HomeMy WebLinkAboutReflection Ridge Sub AZ
AZ 05-045
MERIDIAN PLANNING & ZONING MEETING
APPLICANT M & H Development, LLC
January 5, 2006
ITEM NO.
4
REQUEST Continued Public Hearing from November 17,2005: Annexation and Zoning
of 91.085 acres from RUT to R-4 zone for Reflection Ridge Subdivision -
4275 South Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous item packet / attached minutes
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY ATIORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
INTERMOUNTAIN GAS:
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MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
Staff Initials:
Materials presented at public meetings shalllJ.:come property of the City of Meridian.
CITY OF MeRIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE err. A DJ1\)('. rUTr. (\I" H"'AÐV < OM'
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Planning & Zoning Commission
Hearing Date: 1/5/2006
TO
FROM:
Planning & Zoning Commission
Craig Hood, Current Planning Manager
Meridian Planning Department
884-5533
SUBJECT
Reflection Ridge Subdivision
AZ-05-045
Annexation and Zoning of 91.1 acres from RUT to R-4 (Low Density
Residential). ..
PP-05-048
Preliminary Plat request for 255 building lots and 29 common/other lots.
CUP-05-046
Conditional Use Permit for a Planned Development consisting of255 single-
family home sites with a request to reduce the standard lot size, lot frontage,
building setback and maximum block length in the proposed R-4 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants, M & H Development, LLC and ADW, LLC, have applied for Annexation and Zoning
(AZ), Preliminary Plat (PP), and Conditional Use Permit for a Planned Development (CUP/PD)
consisting of 255 building lots and 29 common/other lots on 91.1 acres. The site is located on the west
side of Locust Grove Road, approximately \4 of a mile north of Amity Road. This site is currently rural
residential and is currently improved with three single-family residential buildings and several accessory
buildings. The site has not been previously platted. The subject property is within the Urban Service
Planning Area.
2. SUMMARY RECOMMENDA nON
The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning, Preliminary Plat, and Conditional Use Permit
applications. Since the last time this item was on the Commission's agenda, staff has received comments
from the Ada County Highwav District (ACHD). The aoolicant has revised the submitted drawings to
reflect the requested changes from ACHD and CitY staff The biggest changes are the addition of several
traffic calming measures. and the termination of Radiant Ridge Drive in a cul-de-sac so it no longer
exceeds the maximum block length. The recommendation and conditions of aoDfoval listed within the
subject staffreoort are based on the revised drawings for Reflection Ridge.
NOTE: These applications were originally submitted prior to the City adopting the Unified
Development Code (UDC). This project is being reviewed under the previous development provisions
of Titles II and 12 of Meridian City Code (MCC).
3. PROPOSED MOTION
Recommend Approval (All applications)
I move to recommend approval to the City Council of File Numbers AZ-05-045, PP-O5-048 and
CUP-05-046 as presented in staff report for the hearing date of January 5, 2006 and the Revised
Reflection Ridge Subdivision - AZ-OS-O4S, PP-OS-O48, CUP-OS-O46
PAGE 1
RECEIVED
DEC 2 9 2005
ÇlTY OF MERIDIAN
CITY CLERK OFFICE
CITY OF MERJDIAN PLANNING DEPARTMIòNT STAFF IŒPORT FOR THE HEARING DATE OF JANUARY 5. 2006
Preliminary Plat dated September 12,2005, the site plan dated Januarv 5. 2004 with the following
modifications to the conditions of approval: (add any proposed moditìcations)
Recommend Denial (Annexation and CUP)
I move to recommend denial to the City Council of File Numbers AZ-05-045 and CUP-05-046
for the foJlowing reasons: (you should state specific reasons for denial of the annexation; you
must state specific reason(s) for denial of the CUP.)
Deny (Plat)
I move to deny PP-05-048 for the fol1owing reasons: (you must state specific reason(s) for
denial.)
Continuance
I move to continue File Numbers AZ-O5-045, PP-O5-048 and CUP-O5-046 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 Addrcss/Location:
4275 S. Locust Grove Road / west of Locust Grovc Road, approximately Yo, of a mile
north of Amity Road, within 3NIE30.
b. Owncrs:
A & B Rumple Family Trust
3777 Sugar Creek Drive
Meridian, Idaho 83642
&
ADW, LLC
4794 W. Cree Way
Boise, Idaho 83709
&
Thomas & Diane McCrorey
850 E. Rumple Lane
Meridian, Idaho 83642
&
Marlene Wiley
1515 Sherman Street
Boise, Idaho 83702
c. Applicants:
M & H Development, LLC
82 E. State Street, Ste. B
Eagle, Idaho 83616
Reflection Ridge Subdivision - AZ.05-045, PP-05-048, CUP-05-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5. 2006
&
ADW, LLC
4794 W. Cree Way
Boise, Idaho 83709
d. Representative: David Koga, The Land Group
e. Present Zoning: RUT (Ada County)
f Present Comprehensive Plan Designation: Forty acres of the site are designated for
Medium Density Residential use on the Comprehensive Plan Future Land Use Map, and 50
acres of the site are designated for Low Density Residential use on the Map. A multi-use
pathway is also shown adjacent to the Ridenbaugh Canal on the Map.
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 91.1 acres to R-4, Preliminary Plat approval of255
buildable lots, and Conditional Use Permit approval for a planned development with
reductions to the minimum lot size, minimum lot street frontage and maximum block length.
The applicant is proposing a mix of single-family, alley loaded lots (18 lots) and detached
single-family lots (237 lots). One-hundred-fifty-two of the lots are 8,000 square-feet or greater
in size, and 103 of the lots are below 8,000 square feet. The average lot size in the proposed
development is 8,785 square feet. A gross density of2.8 dwelling units per acre is proposed.
Usable open space in excess of 17 percent of the site, a swimming pool, a clubhouse with
changing rooms and restrooms, a half basketball court, a sand volleyball court, two tot lots,
gazebos, picnic tables, benches, ornamental entrance street lights, micropaths, a regional
pathway along the Ridenbaugh Canal, and a landscaped entrance boulevard corridor with
street trees are some of the amenities proposed by the applicant.
1. Date of preliminary plat (attached as Exhibit AI): 09/12/05
2. Date of CUP site plan (attached as Exhibit A2): .O I /05106,.
3. Date oflandscape plan (attached as Exhibit A3): 08/15105
h. Applicant's Statement/Justification (please see applicant's submittal material): The
proposed low density, R-4 zoning is compatible and harmonious with the surrounding area and
complies with the Comprehensive Plan. Medium density residential development exists andlor
is planned to the north, the east across S. Locust Grove Road and a portion of the south-west
property line. The City's Comprehensive Plan Future Land Use designates the land to the west
as Regional Mixed Use. This development will serve to tie those areas together and transition
from different intensity uses through its use as a high quality traditional neighborhood with
low density.
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 16, a public hearing is
required before the City Council on this matter.
b. The subject application win in fact constitute a preliminary plat as detenTlined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a planned development as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 6, a public
hearing is required before the City Council on this matter.
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY S, 2006
d. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title II Chapter 17, a
public hearing is required before the City Council on this matter.
e. Newspaper notifications published on: October 3rd and October 17th, 2005
f. Radius notices mailed to properties within 300 feet on: September 23'd, 2005
g. Applicant posted notice on site by: October 10'\ 2005
6. LAND USE
a. Existing Land Use(s): Rural residential
b. Description of Character of Surrounding Area: Rural residential, transitioning to urban
residential with the recent approvals of Bellingham Park Subdivision, Sicily Subdivision,
Roseleaf Subdivision, Chatsworth Subdivision, and the Tuscany Subdivisions.
c. Adjacent Land Use and Zoning:
1. North: Rural Residential, zoned RUT (Ada County); Approved Sicily Subdivision,
zoned R-S
2. East:
Rural Residential, zoned RUT (Ada County); Approved Bellingham Park
Subdivision, zoned R-S
Rural Residential, East Slope Subdivision, zoned RUT (Ada County)
Gravel Pit and Indoor Storage Facility, zoned RUT (Ada County)
3. South:
4. West:
d. History of Previous Actions: N/ A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is located in Locust Grove approximately 1200 feet
to the north of this project. However, already approved projects will be bringing
it nearer to the site.
Location of water: Water is located in Locust Grove approximately 1200 feet
to the north of this project. However, already approved projects will be bringing
it nearer to the site.
Issues or concerns: The topographic nature of this site leads to a couple of
concerns for the Public Works Department. The.fìrst being that it leads to the
necessity of a new pressure zone for the City of Meridian. Secondly, that lot
drainage becomes a concern.
2. Vegetation: There are some existing trees on this site that should either be preserved
or mitigated for. The rest of the site is primarily used for agricultural pUiposes.
3. Flood plain: N/A
4. Canals/Ditches Irrigation: The Ridenbaugh Canal traverses along the north
boundary of the subject property. There are a couple of other ditches and/or drains that
abut this site. Except for the Ridenbaugh Canal, the applicant is proposing to cover all
ditches and laterals that cross, intersect, or are adjacent to the site. Please see the
Analysis section and Exhibit B below for requirements related to the irrigation ditches,
laterals and canals on this site.
Reflection Ridge Subdivision - AZ-O5-045, PP-O5.048, CUP-O5-046
PAGE 4
5. Hazards: The Ridenbaugh Canal runs along the north side of this site. The
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY S, 2006
Ridenbaugh Canal is deep and wide and could be hazardous to children.
6. Proposed Zoning: R-4
7. Size of Property: 91 acres
8. Description of Use: Single-Family
f. Subdivision Plat Information:
I. Residential Lots:
255
2. Non-residential Lots:
3. Total Building Lots:
0
255
4, Common Lots: 27
5. Other Lots: 2 (private strcet lots)
6. Total Lots: 284
7. Residential Area:
8. Gross Density:
g. Landscaping:
91 acres
2.8 units per acre
1. Width of street buffer(s): Per MCC 12-13-10-4 a 20-foot wide street buffer is
required along Locust Grove Road, a collector roadway. The landscape plan, site plan
and preliminary plat all depict a 25-foot wide street buffer adjacent to Locust Grove
Road. No other street buffers are required by ordinance.
2, Width ofbuffer(s) between land uses: No land use buffers apply to the proposed
development.
3. Percentage of site as open space: Exclusive of the landscape buffer, the applicant
is proposing to set aside 16 acres (17%) ofthe site for common open space.
4. Other landscaping standards: The landscape buffer along Locust Grove Road
should be constructed in accordance with MCC 12-13-10. Common open space lots
should include at least one deciduous shade tree per 8,000 square feet (MCC 12-13-
16-5).
h. Conditional Use Information:
I. Non-residential square footage: None
2, Proposed building height: The R-4 zone allows a 35-foot tall building.
3. Percentageofsitedevotedtobuildingcovemge: N/A
4. Percentage of site devoted to landscaping: 17.7 % (16.1 acres)
5. Percentage of site devoted to paving: Approximately 23 acres of the site will be
improved as public roadways and private alleyways (private streets).
