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CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 2/16/2006
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TO:
Planning & Zoning Commission
FROM:
Josh Wilson
Associate City Planner
884-5533
SUBJECT:
Buckeye Place Subdivision
. AZ-06-00 1
Annexation and Zoning of 4.99 acres from R2 (Ada County) to R-4 zone
. PP-06-001
Preliminary Plat of 16 single-family building lots and 1 common lot on 4.99
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, John Fackelman, has applied for Annexation and Zoning (AZ) of 4.99 acres from R2 (Ada
County) to R~4 (Medium Low-Density Residential) and Preliminary Plat approval of 16 single family
residential lots and 1 common lot on 4.99 acres. The site is located east of Black Cat Road and south of
Cherry Lane. This site currently is currently vacant and has not been previously platted.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-06-001 and PP-06-001 for Buckeye Place Subdivision as presented in
the staff report for the hearing date of February 16, 2006 based on the Findings of Fact as listed in Exhibit
D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has
prepared findings consistent with this recommendation.
3. PROPOSED MOTIONS
Recommend Approval (All Applications)
I move to recommend approval to the City Council of File Numbers AZ-06-001 and PP-06-001
as presented in the staff report for the hearing date of February 16, 2006, and the preliminary plat dated
November 30,2005 with the following modifications to the conditions of approval: (add any proposed
modifications).
Recommend Denial (All Applications)
I move to recommend denial to the City Council of File Numbers AZ-06-001 and PP-06-001 as
presented in the staff report for the hearing date of February 16, 2006, and the preliminary plat dated
November 30, 2005 for the following reasons: (you must state specific reasons for denial).
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ-06-00l and PP-06-00l to (date
certain).
4. APPLICATION AND PROPERTY FACTS
East ofN. Black Cat Road and south ofW. Cherry Lane
RECEIVED
..,:.,~¡ q 2006
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CITY OF MERIDIAN
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a. Site Address/Location:
Buckeye Place Subdivision AZ-06-001, PP-O6-001
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY] 6,2006
Section 10, T3N Rl W
b. Owners:
John Fackelman
1291 N. Saw Creek Way
Meridian, ill 83642
c. Applicant:
John Fackelman
1291 N. Saw Creek Way
Meridian, ill 83642
d. Representative: Kevin Harris, Briggs Engineering
e. Present Zoning: R2 (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): November 30,2005
2. Date of Landscape Plan (attached as Exhibit A2): December 21,2005
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of UDC ll-5B-6, a public hearing is required before
the City Council on this matter.
b. Newspaper notifications published on: January 30 and February 13, 2006
c. Radius notices mailed to properties within 300 feet on: January 20, 2006
d. Applicant posted notice on site by: February 6, 2005
6. LAND USE
a. Existing Land Use(s): Vacant agricultural land
b. Description of Character of Surrounding Area: Single family residential
c. Adjacent Land Use and Zoning
1. North: Existing residences in Pintail Pointe Subdivision, zoned RA.
2. East: Existing residences in Rod's Parkside Creek Subdivision, zoned R-4.
3. South: Fuller Park, Ten Mile Creek, and existing residences in Castlebrook
Subdivision, zoned R-4.
4. West: Existing residences in Coral Creek Subdivision, zoned R-4.
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property will sewer to a future sewer trunk to the
south that is being installed as a City of Meridian project. Public Works expects
Buckeye Place Subdivision AZ-06-001, PP-06-00l
PAGE 2
CITY 01~ MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEAIUNG DATE OF FEBRUARY 16,2006
to begin construction by the beginning of March.
Location of water: There is water stubbed in N. Manship Place.
Issues or concerns: There exists the possibility that sewer will not be available
this spring and will have to be delayed until fall of 2006.
