persons or property in the vicinity.
The Commission finds that this development as proposed should not cause damage or
hazard to persons or property in this vicinity. However, because of public testimony at
the hearing, the Commission finds that the proposed development will cause nuisance to
persons in the vicinity. Staff recommends the Commission and Council rely upon
comments from the public to determine this finding.
d. The internal street, bike and pedestrian circulation system is designed for the
efficient and safe flow of vehicles, bicyclists and pedestrians without having a
disruptive influence upon the activities and functions contained within the
development, nor place and undue burden upon existing transportation and other
public services in the surrounding area.
The Commission finds that the proposed pathway system and sidewalks within the
development are designed to provide recreational access to amenities and uses within the
subdivision without conflicting with vehicular traffic.
e. Community facilities, such as a park, recreational, and dedicated open space areas
are functionally related and accessible to all dwelling units via pedestrian and/or
bicycle pathways.
The Commission finds that the proposed future City Park located centrally within the
development, pocket parks, and linear open space would have provided recreational
opportunities that are accessible to all residents via the numerous pathways proposed.
Exhibit D — Page 3