6. Percentage of site devoted to other uses: N/ A
7. Number of Residential units: 255
i. Amenities: Usable open space in excess of 17 percent ofthe site, a swimming pool, a
clubhouse with changing rooms and restrooms, a half basketball court, a sand volleyball court,
two tot lots, gazebos, picnic tables, benches, ornamental entrance street lights, micropaths, a
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
PAGE 5
CITY OF MERlDIAN PLANNING DEPARTMENT SlAFF REPORT FOR TIlE HEARING DATE OF JANUARY 5, 2006
regional pathway along the Ridenbaugh Canal, and a landscaped entrance boulevard corridor
with street trees are some of the amenities proposed by the applicant.
j. Proposed and Required Residential Standards:
R-4 Setbacks (in feet)
Proposed Required
Front LiYing Area 10 (for alley-loaded lots) 15
15 otherwise 15
Side Accessed Garage (to street) 15 15
Front Accessed Garage 20 20
Street side 20 20
Sidc 5 5
Rear 15 15
Frontage 47 80
Lot Size 6,250 8,000
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
applicant is proposing one public street access to Loçust Grovc Road. The applicant is
proposing two stub streets to the large parcel to the northwest (Caven), one stub street to the
25 acre parcel to the southwest, one stub to the 121 acre parcel to the south, one stub street to
the 23 acre parcel to the northeast (across the Ridenbaugh), and as staff requested, one stub
street to the 5 acre parcel to the southeast.
The City did not require a stub street to the subject site from Sicily Subdivision to the north,
and the applicant is requesting to exceed the maximum block length because there is no outlet
for the northern most street (Luminous Way). Except for at the entrance, which contains a
planter, a1l internal streets are proposed 36-feet wide (measured back of curb to back of curb)
and have detached 5-foot wide sidewalks. All streets will be public and will be constructed,
along with curb, gutter and sidewalks, to the Ada County Highway District's standards. Staff
supports the proposed stub streets. Staff is supportive of the proposed street system.
The applicant will also be constructing two 24-foot wide alleys in Block 4. Homes adjacent to
these a1leys wi1l take access to the garage via the a1ley. Some of the alley-loaded lots do not
have frontage on a public street. Therefore, the alleys will need street signs and addresses for
those homes without street frontage wi1l be provided from the alley. For this reason, staff
recommends that the proposed alleys be constructed as private streets (except for the
sidewalks) as set forth in the DDC 11-3F-4 and have turning radii at the public street of28-
feet (inside) and 48-feet (outside.)
There is an existing private lane, Rumple Lane, that runs from Meridian Road to the northwest
comer of the site. Rumple Lane intersects Meridian Road at the Y, mile. The applicant is
proposing a public stub street, Reflection Ridge Place, in the genera1ly Yicinity of Rumple
Lane. It is anticipated that Reflection Ridge Place will be extended to the west to connect with
Meridian Road when the property to the northwest 'Caven) re-develops. To ensure that
Rumple Lane does not exist in perpetuity, but is instead developed as part of a public road, the
applicant should be required to vacate any interest in Rumple Lane. See Analysis below.
The ACHD is reQuiring traffic calming devices at the intersection of Reflection Ridge Drive
and West Wrightwood Drive as well as at Reflection Ridge Drive and Northern Lights
Reflection Ridge Subdivision .- AZ-05-045, PP-O5-048, CUP-O5-046
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CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR TilE HEARING DATE 01' JANUARY 5, 2006
A venue. The ACHD is also restricting drivewav locations near the roundabouts. Bulb-outs. for
traftìc calming.are also being required at the Luminous Way and Reflection Ridæ Drive
intersection. at the Luminous Wav and Shimmerim! Street intersection. and at the Twilight
Ridge and Memorv Ridæ Wav intersection. Left and ri~ht hand turn lanes are being required
along Locust Grove Road. Widening of Locust Grove Road abutting the site; and construction
of sidewalk along Locust Grove Road are also conditions of ACHD. For a detailed report on
the public streets and access points to public streets, please see the ACHD report, the Analysis
section ofthis report, and Exhibit B.
7. COMMENTS MEETING
On September 30, 2005 Planning staff held an agency comments meeting. The agencies and
departments present included: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has ineluded all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Approximately 40 of the 91 acres are designated "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map. Medium Density Residential areas are anticipated to
contain between three and eight dwelling units per acre. The remaining 50 acres adjacent to
Locust Grove Road are designated "Low Density Residential" on the Comprehensive Plan Future
Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per
acre. The applicant has submitted individual calculations for the low density and medium density
areas. The 50.5 acres designated for low density residential contains 143 dwelling units for a
gross density of 2.8 dwelling units/acre. The 40 acres designated for medium density residential
contains 112 dwelling units for a gross density of 2.8 dwelling units/acre. Staff finds that the
overall density is within the range for a low to medium density project.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff anal ysis in italics below policy):
.
Require that development projects have planned for the proyision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
.
.
.
.
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-O5-046
PAGE 7
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CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported. services will be provided by the Meridian Building Department.
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter V 11, Goal IV, Obj ective C, Action I)
The applicant is proposing a residential development. Staff finds that the existing residential
properties to the north, south and east are compatible with the proposed development. The
Parks Department has looked at redevelopment of the 25:j1cre minh/,? pit 10 the west and
south for a City Park. The main concerns of the Parks Department with this area being used
for a park are the lack of access to the area because there are steep slopes, and the lack of
visibility into the site. The Parks Department believes they can work around these constraints
and use a large portion of the 25:j1cre prea for a park in this section. The property that
currently has storage facilities (northeast corner of Amity Road and Meridian Road) is
designated for Mixed Uve - Regional on the Future Land Use Map. Staff anticipates the
existing mining pit and the storage areas to the west and south will redevelop in the near
future.
.
Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities. (Chapter VII, Goal IV,
Objective C, Action 10)
.
The subject applications include a request for the R-4 zone and propose only single-family
detached units. The applicant is offering a mix of lot sizes and house styles. Some alley-
loaded units as well as front-loaded garage units are proposed. Although the requested zone
does not provide much variety, the proposed Craftsman and Classic house styles do
contribute to the variety o.lhouse styles in the area.
Offer a diversity of housing types for a greater range of choice. Encourage quality housing
project for all economic levels in a variety of areas. (Chapter VII Goal V Objective A)
See bullet above. Staff finds that the housing types proposed are appropriate for a residential
development in this location.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traftìc flow. (Chapter VI, Goal II, Objective A, Action 6)
.
The applicant is proposing to provide stub streets to the unplatted parcels to the northwest
(2), south (2), southeast (1) and northeast (1), Staffis supportive of the proposed stub streets-
See Exhibit B below.
Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
See bullet above.
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
.
Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to proYide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities. (Chapter VII, Goal I, Objective D, Action 8)
The applicant is providing a landscape buffer adjacent to the existing 1 and 5 acre parcels to
the south. The applicant has proposed a development in which the single-family lots in the
development are adjacent to other single7family lots. Staff recognizes that there are some
existing low density residential land uses to the south and supports the proposed landscaping
and lots adjacent to the existing residences.
Permit new residential, commercial, or industrial developments only where urban services
can be reasonably provided at the time of final approval and development is contiguous to the
City. (Chapter IV Goal II, Objective A)
All urban services can be made available to this site.
.
.
Require new residential development to provide permanent perimeter fencing to contain
construction debris on site and prevent windblown debris from entering adjacent agricultural
and other properties. (Chapter VII, Goal I, Objectiye D, Action 9)
The applicant is not proposing to fence the entire perimeter of the site. if permanentfencing
is not constnlcted prior to issuance of building permits, temporary constntction fencing
should be installed. See Analysis below for comments regarding the proposed fencing types-
.
Restrict curb cuts and access points on collectors and arterial streets. (Chapter VII, Goal IV,
Objective D, Action 2)
Except for Wrightwood Drive, access to Locust Grove Road should be prohibited.
Staffjìnds that the proposed R-4 zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 1] -2-1 lists single.family dwellings as
permitted uses in the R-4 zoning district.
b. Purpose Statement of Zone:
R-4 Low Density Residential District: Only single-family dwellings, public schools, and
public and private parks shall be permitted and no conditional uses shall be permitted except
for planned developments. The purpose of the R-4 district is to permit the establishment of
low density single-family dwellings, and to delineate those areas where predominantly
residential development has, or is likely to occur in accord with the comprehensive plan ofthe
city, and to protect the integrity of residential areas by prohibiting the intrusion of
incompatible nonresidential uses. The R-4 district allows for a maximum offour (4) dwelling
units per acre and requires connection to the municipal water and sewer systems of the city of
Meridian.
c. General Standards: As part of the PD, the applicant is requesting modifications to the
standard lot size, and street frontage requirements ofthe R-4 zone. The applicant is also
requesting a modification to exceed the maximum block length of 1,000 feet. Other than these
requested dimensional standard modifications, the proposed development substantially
complies with all of the general standards ofthe Meridian Zoning Ordinance.
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
I. AZ Application: 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 subdivision. Please see Exhibit D for detailed analysis of the required facts
and findings.
The annexation legal description submitted with the application (stamped on August
15, 2005 by Timothy J. Fox, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
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.
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.
Special Considerations:
Develooment Agreement: MCC 11-16-4 provides the Planning & Zoning
Commission and City Council the authority to require a property owner to enter
into a Development Agreement with the City of Meridian that may require some
written commitment for all future uses. Staff believes that a Develooment
Agreement is necessarv to ensure that this orooertv is develoued in a fashion that
is consistent with the comnrehensive ulan designation and does not negativelv
imoact nearbv orouerties. Staff believes that the Development Agreement should
inelude the following provisions:
Phasing Plan: The applicant anticipates constructing the subdivision in four
phases. The phasing plan begins along Locust Grove Road and then north, south
and finally west. Construction is anticipated to reflect market demand and
construction needs. Staff believes that some of the amenities proposed with the
developlnent should be constructed prior to the development build out.
Therefore, staff recommends that prior to the City Council's approval ofthe 200t\¡
residential lot, the park area on Lot I, Block 11, shall be constructed.
Construction of the park shall include the proposed swimming pool and
restrooms, the parking lot, and the tot lot.
Rumole Lane: In order to facilitate a future public street extension to this
property from Meridian Road, staff recommends that the applicant quit using
Rumple Lane as access to the public roadway system (Rumple may be used as an
emergency access if approved by the Fire Department.) Any interest that the
subject properties have in Rumple Lane should be surrendered upon annexation.
Reflection Ridge Subdivision - AZ-OS.O4S, PP-O5-048, CUP-OS-O46
PAGE 10
CITY Of MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 5, 2006
Access to Arterials:
Except for one public street access to Locust Groye Road, all other vehicular
access to Locust Grove Road should be prohibited for this site
Multi-use Pathwav: On the Comprehensive Plan Future Land Use Map, a multi-
use pathway is depicted on this property. Thc applicant is proposing to construct
the multi-use pathway on the south side of the Ridenbaugh Canal to the
northwest property line. Staff is generally supportive of the location of the
pathway. However, a portion of the pathway lies outside of the boundary of the
area being annexed and subdivided. ll1erefore, in case the applicant is unable to
come to an agreement with the owner where the pathway is proposed, staff
recommends that a development agreement provision be that the applicant agrees
to construct a multi-use pathway through this site from Locust Grove Road to the
northwest property line.
.
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 Narv, at 888-4433 to initiate this process within 18
months of Citv Council approval of the annt;xation request, The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
That the applicant will be responsible for all costs associated with the
sewer and water service extension.