2. Vegetation: None.
3. Flood plain: 100 year floodplain on Lot 9, Block 1
4. Canals/Ditches/Irrigation: Ten Mile Creek is located on the south and west
boundaries of the property.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 4.99 acres
f. Subdivision Plat Information
1. Residential Lots: 16
2. Non-residential Lots: 1
3. Total Building Lots: 16
4. Common Lots: 1
5. Other Lots: N/A
6. Total Lots: 17
7. Open Lots: 1
8. Residential Area: 4.99 acres
9. Gross Density: 3.21 units per acre (3.72 net density)
g. Landscaping
1. Width of street buffer(s): None required. Street buffers are not required on any
internal, local streets.
2. Width ofbuffer(s) between land uses:
N/A
3. Percentage of site as open space: .25 acres/5.00%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G.3E2).
h. Proposed and Required Non-Residential Setbacks: per the R~4 zone for detached single family
Front (Living area)
Front (Garage)
Side
Rear
R-4 Standard
15 feet
20 feet
5 feet
Max. Building Height
15 feet
35 feet
Buckeye Place Subdivision AZ-06-001, PP-06-001
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
Min. Lot Size
Min. Street Frontage
8,000 square feet
60 feet
i. Summary of Proposed Streets and/or Access (plivate, public, common drive, etc.): The access
to the development will be from a proposed extension to N. Manship Place. Please see ACI-ID
report for details.
7. COMMENTS MEETING
On January 27, 2006 Plmming Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain from three to eight dwellings per acre
(see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 16 single-family lots
on 4.99 acres for a gross density of 3.21 dwelling units/acre. Staff finds that the following Comprehensive
Plan policies apply to this application:
.
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
The suNect lands currently lie within the jurisdiction of the Ada County Sheriff's Qffice.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
Buckeye Place Subdivision AZ-06-00I, PP-06-001
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Stall believes that the subject applications comply with the policies listed in the literature noted
above.
.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood cOlmectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to the adjacent public park.
.
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. Stafj.fìnds that the existing residential properties to
the south, north, east and west are compatible with the proposed development
.
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 subject application includes a request for the R-4 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-2A-2lists single-family developments as a
Permitted Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single-family development and a good infill
project. Please see Exhibit D for detailed analysis off acts and findings.
The annexation legal description submitted with the application (prepared on November 30, 2005
by Wayne Barber, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
Buckeye Place Subdivision AZ-06-001, PP-06-001
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DA TE OF FEBRUARY] 6,2006
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
1. Multi-use Pathway Connection: The applicant has proposed to continue the pedestrian
pathway on Lot 11, Block 1 to COlmect to the public multi-use pathway located along
Ten Mile Creek. A requirement to construct this pathway shall be included in the
Development Agreement.
2. Lot 9, Block 1: Lot 9, Block 1 is a common open space lot which is to be donated to
the Meridian Parks Department. Although this lot is only 2250:1: square feet, it will
facilitate the efficient routing of the multi-use pathway located along Ten Mile Creek.
The applicant's offer to donate this parcel to the Meridian Parks Department shall be
included in the Development Agreement.
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this
process within I 8 months of City Council apProval of the annexation request. The DA shall
incorporate the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
. Prior to issuance of any building pennit, the subject property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
. Lot 9, Block 1 shall be donated to the Meridian Parks Department.
. The applicant shall construct the off-site connection to the multi-use path along Ten Mile
Creek prior to issuance of any Certificate of Occupancy for the subdivision.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Landscaped Open Space: The applicant is proposing to set aside .25 acres (5.00% of the
property) for open space in a lot, which contains a storm water retention area and a
Buckeye Place Subdivision AZ-06-00] , PP-06-00 I
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
pedestrian connection to Fuller Park to the south and staff is supP011ive of the design.
There is no minimum landscaped open space required by ordinance, because the property
in less than five acres in size.
2. No Parkin~: No on~street parking shall be allowed along Lots 1 and 18, Block 1,
adjacent to the landscape island. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
3. Cul-de-Sac Variance: Due the shape of the parcel and the inability to cOill1ect to any stub
streets due to the pattern of existing development surrounding the property, N. Manship
Place exceeds the maximwn cul-de-sac length allowed by the Unified Development
Code. The applicant has submitted a variance application that will be considered by City
Council. Due to the fact that the adjoining properties have all developed without
additional stub streets, staff supports the variance request.