That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
That any new structure(s) shall be generally compatible in appearance
and bulk with the submitted pictures/elevations.
That prior to the City Council's approval of the 200th residential lot, the
park area on Lot 1, Block 11, shall be constructed. Construction of the
park shall include the proposed swimming pool and restrooms, the
parking lot, and the tot lot.
That, except for emergency access as required by the Fire Department,
the applicant agrees to relinquish any interest this property may have in
Rumple Lane.
That one public street access will be allowed to Locust Grove Road;
direct lot access to Locust Grove Road shall be prohibited.
That the applicant agrees to construct a multi-use pathway through this
.
.
.
.
.
.
.
.
Reflection Ridge Subdivision - AZ-O5-045, PP-D5-048, CUP-O5-046
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
site from Locust Grove Road to the nOlihwest comer of the property.
2. PP Application:
Zoning Ordinance.
The proposed preliminary plat substantially complies with the
Special Considerations:
Detached Sidewalks: The applicant is proposing to construct 5-foot wide
detached sidewalks on the internal streets. The sidewalks are detached from the
curb with an 8-foot wide landscape strip. In accordance with the recently passed
ACHD planter width standards, the width of the planter strip should be
constructed as proposed and include Class II trees. See Exhibit B below.
Ditches. Laterals. and Canals: The Ridenbaugh Canal runs along the site's
northern boundary. The Farr Lateral runs along the site's south boundary. There
are other irrigation/drainage laterals that bisect this parcel. The City has
historically not required the Ridenbaugh Canal to be piped (it would take a large
diameter pipe.) Per MCC 12-4-13. all irrigation ditches, laterals or canals,
exclusiye of natural waterways, intersecting, crossing or lying adjacent and
contiguous to the area being subdivided should be tiled. Staff recommends that
exclusive of the Ridenbaugh Canal, all irrigation ditches, laterals and canals be
tiled. See Exhibit B below.
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 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 MCC
12-13-8 and MCC 9-1-28. See Site Exhibit B below.
Fencin¡>:: The applicant is proposing to construct three types of fencing within the
development: 5-foot tall tan vinyl fence, 4-foot tall tan vinyl fence, and a 4-foot
tall black wrought iron fence. The applicant is not proposing to construct
permanent fencing around the entire perimeter of the site. Perimeter fencing is
proposed around the perimeter, except for adjacent to Parcel No. SI130212407
(northwest.) Due to safety concerns, staff recommends that fencing adjacent to:
Lots 23, Block 14; Lot 1, Block 11; Lot 8, Block 14; Lot 1, Block 18; Lot 13,
Block 8; and aU fencing adjacent to rnicropaths be restricted to either a 4-foot tall
solid fence or a 6-foot tall open-vision fence. Further, an open-vision fence (or a
4-foot tall closed fence) should be required along the north side of the buildable
lots that are adjacent to the multi-use pathway near the Ridenbaugh Canal. A
detailed fencing plan should be submitted upon application of the final plat
(MCC 12-4-IO.F.3). If permanent fencing is not provided prior to issuance of
building permits, temporary construction fencing to contain debris must be
installed around the perimeter. All fencing should be installed in accordance with
City Code. See Exhibit B below.
Reflection Ridge Subdivision ,- AZ-05-045, PP-O5-048, CUP-O5-046
PAGE 12
CITY OF MERlDlAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JANUARY 5.2006
Existing Residences/Buildings: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings shall
be removed or relocated prior to signature of the final plat by the City Engineer.
See Exhibit B below.
Multi-use Pathway: The applicant is proposing to construct the multi-use
pathway that is depicted on the Future Land Use Map along the south side of the
Ridenbaugh Canal. The applicant is proposing to construct the pathway 10-feet
wide along the entire length of the property. Staff is supportive of the proposal to
construct the multi-use pathway as depicted. However, staff has concerns with
fencing and landscaping adjacent to the pathway. City Code 12-13-12-9 requires
a 5-foot wide landscape buffer along the pathway. TIle submitted landscape plan
depicts a fence directly adjacent to the south side of the pathway; no landscaping
is proposed. Staff recommends that the applicant be required to construct as-foot
wide landscape buffer along the south side of the multi-use pathway and fencing
on the south side of the landscaping (north side of the buildable lots-) See
Fencing above and Exhibit B below.
Micropaths: The applicant is proposing to construct several micropaths with this
plat. Staff is generally supportive of the pedestrian connections between the
different subdivision blocks. All micropaths shall be constructed at least 5 feet
wide, with 5 feet oflandscaping on each side of the path (MCC 12-13-15-3). See
Exhibit B below.
Common Areas: Maintenance of all common areas shall be the responsibility of
the Reflection Ridge Home Owners' Association.
3. CUP Application: The submitted CUP substantially complies with the Zoning
Ordinance. Staff is generally supportive of the proposed CUPIPD application, as it
generally conforms to Titles II and 12, Meridian City Code.
Special Considerations:
Requested Modifications: The applicant is requesting reductions to the standard
lot size, front building setback and street frontage requirements of the R-4 zone.
The applicant is also requesting to exceed the maximum block length of 1,000
feet in 2 blocks (Block 8, and Block 18). Due to existing topography to the south,
staff is supportive of the proposed block length in Block 18. Due to the lack of a
stub street being provided to this site from the north in Sicily Subdivision, staff is
supportive of the proposed block length modification in Block 8. See Exhibit B.
Reflection Ridge Subdivision - AZ-O5-04S. PP-OS-O48, CUP-OS-O46
PAGE 13
One-hundred-three ofthe proposed 255 lots (40%) are below the 8,000 square-
foot minimum lot size ofthe R-4 zone. One-hundred-fifty-two (60%) of the
proposed lots are at or exceed the minimum lot size ofthe R-4 zone. Nineteen of
the alley-loaded lots in Block 4 are requested to haYe a 1 O-foot front setback to
the liyeable area (15 feet required by ordinance). Ninety-six ofthe 255 proposed
buildable lots (38%) do not meet the minimum street frontage requirement of the
R-4 zone (80-feet). Staff is supportive of the reQuested modifications as thev
allow for diversitv in lot and block size. See Exhibit B below.
Amenities: The applicant proposes usable open space in excess of 17 percent of
the site, a swimming pool, a clubhouse with changing rooms and restrooms, a
half basketball court, a sand volleyball court, two tot lots, gazebos, picnic tables,
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JANUARY 5.2006
benches, ornamental entrance street lights, micropaths, a regional pathway along
the Ridenbaugh Canal, and a landscaped entrance boulevard corridor with street
trees, and other amenities. StatI is supportive of the proposed amenities. See
Exhibit B below.
Elevations: The applicant has submitted sample pictures of how the alley-loaded
and classic houses will look. Staff is supportive of the buildings. Each house
shall be constructed in substantial compliance with the pictures submitted with
the CUP application. See Exhibit B below.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-05-
045, PP-05-048. and CUP-05-046. with the conditions listed in Exhibit B ofthe StatIReDort
for the hearing date of January 5. 2006.
Staff further recommends that the applicant contact the Nampa Meridian Irrigation District
MID to work out the details of the ro e line and easements for the Ridenbau h Canal
relative to the prODosed multi-use pathwav location. At the public hearing the applicant should
be Dreoared to give an update on anv change to the pathwav's location that mav be required by
NMID.
11. EXHIBITS
A. Drawings
I. Preliminary Plat (dated: 09/12/05)
2. CUP Site Plan (dated: .01/05/06.)
3. Landscape Plan (dated: 08/15/05)
B. Conditions of Approval
I. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. NamDa & Meridian Irrigation District
9. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Reflection Ridge Subdivision - AZ.OS.O4S, PP-OS-O48, CUP-OS-O46
PAGE 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
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('ny OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 5, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-048)
1.1.1
The preliminary plat labeled as PP-l, PP-2, PP-3, and PP-4, prepared by The Land Group, Inc.,
dated September 12, 2005, is approved, with the conditions listed herein. All comments and
conditions of the accompanying AlUlexation and Zoning (AZ-05-045) and Conditional Use
Permit (CUP-05-046) application shall also be considered conditions of the Preliminary Plat (PP-
05-048).
1.1.2
The planter strip between the curb and the near edge of the sidewalk along all the internal streets
with detached sidewalks shall be a minimum of 8-feet wide and include Class II trees.
1.1.3
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall
be tiled per MCC 12-4-13, unless otherwise approved by the City and the Irrigation District(s).
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.
1.1.4
Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall 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 used, the
developer shall be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
1.1.5
Construct perimeter fencing around the perimeter of the site, as proposed on the submitted
landscape plan (fencing adjacent to Parcel No. S 1130212407 (northwest) is not required.) Any
fencing adjacent to common Lot 23, Block 14; Lot 1, Block 11; Lot 8, Block 14; Lot 1, Block 18;
Lot 13, Block 8; and all fencing adjacent to micropaths shall be restricted to either a maximum 4-
foot tall solid fence or a maximum 6-foot tall open-vision fence- Further, an open-vision fence (or
a maximum 4-foot tall closed fence) shall be required along the north side of the buildable lots
that are adjacent to the multi-use pathway near the Ridenbaugh Canal. A detailed fencing plan
shall be submitted upon application of the final plat (MCC 12-4-1O.F.3). If permanent fencing is
not provided around the entire perimeter prior to issuance of a building permit, temporary
construction fencing to contain debris must be installed. All ftJilcing should be installed in
accordance with City Code.
Prior to signature of the final plat by the City Engineer, all buildings that span across proposed lot
lines and/or do not meet the setback requirements of the zone and/or are not principally permitted
buildings shall be removed.
Construct a lO-foot wide multi-use pathway along the south side of the Ridenbaugh Canal. The
applicant shall work with the City Parks Department to acquire the necessary approvals through
the City's Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID), if
the pathway is located within NMID's easement. The easement for the Ridenbaugh Canal and
pathway shall not be included within the area of any adjacent buildable lot. The applicant shall
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5.2006
conform to the Parks Department's standards for construction of the pathway. In accordance with
MCC 12-13-12-9, a 5-foot wide landscape buffer shall be constructed on the south side of the
pathway. Construct fencing, in accordance with Condition 1.1.5 above, on the south side of the
multi-use pathway. All landscaping adjacent to the pathway must be maintained by the Home
Owners' Association.
1.1.8
All micropaths shall be constructed at least 5 feet wide, with 5 feet of landscaping on each side of
the path (MCC 12-13-15-3.)
1.1.9
The proposed alleys in Block 4 shall be private streets to be constructed to ACHD's public street
standards, contain a minimum driving surface of at least 24 feet, haYe 28-foot (inside) and 48-foot
(outside) turning radii where the alleys intersect the public streets, and be located in common lots.
Addressing for the lots adjacent to the private streets with no public street frontage shall be from
the private street. Street signs shall be installed by the applicant on the private streets with street
name approval by the Street Naming Committee.
1.1.10 Maintenance of all common areas, including the private streets (alleys), shall be the responsibility
of the Reflection Ridge Homeowners' Association.
1.1.11 Other than the public street access approved by ACHD, direct lot access to Locust Grove Road is
prohibited.
1.1.12 The submitted eight-page landscape plan prepared by The Land Group, Inc., dated 8-15-05 is
approved as submitted, with the following modifications:
.
Construct a 25-foot wide landscape buffer along Locust Grove Road, as proposed. In accordance
with MCC 12-13-10, install at least one tree within said buffer for every 35 feet of frontage on the
Locust Grove Road right-of-way.
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection and mitigation plan for the existing trees on site.
All micropaths within the proposed subdivision shall be designed in accordance with MCC 12-
13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian Walkways."
Construct a 5.foot wide landscape buffer on the south side of the multi-use pathway. Materials in
said buffer shall be consistent with MCC 12-13-12-9.
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 MCC 12-
13-14 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 MCC 12-13-14.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of MCC 12-13-14, 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.
Only Class n tress shall be allowed within the planter strips between the sidewalk and the curb
along the internal streets with detached sidewalks.
.
.
.
.
.
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 modifìcations as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application.
Exhibit B Page 2
1.3
I 1.3.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 5. 2006
1.2
1.2.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-05-048)
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
1.2.2
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.
1.2.3
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.4
Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.5
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-05-046)
TIle site plan prepared by The Land Group, Inc., dated January 5. 200(\. is approved, with the
conditions listed herein. Applicant shall meet all of the requirements of the Annexation and
Zoning (AZ-O5-045) and Preliminary Plat (PP-05-048) as a condition of the Conditional Use
Pel1nit (CUP-05-046).
1.3.2
The project shall conform to the R-4 dimensional standards, except as follows:
.
Lot Size -
6,250 sq. ft.(minimum)
.
Lot Frontage - 47 feet (minimum)(on straight-away)
35 feet (minimum)(chord length on a cul-de-sac or curve)
.
Residential Building Setbacks - The following lots may have a IO-foot front setback:
Lots 2-5, 7-11, 13-17, and 19-22, Block 4.
1.3.3
Blocks 8 and 18 may exceed the maximum block length of 1,000 feet.
1.3.4
As amenities for the subject planned development, construct: a IO-foot wide asphalt pathway
from Locust Grove Road to the west property line; set aside usable open space in excess of 17
percent of the site, a.swimming pool, a clubhouse with changing rooms and restrooms, a half
basketball court, a sand volleyball court, two tot lots, gazebos, picnic tables, benches, ornamental
entrance street lights, micropaths, and a landscaped entrance boulevard corridor with street trees.
1.3.5
Construction within Reflection Ridge Subdivision shall substantially comply with the
pictures/elevations submitted by the applicant. Construction materials used on the structures shall
be approved by the City of Meridian Building Department and in accordance with the most recent
Building Code.
2 Meridian Public Works Department
2. I Site Specific Conditions and Comments
2.1.1
Exhibit B Page 3
Any existing domestic well 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-
~d: September 13, 2005
~
2.1.7
2.1.8
2.1.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HF..ARING DATE OF JANUARY 5, 2006
domestic purposes such as landscape irrigation with approval for Idaho Department of Water
Resources.
2.1.2
Sewer to this site is being proposed via extensions of mains located in Locust Grove Road. At
this time these mains are approximately 1,200 feet from thc subject property, however nearby
developments should have them adjacent to this site in the near future. The applicant shall bc
responsible to install mains to and through this property, coordinate mains size and routing with
the Public Works Department. City of Meridian standard forms of easements are required for any
mains that are required to provide service.
2.1.3
The applicant shall be responsible to install a temporary off-peak pumping station in a location
designated by the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department, thc design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.1.4
Water service to this site is being proposed via extensions of mains located in Locust Grove
Road. At this time these mains are approximately 1,200 feet from the subject property, however
nearby developments should have them adjacent to this site in the near future. The applicant shall
be responsible to install mains to and through this property, coordinate mains size and routing
with the Public Works Department. City of Meridian standard forms of easements are required
for any mains that are required to provide service.
2.1.5
Due to elevation changes on this site, a new pressure zone is being planned for this area. The
new zone would split this property at a 45 degree angle approximately 600 feet southwest of the
Ridenbaugh Canal. The northeastern portion of this development is serviceable by the existing
pressure zone; however the remainder of the property cannot be served by municipal water until
two sources for the new zone are established.
The first source would be from a well lot which the developer would donate to the City of
Meridian, the second source would be a booster station which would be installed at the
applicant's expense. The applicant shall coordinate with Len Grady at the Public Works
Department regarding this condition and he may waive the requirement for one of the two
sources.
2.1.6
The applicant shall be responsible for the installation of any Pressure Reducing Vault's that are
necessary to create the new pressure boundary. Each Pressure Reducing Vault shall be designed
to include communication capabilities that are consistent with the City of Meridian's SCADA
system. Coordinate location and number with Len Grady at the Public Works Department.
Please submit updated groundwater data for review by the Public Works Department.
The proposed landscape bulb in W. Wrightwood Drive near the intersection at Locust Grove
Road needs to be labeled with a lot and block number, with maintenance and ownership called
out in the plat notes.
Revise note 3 to read, "Each side of common side lot lines....."
2.1.10 Revise note 4 to dedicate a 10-foot public utilities, drainage and irrigation easement along rear lot
lines.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5.2006
2.Lll
Due to existing topography, applicant shall submit a Master Grading and Drainage plan as part of
the development plans and be reviewed and approved at that time. The Master Grading and
Drainage plan shall design the lots to drain in a way that minimizes the effect of runoff to existing
neighbors and the newly platted lots. The plan shall include at a minimum the following:
a. Finish grade elevation at each lot comer.
b. Drainage flow patterns on all lots.
c. If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
2.1.12
Meridian City Code 12-5-2-N requires that any new development shall provide pressurized
irrigation. The applicant has indicated that Nampa and Meridian Irrigation District is going to
own and operate the pressurized irrigation system in this development. Evidence of a license
agreement shall be provided prior to scheduling of a pre-construction meeting, with a signed
license agreement prior to signature on the final plat.
2.1.13
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, a single-point connection to the
municipal water system shall be required. If a single-point connection is used, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the
final plat.
2.1.14 No large landscaping shall be allowed within 5 feet of a meter tile, per City of Meridian Standard
Specification 7.07(w) note 3.
2.1.15 Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior
to applying for building permits.
2.1.16 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.
2.1.17 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.
2.1.18 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.
2.1.19 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.
2.1.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.1.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Exhibit B Page 5
3.10
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JANUARY 5. 2006
2.1_22 All grading of the site shall be performed in conformance with MCC 11-12-3R
2. J .23 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. 1.24 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 ofthe crawl spaces of homes is at Icast I-foot above.
3. Meridian Fire Department
3.1 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 aYerage of 500'
apart. International Fire Code Appendix C.
3.2
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.
3.3
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place IS" above finish grade.
h. Fire hydrants shall be proYided to meet the requirements of the IFC Section 509.5.
3.4
The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
3.5
All entrance and internal roads shall have a turning radius of2S' inside and 4S' outside radius.
3.6
Provide at least a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
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.S
To increase emergency access to the site a minimum of two points of access will be reQuired for
anv portion of the Dfoiect. which serves more than 50 homes. The two entrances should be
separated by no less than Y, the diagonal measurement ofthe full development.
3.9
Building setbacks shall be per the International Building Code for one and two story construction-
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.16
3.17
3.18
CITY OF MERIIJIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
3.11
The proposed 255-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 740 residents at build out.
3.12
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 efÌicient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.13
The homes with only frontage on the private streets (alleys) shall be addressed from the adjacent
private street (alley).
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 In) 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 .12 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
This project will be required to provide a 20' wide swing or rolling emergency access gate at the
western emergency access point. The gate shall be equipped with a Knoxbox Padlock which has to
be ordered thru the Meridian Fire Department.
Private Streets (alleys) that serve mews shall be constructed at least 24-feet wide.
Pool chemicals shall be stored in compliance with the International Fire Code.
4. Meridian Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public area between Lots 24 and 25, Block 6. Prior to the next public hearing, the applicant shall
submit a revised plat/plan that increases visibility by incorporating Lot 25 into Lot 15.
4.2
4.3
TIle proposed plat and/or site design encourages high-speed, cut-through tratìic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
traye] speeds on Reflection Ridge Drive, Luminous Way, and Radiant Ridge Drive.
Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Meridian Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
5.2
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC ] 2-13-] 3) will be followed.
5.3
The Parks Department is supportive of a future City Park just south of the subject site. However,
there appears to be an access issue with the future location.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
Site Snecific Conditions or Avvroval
7.1 Construct the main entrance to the subdivision (West Wrightwood Driye) to directly align
(centerline to centerline) with the roadway to Bellingham Subdivision.
7.2
Construct the internal streets as 36-foot street sections with vertical curb, gutter and a 5-foot
concrete sidewalk that is detached from the curb with an 8-foot wide landscape planter within 62-
feet of right-of-way, as proposed.
7.3
Construct two 24-foot wide private alleys that connect West Wrightwood Drive and Luminous
Way
OR
Construct two 16 to 20-foot wide public alleys that connect West Wrightwood Drive and
Luminous Way. An access to an alley shall be located a minimum of25-feet from the nearest
public street.
7.4
Construct a stub street (Northern Lights Avenue) to the south property line approximately 1,380-
feet east of the west property line, as proposed. Construct a temporary turnaround at the terminus
ofthe roadway. Pipe the Farr Lateral in order to stub to the south property line. Install a sign at
the terminus of the roadway that states, "This road will be extended in the future."
7.5
Construct a stub street to the south property line approximately I, 750-feet west of the east
property line, as proposed. Install a sign at the terminus of the roadway that states, "This road
will be extended in the future."
7.6
Construct a stub street to the west property line approximately 645-feet south of the north
property line, as proposed. Install a sign at the terminus of the roadway that states, "This road
will be extended in the future."
7.7
Construct a stub street to the north property line approximately I, I OO-fect west of the east
property line, as proposed. Provide the District with the cost of half of the bridge necessary to
cross the Ridenbaugh Canal. Install a sign at the terminus of the roadway that states, "This road
will be extended in the future."
7.8
Construct a stub street to the north property line approximately 92-feet east ofthc west property
line. Construct a temporary turnaround at the terminus of the roadway. *** The applicant may
need to shift this roadway slightly to successfully locate the roadway in a location that will extend
Rumple Lane into the site via Caven's property. Install a sign at the terminus of the roadway that
states, "This road will be extended in the future."
Exhibit B Page 8
7.2.2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF JANUARY 5, 2006
7.9
Construct a stub street to the south property line approximately 51O-feet west of Locust Grove
Road to serve the 4.88-acre site located directly to the south of this site, as proposed. Install a
sign at the terminus of the roadway that states, "This road will be extended in the future."
7.10
Construct a roundabout at the intersection of Reflection Ridge Drive and West Wrightwood Drive
as well as Reflection Ridge Drive and Northern Lights Avenue, as proposed. Design the
roundabout with 2 I-foot street sections on either side of the center island with splitter islands.
Dedicate sufficient right-of-way on either side of an island. Place a note on the final plat
requiring Lot I Block 4 to access the adjacent alley, Lot I Block 12 to access Reflection Ridge
Driye, Lot 10 Block 17 to access Northern Lights Avenue, Lots 15 Block 19 to access Reflection
Ridge Drive and Lot 2 Block 21 to access Reflection Ridge Drive. Coordinate the size and
design of the roundabout with traffic services staff.