4. Minimum House Size: The RA zone has a minimum house of 1,400 square feet and all
homes within the proposed subdivision shall meet this requirement.
5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year~round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
6. Fencing;: The applicant has not submitted a detailed fencing plan (on the landscape plan
dated December 21, 2005) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building permits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with UDC ll-3A-7.
7. Common Areas: Maintenance of all common areas shall be the responsibility of the
Buckeye Place Home Owners' Association.
8. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation; Staff recommends approval of AZ-06-001 and PP-06-001 for
Buckeye Place Subdivision as presented in the staff report for the hearing date of February 16,
2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval
as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: November 30, 2005)
Buckeye Place Subdivision AZ-06-00l, PP~06-00 I
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006
2. Landscape Plan (dated: December 21, 2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Depm1ment
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Buckeye Place Subdivision AZ-06-00 I, PP-06-00l
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
A. Drawings
1. Preliminary Plat (dated: November 30, 2005)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
2. Landscape Plan (dated: December 21,2005)
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Exhibit A
1.2
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1.2.2
1.2.3
1.2.4
1.2.5
Exhibit B
CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
ANNEXA nON COMMENTS
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this
process within 18 months of City Council approval of the annexation request. The DA shall
incorporate the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic pUrposes such as landscape
irrigation.
. Prior to issuance of any building permit, the subject property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
. Lot 9, Block 1 shall be donated to the Meridian Parks Department.
. The applicant shall construct the off-site connection to the multi-use path along Ten Mile
Creek prior to issuance of any Certificate of Occupancy for the subdivision.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet PRE, prepared by Briggs Engineering, dated November 30,
2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-06-00l) shall also be considered conditions of the
Preliminary Plat (PP-06,001).
No on-street parking shall be allowed along Lots 1 and 18, Block 1, adjacent to the landscape
island. The street shall be signed as "No Parking" per the Meridian Fire Department's comments.
All homes within the subdivision shall contain at least 1 ,400 square feet of living area.
Maintenance of all common areas shall be the responsibility of the Buckeye Place Subdivision
Homeowners' Association.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11- 3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
1.2.6
Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
1.3
1.3. ]
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 1] -3A-17.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC Il~3Ah15 and MCC 9-1-28.
1.3.2
1.3.3
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A- 7.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B- 7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
Exhibit B
Sanitary sewer service to this development is being proposed via extension of mains planned to
be installed starting early March of2006 as a City of Meridian project. Site constraints associated
with the planned pathway of the sewer trunk may cause it to be delayed till late 2006. The City of
Meridian does not guarantee sewerabiltiy in the timelines spelled out in the UDC.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub~grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.11
2.12
2.13
2.14
2.15
2.16
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
2.3
Water service to this site is being proposed via extension of mains in N. Manship Place. The
applicant shall be responsible to install all water mains necessary to serve this development,
coordinate main size and routing with Public Works.
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). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard fomls. Submit an
executed easement (supplied by Public Works), a legal description, which must include the area
of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.4
2.5
The applicant has indicated Nampa and Metidian Irrigation Disttict will own and operate the
pressure irrigation system in this proposed development. A letter of plan approval shall be
required prior to scheduling of a pre-construction meeting.
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 or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the conunon areas prior to
signature on the final plat by the City Engineer.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Prior to signature on the final plat, the applicant shall submit from a professional engineer or
professional licensed surveyor a stamped signed letter stating that no lots are encumbered by the
flood plain associated with the Ten Mile Creek.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway Disttict and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certifìcates of occupancy.
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
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
2.6
2.7
2.8
2.9
2.10
CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
2.17
2.18
2.19
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confom1ance with MCC 11-12-3H.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certifY that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.20
2.21
One hundred watt, high-pressure sodium streetlights shaH be required at locations designated by
the Public Works Department. All streetlights shaH be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit ITom the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance of the water supply for rITe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants sl1all 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.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shaH be required to have an approved turn around.