7.11
Construct four cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Construct the turnarounds to provide a minimum turning radius of 45-feet.
7.12
Construct two knuckles without center islands within the subdivision, as proposed.
7.13
Construct a eenter island within West Wrightwood Drive. Construct the island to be a minimum
of 4-feet wide with a minimum area of 100-square feet while maintaining a minimum of a 21~foot
street section on either side of the island.
7.14
Construct bulb-outs at:
. The Luminous Way and Reflection Ridge Drive intersection
. The Luminous Way and Shimmering Street intersection
. The Twilight Ridge Drive and Memory Ridge Way intersection, as proposed.
Reconfigure the bulb-outs that are proposed at the intersections of Solemn Lights Drive and
Shimmering Street and Reflection Ridge Drive and Memory Ridge Way to allow for driveways to
be constructed to all of the surrounding residential lots.
7.15
Construct a left hand turn lane on Locust Grove Road at the intersection of West Wrightwood
Drive.
7.16
Construct a right hand turn lane on Locust Grove Road at the intersection of West Wrightwood
Drive.
7.17
Other than the public roadway that has been approved with this application (West Wrightwood
Drive), direct lot access to Locust Grove Road is prohibited. A note stating the access restrictions
will be required on the final plat.
7.18
Comply with all Standard Conditions of Approval.
7.2.1
Standard Conditions of Avvroval
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
Exhibit B Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY S, 2006
7.2.3
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7-2.5
Comply with the District's Tree Planter Width Interim Policy.
7.2.6
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.
7.2.7
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, lSPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
7.2.8
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for OCcupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.] ]
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Ihe
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLlNE (]-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 387-6] 90 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.]2 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Nal11pa & Meridian In-jgation District
8.1 Nal11pa Meridian Irrigation District requires that a Land Use Chanl!c Avplication be filed. tor
review. prior to final via/tin£!- Please contact Donna Moore é-lt 466-7861 for further information.
Exhibit B Page IO
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
8.2
Al1laterals and waste ways must be protectl...-d. The District's Ridenbauflh Canal course;:s along the'
North boundary of this nroposed project. This casement must be;: protected and any encroachment
without a signed License Agreenlent and apProved plan. before anv construction is started. is
unacceptable.
8J
All municipal surface drainage must be retained on site. If anv municipal surface drainage leaves.
the site. the Nampa Meridian ¡!ligation District must review drainage phms.
8.4
The developer must comply with Idaho Code 31-3805.
8.5
It is recommended that irriflation water be made availab]e to all developments within the Nampa .
Meridian ¡rrigation District.
9.
9.1
Central District Health Department
After written apProval fTom apPwnriate entities are;: submittcd. we can approve this proposal f(¡r .
central sewage and central water.
9,2
The following plans must be submittt.'d to and approved bv the Idaho Department of Health &
Welfare. Division of Environmental Qualitv: centra] sewage and central water.
9J
Run-on-is not to creatc a mosquito breedinfl problem.
9.4
It is recommendt-d that storm water be ore-treated prior to discharge to the subsurface to prevent.
ÎIl1nact to ground water and sUlface water qualitY. The engineers and architects involved with the
design of this nroiect should obtain current best management practices for storm water disPosal
and design a stoml water management svstem that is nreventing groundwater and sUiface water
degradation,
ExhibitB Page II
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- .- -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5.. 2006
C. Legal Description
FOX Land Surveys, Inc.
.......... .... 8TI! 182 A ..... ...... A 111'88 A ~.,.., A -..sG.7O'J MX,
REfLEcnoN RIDGE ANNEXA"IION DESCRIPTION
A POR11oN Of 8EcTlON 30. T~ 3 NoRTH, RANoe 1 EAsT, Botse III~
ADA CouNTy, IIwto
A portion of 8ection 30, Township :5 North, Range 1 East. BoIse Meridian, Ada County,
Idaho, more particularly de&aibød as follows;
Commencing at the Center y. Comer of said Section 30, the TRUE POINT OF
BEGINNING;
Ihenc& along the North-South Center of Sedion line, North 00"08'02" West, a di8tanæ of
1113.93 feet 10 the begiming of a nan-œngem curw 10 the right on the centerline of !he
Rideobøugh Canal;
thence along said œntertlne the following courses and diabiinces:
along said ~ curve to the ~ having ElIengIh at 152.90 feat, ElI8åIUa of 251.76
feet, a CEII*&I angle of 34"47'48-. tangents of78.89 feet, and a long åIord Whid1 ~
South 42"21'06" East, a dtsb;lnœ r:l150.56 feet;
SouIt124°57'13" East, a distance of 378.12 feet to the beginning of 8 curve to the left;
along said CU'V81o the left having a length of 115.22 feet, a radius of 315.00 feet, 8 œnIraI
angle of 20"57'29", tqents of 58.26 feet, and along d1crd which beats South 35"25'68"
East, 8 distance of 114.58 feet;
South 45"54'42" East, 8 distance of 808.09 feet 10 8 point on the East-WI9St Center of
Section line of Section 30;
Ihenœ along 5iIid Eest-West Center r:I Sectian line, South 89"43'54" West, a distin:e of
71.43 feet mare or lees, to !he South side of the Ric:Ienbaugh Canal, as called far n Quit
Claim Deed Instrument Number 102158440;
thenœ EIIong $8Jd South side the following courses and distar1œ$:
South 4S85a 46" East, a distance of 1 032.09 feet more or 18$s, to the beginning 01 a cuve
to the left;
along said curve to the left heving II length of va. 14 feet more or less, a radius of uoo.OO
feet, a cenIraI a'tgIe off 1 (1059'31", tangenœ of 141.00 feet more or lees, end a long chord
whiå1 bears South 55"50'31" East. 8 dI8Iance off 277.72 feet more or less;
South 65"50'16" Eest, a diaIanoe of 417.141'eet mDr8or leas, to beginning of a cane to the
left;
along saldClM'Vetothe left havi1g lillengIh of 282.05 feet more or less, a radiusot300.00
feet, iii central 81gIe of 53"52'04., tangents of 152.42 feet more or less, and slang c:tJoro
Exhibit C Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5. 2006
which bears North 87°13'42" East, Ell distance of 271.78 feet more or less;
North 6Ir17'4O" East, a dlstanœ of 201.31 feet more or less, to the Ea8terI)' boI.nWy of
Section 30;
lhencealong said 888ter1Y boundary, SouthOO"3O'Or East, adislaweof385.00feøtnue
or lese to the South i11S- Comer common to Sections 30 and 29;
thence along the South 1/16'" line of Section 30, SouIh 89"46'S1° West, a distance of
2631.28 feet to the Centet-South 1/1a-' Camerof Sedion 30;
thence along the Narth-South Center line of Section 30, South 00°08'02" East, a distance
of 167.53 feet to the most Souherty comer or property described In Personal
Rapt8SØntativea Deed Insbunent Number 99008747;
thence atong the Sou1herly boundar)' of said Personal Representatives Deed !he following
courses and distances:
North 38"33'24° West, a dleœnce of 126.24 feet;
North 52°28'3(1" West, a distance of 595.70 feet;
North 60"34'04" West, a distance of 244.40 feet;
North 64°04'55" West, a distanœ of 164.59 feet;
North 65°54'09" West, 8 distance of 453.98 feet to 8 point on the West 1/1~ line of
Section 30;
th9nœ along said west 1/16'" line, North 00000'23" West, a distance of 646.52 feet to the
CenIør~We$t 1116'1'. Corner of Section 30;
thence along the East-West Center Section line of Sedton 30, North 89"44'36" East, a
diaIanœ of f323.01 feet to the TRUE POINT OF BEGINNING..
Conlainlng 91.085 acres, more Of less.
SubjeQ to IIIdsting easements I!I'Id rights-of-way as any may exist, of I'8OOfd Of not of
fØCDAt
it is the intenIiCIn of this description 10 Include all d the property desaitIed In Quit Claim
Deed In8trument number 1 02158440, Personal Repre$entativas Deed Instnment Nuœer
99008747, QtJit Claim Deed Instrument nt.mber 96005405, and Quit Claim Deed
Instrument number 99112159, including 811)' p:wtions of these properties not in
thi8 doaJmenl a~P~ Y!'D
RfIf9r to attached sketch,
TW"" W:~
, 'Ii:¡,
Fox Land s~, Inc.
Tinolhy J. Fox, Pre&Idant, PLS 7612.<",,1111"'1 puauc
ENDOF~
l"",,j~PoC
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA IE OF JANUARY S. 2006
Exhibit C Page 3
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11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5.. 2006
D. Required Findings from Zoning Ordinance
I. Annexation Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed zoning amendment in terms ofthe following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment:
A. Will the new zoning be hannonious with and in accordance with the comprehensive plan
and, if not, has there been an application for a comprehensive plan amendment;
In Chapter VII of the Comprehensive Plan, 'medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units per acre; 'low
density' consist of single-family homes at densities of three dwelling units or less per
acre. Staff finds that the requested residential zoning designation, R-4, is harmonious
with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map,
which designates the 50 acres adjacent to Locust Grove Road to be "Low Density
Residential," and "Medium Density Residential" to the west. Some of the larger lots in
the development are within the area designated for low density residential. The applicant
has submitted detailed calculations for the low and medium density designated areas.
Staff finds that the low density area contains less than 3 dwelling units per acre, and that
the medium density area contains just under 3 dwelling units per acre (2.8 d.u/acre gross.)
The oyerall gross density of the project is 2.8 dwelling units per acre. Staff finds that the
density proposed with the preliminary plat is consistent with previous Commission and
Council actions and generally conforms to the goals, objectives, and action items
contained in the Comprehensive Plan for these low and medium density areas. Staff finds
that the proposed zoning is in general conformance with the comprehensive plan (please
see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan
action items that apply to this development.)
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and a conditional use permit for a planned deYelopment that proposes
single-family dwelling lots on the subject site (PP-05-048 & CUP-05-046). Staff does not
anticipate that the applicant plans to rezone the subject property in the future if the
accompanying CUP/PD and PP applications are approved.
C. Is the area included in the zoning amendment intended to be deYeloped in the fashion that
would be allowed under the new zoning - for example, a residential area turning into
commercial area by means of conditional use pennits;
D.
Staff finds that singlt~..family homes are allowed (permitted) within the requested R-4
zone, (if the accompanying Conditional Use Permit for a Planned Development is also
approved. )
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
There haYe been no recent street improvements in the area. None of the nearby roadways:
Locust Grove Road, Amity Road, or Victory Road, are within ACHD's Five Year Work
Program or CIP (20"year plan) for road widening. Sicily Subdivision, Chatsworth
Subdivision and Roseleaf Subdiyision to the north have been approved for development
similar to what is being proposed. Bellingham Park Subdivision and Tuscany Subdivision
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI- E HEARING DATE OF JANUARY 5, 2006
to the east have also been approved for single-family developments. The subject property
is generally surrounded by rural residential acreages. Staff does not find that there has
been a change in the area that dictates that this property should be rezoned. However, this
is the logical expansion of the City limits. Staff recommends that the Commission and
Council rely on statrs analysis, public testimony received and any comments submitted
from any other agencies or departments regarding whether this property should be
annexed.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character ofthe
general vicinity and that such use will not change the essential character of the same area;
The applicant has submitted photos/elevations for the proposed dwelling units. If
constructed similarly to the units in the photos, staff believes that the design of the
dwelling units will be compatible with the adjoining uses. Staff finds that the proposed
development will change the existing character of the area, which is still largely ruraL
However, the proposed development is generally hannonious with the intended character
envisioned by the Comprehensive Plan. Staff does not find that the proposed zoning/uses
will adversely change the essential character of area.
F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Staff does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, staff does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit B and all City Code provisions.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer; or will the person responsible for the establishment of the proposed zoning
amendment be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Urban services, such as water and sewer, are near to this site and
the applicant should be able to extend such services to the site. Staff finds that the subject
site is proposed for development in a fashion similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
The ACHD has included several conditions of approval for the subject development.
Staff finds that the existing and proposed street system will be able to handle the
proposed development if the applicant complies with all of ACHD's conditions. All of
ACHD's conditions are included in Exhibit B of the Staff Report.
On September 30, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that except for sanitary sewer, the public services listed above can be made
available to accommodate the proposed development. The Commission and Council
Exhibit D Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
1.
should reference any written and/or verbal testimony submitted by any public service
provider, regarding their ability to adequately service this project.
H. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the cconomic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed annexation and the development of this site will not involye
uses that will create nuisances that would be detrimental to the general welfare of the
surrounding area.
Staff recognizes the fact that traffIc and noise will increase with the approval of this
subdivision; however, staff does not belieye that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffIc, noise, smoke, fumes, glare,
or odors.
Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffIc on surrounding public streets;
The applicant is proposing to construct one public street access to connect with the
existing public street system. If is designed and constructed as required by the ACHD and
the City, staff does not believe that the subdivision will create interference with traffic on
the surrounding public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
J.
The Ridenbaugh Canal bisects this property. Staff considers the Ridenbaugh a scenic
feature. Staff recommends that this feature be protected and enhanced by the applicant.
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. Staff finds that
the proposed development will not result in the destruction, loss or damage of any natural
feature(s) of major importance if developed under these conditions.
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.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the findinf!s listed above. staff finds that the annexation and zoninf! of
this propertv. as proposed bv the aDDlicant. would be in the best interest of the Citv (see
Analvsis section in the Staff ReDortJ.
2. Preliminary Plat Findings:
In determining the acceptance of a proposed subdivision, the Commission shall consider the
Exhibit 0 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5. 2006
objectives of this Title and at least the following:
A The conformance ofthe subdivision with the Comprehensive Development Plan;
Please see Annexation Findings Item A above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation findings Items G and H above.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
3. CUP Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall find evidence presented at the hearing(s) is adequate to establish:
A That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this title;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage, lot size, front setback and maximum block length requirements
of the R-4 zone. Staff finds that the subject property is large enough to accommodate the
requested use and all other required ordinance features. Although the site is large enough
to accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards.
B. That the proposed use and development plan will be hannonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed subdivision is generally harmonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential" and "Low Density Residential" (provided the
Commission and Council grant the requested planned development). Please see
Annexation Findings A
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Please see Annexation Findings E.
Exhibit D Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff finds that if the applicant complies with all of the conditions of approval, this
development will not haYe an adverse impact on other properties. Staff recommends that
the Commission and Council rely upon public testimony, staff's analysis, and other
agency comments when determining if the proposed uses will adversely affect other
properties in the vicinity.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
Please see Annexation Findings G and H, the conditions in Exhibit B, and any comments
that may be submitted to the City Clerk regarding this project.
F. That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Please see Annexation Findings H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Please see Annexation Findings I.
H. That the proposed use will have yehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Annexation and Zoning Findings J. The Commission and Council should
review any comments received from the ACHD regarding this project when determining
this finding.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Please see Annexation and Zoning Findings K.
Exhibit D Page 5
Meridian Planning & Zoning
November 17, 2005
Page 33 of 37
Reflection Ridge Subdivision by M & H Development, LLC - 4275
South Locust Grove Road:
Item 8:
Continued Public Hearing from October 20, 2005: PP 05-048 Request
for Preliminary Plat approval of 255 building lots and 26 other lots on
91.085 acres in a proposed R-4 zone for Reflection Ridge Subdivision
by M & H Development, LLC - 4275 South Locust Grove Road:
Item 9:
Continued Public Hearing from October 20, 2005: CUP 05-046
Request for a Conditional Use Permit for a Planned Development for 255
single-family residential dwelling units with reductions to minimum lot
sizes, frontage and setbacks. Also, the applicant is requesting a waiver
of the standard block length in a proposed R-4 zone for Reflection Ridge
Subdivision by M & H Development, LLC - 4275 South Locust Grove
Road:
Zaremba: Okay. I would like to open the continued Public Hearing for AZ 05-045, PP
05-048, and CUP 05-046, all relating to Reflection Ridge Subdivision and entertain a
motion to continue those again to our regular meeting of January 5th, 2006.
Rohm: So moved.
Mae: Second.
Zaremba: We have a motion and a second. All in favor say aye. Anyopposed? That
motion carries.
MOTION CARRIED: ALL AYES.
Item 10:
Public Hearing: AZ 05-050 Request for Annexation and Zoning of 5.0
acres from RUT to R-4 zone for Reserve Subdivision by Dave McKinnon
with Conger Management Group, Inc. - west of North Locust Grove Road
and south of Chinden Boulevard:
Item 11:
Public Hearing: PP 05-051 Request for Preliminary Plat approval of 12
single-family residential building lots and 5 common lots on 5.0 acres in a
proposed R-4 zone for Reserve Subdivision by Dave McKinnon with
Conger Management Group, Inc. - west of North Locust Grove Road and
south of Chinden Boulevard:
Zaremba: I'd like to open the Public Hearing for AZ 05-050 and PP 05-051, relating to
Reserve Subdivision, and entertain a motion to continue those to a special meeting of
December 8th, 2005.
Borup: So moved.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
JAN 0 5 2005
C~ty Of Meridian
CIty Clerk Office.
DATE
January 5, 2006
ITEM #
4,5,6
PROJECT NUMBER
AZ 05-045,PP 05-048,CUP 05-046
PROJECT NAME
Reflection Ridge Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
AZ 05-045
MERIDIAN PLANNING & ZONING MEETING
November 17, 2005
APPLICANT M & H Development, LLC ITEM NO. 7
REQUEST Continued Public Hearing from October 20, 2005: Annexation and Zoning of
91.085 acres from RUT to R-4 zone for Reflection Ridge Subdivision -
4275 South Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item packet / attached minutes
CITY PLANNING DIRECTOR:
CITY ATIORNEY
See attached Memo for Conflnuance
CITY POLICE DEPT:
CITY FIRE DEPT:
(\ ~. J9JI
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11J OLP
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SEITLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~; J.ÏD r--
Emaifed:
Date: II~ /r; -05"
Staff Initials:
Phone: q~q/!f{j{(
r~
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning & Zoning
October 20, 2005
Page 29 of 37
Mae: I move that we move the public hearings on --
Borup: Why not just say so moved.
Mae: Pardon me?
Zaremba: Just say so moved.
Borup: Why don't you just say so moved of what he said.
Moe: Oh. So moved.
Borup: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That
motion carries. Thank you.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Zaremba: We will take about a ten-minute break and, then, we will reconvene on the
last item.
(Recess. )
Item 12:
Item 13:
Item 14:
Public Hearing: AZ 05-045 Request for Annexation and Zoning of
91.085 acres from RUT to R-4 zone for Reflection Ridge Subdivision by
M & H Development, LLC - 4275 South Locust Grove Road:
Public Hearing: PP 05-048 Request for Preliminary Plat approval of 255
building lots and 25 other lots on 91.085 acres in a proposed R-4 zone for
Reflection Ridge Subdivision by M & H Development, LLC - 4275
South Locust Grove Road:
Public Hearing: CUP 05-046 Request for a Conditional Use Permit for a
Planned Development for 255 single-family residential dwelling units with
reductions to minimum lot sizes, frontage and setbacks. Also, the
applicant is requesting a waiver for the standard block length in a
proposed R-4 zone for Reflection Ridge Subdivision by M & H
Development, LLC - 4275 South Locust Grove Road:
Zaremba: Okay. Ladies and gentlemen, we will reconvene and let the record show that
all the Commissioners that were here before the break are again present and I will open
the public hearings for AZ 05-042, PP 05-048, and CUP 05-046, all of which relate to
Reflection Ridge Subdivision and we will begin with the staff report.
Meridian Planning & Zoning
October 20, 2005
Page 30 of 37
Hood: Thank you, Mr. Chairman, Members of the Commission. Reflection Ridge
Subdivision includes just over 91 acres, request to R-4, which is a low-density
residential zoning district. The site is located on the west side of Locust Grove Road.
It's approximately a quarter mile north of Amity. There are currently three single-family
homes on this site and some other outbuildings. The property is designated -- there are
two different designations on the development property on the Comprehensive Plan
future land use map. Going from Locust Grove Road, this approximately 50 acres is
designated for low density residential. This triangle area up here, as well as this other
piece of property over here, are both called out for medium density residential? It's
about 40 acres medium density, so there are those two designations on the property.
To the north is recently approved Sicily Subdivision, just this year, so that you don't --
you don't even see any preliminary plat -- for final platted lots like you see in Roseleaf or
Chatsworth Subdivision, that are also in this section. There have been no city
subdivisions south of this, so this would be the first south in this section. The city limits
would go, if approved -- it is still rural in nature. There is a rural subdivision to the south
of the subject site as well. Here is a picture of the preliminary plat and I apologize, it is
a pretty large subdivision, very wide, and the lots don't come across very clearly. I do
have a breakdown with the landscape plan. We will go through that and touch on a
couple different things within different sections. Just to give you some more of the
numbers, there are 255 single-family building lots proposed. They are requesting to
reduce the lot sizes, particularly for some of the lots that are alley loaded and there are
some other smaller lots kind of internal to the subdivision here. They also do not have -
- some of the lots don't have the minimum street frontage requirement of the R-4 zone.
They have requested a reduced front building setback for those alley-loaded lots, as
well they'd like to go down to ten feet in the front for those alley-loaded lots. And ther~
are a few blocks that exceed our maximum block length. Here is a copy of the
landscape plan. There is 17.7 -- or 17 percent open space proposed within the
development. Some of the other amenities include a basketball court, volleyball court,
there is tot lots shown in a couple of the different common areas. A swimming pool in
this general location here. Clubhouse. And, then, they are doing the detached
sidewalks, the boulevard style entryway, with a -- there is a roundabout here into the
development. I think I'm just going to touch on a couple of changes to the submitted
site plan that staff has. I will briefly give you the recommendation right now that staff is
requesting that you hold off on any recommendation to the City Council at this time, in
order to give ACHD a chance to send those comments. We have not received official
approval or action from the highway district yet on this project. I did speak with their
staff last week and they said about two weeks they should have a staff report -- have
completed their traffic impact study and, then, be able to do a staff report and get it up
to their commission for action. So, that -- I think it was November 17th, I believe, is the
date that we think we can probably get it on for that hearing. A couple of the things that
we would also like the applicant to work on in the meantime, some questions that we
had -- and maybe this is where I'll go to some more of the blow ups of the area. This is
the entrance street. We did have a request for a stub street in approximately this
location. We have a five acre parcel south that has not been platted previously that's
adjacent to that residential subdivision that I pointed out earlier -- a county subdivision
that I pointed out earlier with approximately one acre lots here and for future
Meridian Planning & Zoning
October 20, 2005
Page 31 of 37
development purposes and interconnectivity purposes, staff would like to see a little
stub street here. It wouldn't be very much of a stub street. Maybe 20 or 30 feet in
length. But it would get them started in access, really, to this main entrance roadway.