5. All entrance and intemal roads and alleys shall have a tuming radius of28' inside and 48' outside
radius.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
7. Operational rITe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
9. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a rITe 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
Exhibit B
4.
5.
6.
Exhibit B
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF FEBRUARY ]6, 2006
with an approved automatic sprinkler system Îllstalled 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).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility ITom the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
A.
1.
2.
Site Spec(fìc Conditions qf Approval
Extend Manship Drive in to the site from the north property line, as proposed.
Construct the internal streets as one half of a 36-foot street section with rolled curb, gutter and an
attached concrete sidewalk within 50-feet of right~of-way, as proposed.
Terminate Manship Place with a cul-de-sac turnaround without a center island, as proposed.
Construct the turnaround to provide a minimum turning radius of 45-feet.
3.
4.
Construct a center island with the right-of-way of Manship Place where the new roadway will
connect into the existing roadway, as proposed. Construct the island to be a minimum of 100-
square feet and to maintain a minimum ofa 21-foot street section on either side ofthe island.
Any proposed landscape islands/medians within the public right-of~way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this will be required on
the final plat.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
5.
B.
1.
2.
3.
13.
Exhibit B
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006
7.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for stafI approval, prior to issuance of building pem1it
(or other required permits), which incorporates any required design changes.
Construction, use and property development shaIl be in conformance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or fiIled) are compromised during
any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use ofthe property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8.
9.
10.
11.
12.
CITY OF MERIDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
C. Legal Description
DESCRIPTION FOR PROPOSED
BUCKEYE PLACE SUBDIVISION
November 30 2005
A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST 1/4 OF
SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN.
MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 10 TOWNSHIP
3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY,
IDAHO; THENCE S 89°40'23" E 1322.58 FEET ALONG THE NORTH SECTION
LINE TO THE NORTH 1/16 CORNER, THENCE CONTINUING S 89°40'23" E
1.11 FEET TO A POINT; THENCE S 00°01'16" W 44.93 FEET TO THE
NORTHWEST CORNER OF PINTAIL POINTE SUBDIVISION AND THE
NORTHEAST CORNER OF BLACKSTONE SUBDIVISION; THENCE ALONG
THE COMMON BOUNDARIES OF SAID SUBDIVISIONS S 00"01'16" W 621.09
FEET TO THE SOUTHWEST CORNER OF SAID PINTAIL POINTE
SUBDIVISION: THE REAL POINT OF BEGINNING OF THIS SUBDIVISION.
THENCE ALONG THE SOUTH BOUNDARY OF PINTAIL POINTE
SUBDIVISION S 89"40'23" E 332.75 FEET TO A POINT;
THENCE S 00°39'41" W 8.00 FEET TO THE NORTHWEST CORNER OF
ROD'S PARKS/DE CREEK SUBDIVISION;
THENCE ALONG WEST BOUNDARY OF SAID ROD'S PARKSIDE CREEK
SUBDIVISION S 00°14'12" W 649.70 FEET TO THE SOUTHWEST CORNER
OF SAID SUBDIVISION;
THENCE N 89°27'46" W 330.23 FEET TO A POINT;
THENCE N 00°01'18" E 656.50 FEET ALONG A PORTION OF SAID
BLACKSTONE SUBDIVISION TO THE REAL POINT OF BEGINNING OF THIS
SUBDIVISION;
SAID SUBDIVISION CONTAINS 4.99 ACRES. MORE OR LESS
WAYNE K. BARBER,
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 16, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family detached residential uses are allowed within the requested
zoning district of R-4 as a Principally Permitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
2.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
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,
Staff 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.
4.
5.
The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning: of this property to R -4 would be in the best interest of the CitY.
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:
1.
Exhibit D
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
CITY OF MERiDIAN PLANN1NG DEPAKIMENT S'rAFF REPORT FOR THE HEARiNG DATE OF FEBRUARY 16, 2006
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Conunission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
5.
Staff is unaware of any natural, scenic or historic features on tIlls site. Therefore, staff
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. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D