Some of the amenities here. And on the back sides of some of the alley-loaded lots --
some of the last projects staff is requesting that these alleys be 24-foot wide private
streets for the reasons you discussed earlier, primarily for addressing purposes and
also gets them a little wider for the garbage trucks and fire trucks should they need to
use them. Or moving a little further to the west here, I don't know that there is much to
talk about here. They are stubbing a street down to -- I think it's 17 or 20 acres -- go
back real quick to the -- to the overall -- that stub street we were just looking at is in
approximately this location here. This is currently being filled back in. There is a pretty
significant grade. It's a bowl right now. The parks department is interested in possibly
reclaiming this area for a park in this section. A little bit different than the standard
parks you normally see. There are some challenges with that site, however. There is a
lack of visibility and just due to the steep slope surrounding, there is going to be limited
access into it, if it does become a park. So, the parks department is kind of trying to
think through some of those constraints and make that work as a park, but I think that
will happen, but just to kind of paint that out. There is a stub street shown down here
and probably another access point will come via the existing lane. It will be improved as
a public street, but to that park, eventually, in the future, hopefully. I will briefly just --
there is a -- I think it's the Farr Lateral, that's here. They are going to be tiling that.
There is a common lot on the southwest corner. Here, getting a little farther to the
north. Some of these there isn't much to talk about, but right now there is an existing
private lane, as I mentioned, that goes out to Meridian Road and it does service three or
four homes -- a couple of the homes, anyways, that are currently on this site, as well as
there is another home or two just to the north that all use this private lane out to
Meridian Road. This is one of the reasons staff would like to get some comments from
ACHD for the Commission to look at whatever requirements the Ada County Highway
District is going to have, regarding the improvement of possibly a portion of this
roadway for public use. The applicant's proposing a 20-foot wide emergency access
easement in the interim until a public street can be constructed at the half mile location.
That's where this is is at the half mile. So, it makes pretty good sense to have a
collector road come in at that location. I will touch -- this is the very northern point of
this subdivision. The Ridenbaugh Canal does traverse the north property line all the
way out to Locust Grove Road along the north property line and in the staff report it is
called out that the police department met with us three weeks ago or thereabouts and
did have some concerns with this common lot at the end of this cul-de-sac and not
being able to see -- they are worried about it being hidden, especially if this property
owner constructs a fence, there is this kind of no man's land back there. The comments
from the police department were they would like to see this whole cul-de-sac area
basically opened up and make it kind of a park -- that end a cul-de-sac park. I spoke
with the applicant just before this hearing, he's got another rendering that maybe he'd
like to propose about making it be a -- adding a build-able lot, rather than just adding the
common lot. Going the other way, basically. Staff doesn't have a problem with that, if
you can solve the problem, the safety issue that was there before. We would like -- we
like the amount of open space they are providing and there is a pathway here, so as
Meridian Planning & Zoning
October 20, 2005
Page 32 of 37
long as you can still get to the multi-use pathway, I don't think staff would have, really,
any concerns with that. I did scan in an overall of the picture, just to kind of show how
all those pieces fall together. I think that's pretty much -- except for the Ridenbaugh, I
did want to -- one more thing real quick, I guess, with that. The legal description
submitted with the application does show the project boundary line along the north side
of the Ridenbaugh for this top triangular piece and, then, in approximately this location it
cuts back and goes along the south boundary and in the next couple few weeks we'd
like to have a different answer from the applicant, the applicant's surveyor, or some
answer on where the property line actually is or any easements that have come to this
property. It really is going to have an effect on where Nampa-Meridian is going to allow
the pathway to be constructed there and if we need to work with Nampa-Meridian on
putting -- if it is within their easement, working through our master pathway agreement
we have with them or maybe they even have to move it fully on their site and outside of
any easements. But that's kind of an unknown right now that we would also like to get
some more -- some more answers to here in the next couple weeks. That's all that I
had, save I have a few elevations. I did have a couple of elevations that I can breeze
through those while the applicant is coming forward, if you would like. I'll stand for any
questions you may have.
Zaremba: Commissioners, any questions? Do we know in general throughout the area
who owns the Ridenbaugh Canal?
Hood: Mr. Chair, Members of the Commission, this section was a little bit odd for me,
the first time I had ever been on the Ada County assessor's website and looking at their
data and it did not show -- it did not pop up a property owner when you clicked on this
parcel. It looked like there is a parcel approximately 40 to 50 feet wide, but it did not
show who owned that. So, most of the time it's just going to be an easement, so you're
going to have private property with a 40 or 50-foot easement on either side from center
line of that lateral. In this case it did look like there was someone that owned that
property, but, again, we couldn't find it. There are other instances -- north Meridian
there is several instances where Settler's does own their facility outright, they own it in
fee simple. Most of the time -- I would say 70 percent of the time they are just going to
be easements across people's property, but this one was a little bit of a mystery and
that's why we would like to get that cleared up here before we get too far along in the
process, so --
Zaremba: Great. Thank you. And would the applicant care to come forward, please.
Koga: My name is David Koga with the Land Group at 462 East Shore Drive. First of
all, I'm just going to kind of follow up with some of Craig's comments that he had on the
project. First of all, before I get into any comments, I want to just mention that we did
have a neighborhood meeting after turning the application in. At that time it's not
required, but we thought it was very important, particularly with some of the neighbors to
the south over there. Craig, could you put that color one in? Particularly right here.
There you go. Thanks, Craig. Because of these neighbors right here we are trying to
be sensitive and don't have a lot of lots right next to it. So, we did have a neighborhood
Meridian Planning & Zoning
October 20. 2005
Page 33 of 37
meeting. We had two gentlemen at this subdivision and one gentleman across the
street came to our meeting on site and we had a good meeting and they were very --
basically thanked us for thinking -- or thinking of that area and to have some type of
buffer into the development in there. So, that turned out very well. More specifically on
some of the comments that Craig had mentioned, regard to the Ridenbaugh Canal, it is
true it was kind of unique. If you go and look at the -- the specific information, right
along the Ridenbaugh Canal to right here it specifically states that it's coming from the
centßLn-- that this ownership is south of the center of the Ridenbaugh Canal, but when
you get to right here it just says south of the Ridenbaugh Canal. So, we are saying
does that mean south of the center, south from the bank, south from the easement. So,
our surveyor put a lot of time and effort to do a search to find out more information and
they went back to 1900 something and could not find out the specific to state exactly
what they mean by that. Since then we have had a meeting with John Anderson with
Nampa-Meridian Irrigation and he agreed that it is -- it's an unknown source and so they
are going to do their own personal search right now to find out exactly who owns that
area. The way it appears is that Nampa-Meridian does own that and if that's the case,
then, they really don't care for that, they would rather just deed that to the developers,
just they always have their easement, their main easement in there. So, that's where
we are right now and as of right now Nampa-Meridian is still doing their personal search
on that. So, in our next meeting we will have more information on that.
Zaremba: If it did turn out that way, then, you would include it in the area that's being
annexed?
Koga: Yes. Correct. And we'd have to change the survey in there so it looks like the -~
Zaremba: I think that's the effect that it has on the city is this little strip here --
Koga: Exactly.
Zaremba: -- you know, prevents somebody else from annexing, maybe.
Koga: Yeah. Having a little spike in there wouldn't work very well. So, yeah, that's
what we all want to obtain. Just want to make sure that nobody else owns that also and
I think that's the key thing. Regard to -- Rumple Road is a private road right now. The
owners to the north, Cavin, is going through the process right now to be developed
through some other developers and we are working -- as a matter of fact, we are going
to have another meeting with them next week to have a final decision on the Rumple
Road itself. I met with ACHD earlier this week and they -- their biggest concern is that
eventually they would like it changed from a private to public, number one. And,
number two, that our ownership is more centered with the Rumple Road. So, once
again, at our next meeting we should have more information about that. Regard to
ACHD, we are waiting for their report, but I met with ACHD -- it was either Monday or
Tuesday of this week. Some of the key things that -- I can kind of highlight what they
are looking at. At our entrance right here they want to make sure that our entrance is
directly aligned with the proposed development to the east. Right now we are about 16
Meridian Planning & Zoning
October 20, 2005
Page 34 of 37
-- well, no, we are about 12 or 13 feet off. So, we just need to move our entrance a little
bit to the south. As Craig mentioned, we will have a stub out to the south on these five-
acre lots to the south here. We talked a little bit earlier about Rumple. And this area
right here where there is plans for a future bridge, they are going to require the
developers to pay for half of that bridge. And the other issue has to do with the length
about the blocks in here and it's just kind of unique that you had a presentation tonight
from ACHD. We did -- when we met with ACHD, they -- what we would realize to do is
that at each one of these intersections is -- it should have bulb outs on that area and
they really -- they agreed and they liked that idea and so in our next presentation we will
have those changes made also to show you that.
Zaremba: It also appears that some of those are not exactly a straightaway either. Is
that really a slight curve along there?
Koga: Uh-huh. Oh, yeah.
Zaremba: And the same thing here, it's not an exact straightaway?
Koga: I mean -- yeah. Yeah. On this area right here where we have the one open
space, we were just kind of hard to -- the police to look at. What we would like to do is
do just the opposite. Instead of open -- or taking this lot out and have a larger open
space, we'd like to just turn this whole area into a larger lot. We would still have a small
open space right here as part of the cul-de-sac, so people do have access to the
regional pathway system, but we just think that would be a better option to that situation
there. And -- oh, in closing, there is a couple issues -- I don't want to go into the details
on this, but we have -- we have met with Public Works in regard to both sewer and
water. There are a couple of issues on that and we will directly work with them in
regard to the sewer and water on that. Other than that, do you have any questions?
Zaremba: Thank you. Commissioners, any questions? I guess not at this point.
Koga: Thank you.
Zaremba: We will go on to public testimony and signed up we have Paul Walsh. Okay.
He has nothing to add. Marked as being in favor. He was the only one that signed up,
but if anybody else would care to add any testimony, anything you feel we would miss?
Seeing no action, Mr. Koga, if you care to wrap up? There is nothing to rebut, but -- it's
all been said. All right. Thank you. Appreciate that. Okay. As suggested by staff,
there are some things that need to be adjusted and I think it's the right thing to do to
continue this to our second meeting in November, get the ACHD report. ACHD will
have the ideas incorporated that have already been talked about.
Mae: Mr. Chairman?
Zaremba: I guess the question is does any Commissioner have anything that they feel
they would add as a condition that's not already there?
Meridian Planning & Zoning
October 20, 2005
Page 35 of 37
Borup: Commissioner Moe.
Moe: No. I'm fine with it the way it is. What's been discussed. The only question I
would have of the applicant would be as far as Nampa-Meridian Irrigation, the situation
with the Ridenbaugh, are you going to be able to have that resolved and information will
be, then, by the 17th? Okay.
Zaremba: I see a head nod and a yes from the audience. All right. On the whole of it it
looks like an attractive project to me, so I see no reason to add any other -- the issues
that have been talked about I'm satisfied that they will be resolved.
Borup: A couple of the designs that they were talking about was the bulb outs, the curb
extensions, and the entrance. I'm assuming that the entrance moving was at Locust
Grove, not the whole length; isn't that correct?
Moe: Okay.
Zaremba: With such an odd-shaped piece of property, an excellent job of coming up
with something. It appears to be pretty attractive. Oh, I -- my one other question was
on the -- the same thing on the alleyways that will be private streets, they will be in their
own common lot? Yes. Okay. The answer to that is yes. So, they are maintained by
the homeowners association.
Borup: Right. Was the testimony on Rumple Lane that the hope is that would
eventually be a public road and the access would be a public road access from here?
It's still not going to be --
Zaremba: Over to Meridian.
Borup: -- just an emergency access, it will eventually be a public? Maybe--
Zaremba: If you would care to comment on that, sir. Come on back.
Koga: One thing I should mention. We did meet with Joe Silva about in the case it is a
private road for emergency he didn't have any problem with that. Just so that -- that he
has the right to have that access to it through an easement in there.
Borup: You said ACHD would like to see it go public and, then, I assume that would be
a full right of way --
Koga: Well, not only them, but you look on the City of Meridian on your Comp Plan for
your streets in the future, that you'd like to have -- it states there as a collector also. So,
we are working with -- like I say, with the developers to the north, so we have a joint use
on that.
Meridian Planning & Zoning
October 20, 2005
Page 36 of 37
Borup: Well, the reason I brought it up is at this point you don't show a wide enough
right of way to there, do you?
Koga: What we are showing right now -- I know it's hard to see on this, but we are
showing a right of way for a half street.
Borup: Okay.
Koga: And I think that's why I say we will work with the developers to show you how
that road will be brought in there. It's wide enough that a half -- it's a right of way for
emergency access for 20 feet and, then, also if it is the case that it turns from private to
public, that it's wide enough for taking up half of that.
Borup: Okay.
Zaremba: And you're talking --
Borup: You've got 31 feet there. It looks like 31 feet.
Koga: I think so.
Zaremba: Your discussion with the fire department, they are satisfied that even before
it becomes a public road it's still usable as an emergency access, which means that
you're not limited to 50 housing units, because there is a second --
Koga: Because the radius and half mile radius he has. Right. We had talked to him
about that.
Zaremba: Okay. Thank you. Well, I think the issues are known and we are interested
in ACHD's response. Anybody care to continue?
Hood: Mr. Chair? I'm sorry, I just wanted to add one more thing.
Zaremba: Mr. Hood.
Hood: We did talk to the applicant before and I just think it made it into the site specific
conditions that I will be adding for next time, is to have them relinquish any interest they
may have in that private road, just so there is not difficulty getting that public collector
that we are looking for in the future. So, I'll make note here to add that as a condition,
that any interest they may have when they plat, it goes away for that private lane. They
can sure use it as a public street, but just so we don't have that -- a Wingate Lane or
some of the other lane problems that we get with someone trying to cross that. So,
sorry, I forgot -- I did not include that as a condition, but we will include that for the next
time, so -- thank you.
Zaremba: Okay. That makes sense to me. Commissioner Moe.
..
Meridian Planning & Zoning
October 20, 2005
Page 37 of 37
Moe: Mr. Chairman, I move to continue file numbers AZ 05-045, PP 05-048, and CUP
05-046 as presented in the staff report, for the hearing date of October 20th, 2005, to
the November 17th, 2005, regularly scheduled meeting of the Planning and Zoning
Commission and would direct the applicant to make all changes as discussed this
evening.
Borup: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That
motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Zaremba: Thank you all very much.
Moe: Mr. Chairman?
Zaremba: Commissioner Moe.
Moe: I move we adjourn.
Borup: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed?
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Zaremba: We are adjourned.
MEETING ADJOURNED AT 9:10 P.M.
(TAPE ON FILE OF THESE PROCEEDINGS.)
APPROVED:
I I
DATE APPROVED
DAVID ZAREMBA - CHAIRMAN
ATTESTED:
WILLIAM G. BERG JR., CITY CLERK
Memo
To: Planning & Zoning Commission
From: Craig Hood, Associate City Planner
CC: David Koga, Anna Canning, Bill Nary, Project File
Date: November 14, 2005
Re: Reflection Ridge Subdivision (AZ-05-045, PP-048 and CUP-05-046)
Applications for 11-17-05 Planning & Zoning Commission Meeting
As the Commission is aware, the above-mentioned project was continued from the
October 20, 2005 meeting so that the Ada County Highway District (ACHD) could
provide comment to the City. As of the print deadline for the staff report, City staff
had still not received comments from the ACHD. City staff has been in contact with
ACHD staff and the discussions have primarily focused on appropriate street sections
and traffic calming measures for the internal streets. Staff believes that it is critical to
have the ACHD's input on a project this size before an official action is taken by the
Commission. Therefore, staff recommends that the Commission continue the public
hearing on the subject development at the November 17th hearing to allow the ACHD
to comment on this project and to allow the applicant time to revise the submitted
drawings to reflect any changes that may be required by the ACHD. To ensure that
both ACHD and the applicant have time to complete their tasks and to ensure that
City staff has ample time to receive and incorporate the ACHD's comments and
conditions into the staff report, staff recommends that AZ-O5-045. PP-05-048 and
CUP-05-046 be continued to December 15.2005.
AZ 05-045
MERIDIAN PLANNING & ZONING MEETING
October 20, 2005
APPLICANT M & H Development, LLC ITEM NO.
REQUEST Annexation and Zoning of 91.085 acres from RUT to R-4 zone for
Reflection Ridge Subdivision - 4275 South Locust Grove Road
12
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CfJ IV+' Yl w
pI H--Io )U [) (/1 / ~ d-tJ () s-
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff report
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See attached comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached comments
No comment
SffiLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
CO~:;::: ~;11.~ ~ Stf::~i~: tÝ{;;j:>q 31- WJ l/ J
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
AZ-OS---O45
Annexation and zoning of91.1 acres from RUT to R-4 (Low Density
Residential).
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STAFF REPORT
Planning & Zoning Commission
Hearing Date: 10/20/2005
TO Planning & Zoning Commission
FROM><- Craig Hood, Associate City Planner
-'-""---,
SUBJECT------<~~flection Ridge Subdivision
---
,--"~"~"-
PP-05-048
Preliminary plat request for 255 building lots and 26 common/other lots.
"----"-, -.
----'
CUP-O5-046
Conditional use penn it for a planned development consisting of255 single-
family home sites with a request to reduce the standard lot size, lot frontage,
building setback and maximum block length in the proposed R-4 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants, M & H Development, LLC and ADW, LLC, have applied for Annexation and Zoning
(AZ), Preliminary Plat (PP), and Conditional Use Pennit for a Planned Development (CUP/PD)
consisting of 255 building lots and 26 common/other lots on 91.1 acres. The site is located on the west
side of Locust Grove Road, approximately ~ of a mile north of Amity Road. This site is currently rural
residential and is currently improved with three single-family residential buildings and several accessory
buildings. The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and
CUP/PO) were submitted to the Planning Department for concurrent review. Below, staff has provided
a detailed analysis and recommended conditions of approval for the requested annexation and zoning,
preliminary plat, and conditional use pennit applications. However. as of the print deadline, staff has not
received comments from the Ada County Highway District (ACHO). Therefore. staff recommends that
the Commission hold the public hearillll on the subject develooment at the October 20th hearing:. and
direct the aoplicant on any changes that may be preferred. Staff further recommends that the subject
applications AZ-05-045. PP-05-048. and CUP-05-046 be continued to allow the ACHD to comment on
this project and allow the applicant time to revise the submitted drawinlls to reflect the requested chanlles.
NOTE: Althoullh staff's recommendation is for continuance, staff has included conditions of aooroval.
This has been done to expedite the hearing process and allow the Commission and the applicant the
opportunity to comment on the prooosed conditions at the October 20th hearinll.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4275 S. Locust Grove Road / west of Locust Grove Road, approximately ~ ofa mile
north of Amity Road, within 3NIE30.
b. Owners:
A & B Rumple Family Trust
3777 Sugar Creek Drive
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Meridian, Idaho 83642
&
ADW, LLC
4794 W. Cree Way
Boise, Idaho 83709
&
Thomas & Diane McCrorey
850 E. Rumple Lane
Meridian, Idaho 83642
&
Marlene Wiley
1515 Sherman Street
Boise, Idaho 83702
c. Applicants:
M & H Development, LLC
82 E. State Street, Ste. B
Eagle, Idaho 83616
&
ADW, LLC
4794 W. Cree Way
Boise, Idaho 83709
d. Representative:
David Koga, The Land Group
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Forty acres of the site is designated for Medium
Density Residential use on the Comprehensive Plan Future Land Use Map, and 50 acres of the
site is designated for Low Density Residential use on the Map. A multi-use pathway is also
shown adjacent to the Ridenbaugh Canal on the Map. "
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
annexation and zoning of the subject 91.1 acres to R-4, preliminary plat approval of255
buildable lots, and conditional use permit approval for a planned development with reductions
to the minimum lot size, minimum lot street frontage and maximum block length. The
applicant is proposing a mix of single-family, alley loaded lots (18 lots) and detached single-
family lots (237 lots). One-hundred-fifty-two of the lots are 8,000 square-feet or greater in
size, and 103 of the lots are below 8,000 square feet. The average lot size in the proposed
development is 8,745 square feet. A gross density of2.8 dwelling units per acre is proposed.
Usable open space in excess of 17 percent ofthe site, a swimming pool, a clubhouse with
changing rooms and restrooms, a half basketball court, a sand volleyball court, two tot lots,
gazebos, picnic tables, benches, ornamental entrance street lights, micropaths, a regional
pathway along the Ridenbaugh Canal, and a landscaped entrance boulevard coITidor with
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
street trees are some of the amenities proposed by the applicant.
1. Date of preliminary plat (attached as Exhibit AI): 09/12/05
2. Date of CUP site plan (attached as Exhibit A2): 09/13/05
3. Date oflandscape plan (attached as Exhibit A3): 08/15/05
h. Applicant's Statement/Justification (please see applicant's submittal material): The
proposed low density, R-4 zoning is compatible and hannonious with the suITounding area and
complies with the Comprehensive Plan. Medium density residential development exists and/or
is planned to the north, the east across S. Locust Grove Road and a portion of the south-west
property line. The City's Comprehensive Plan Future Land Use designates the land to the west
as Regional Mixed Use. This development will serve to tie those areas together and transition
from different intensity uses through its use as a high quality traditional neighborhood with
low density.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason of the provisions ofthe Meridian City Code Title 11 Chapter 16, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a planned development as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 6, a public
hearing is required before the City Council on this matter.
d. The subject application will in fact constitute a conditional use as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 17, a
public hearing is required before the City Council on this matter.
e. Newspaper notifications published on: October 3rd and October 17tl\ 2005
f. Radius notices mailed to properties within 300 feet on: September 23, 2005
g. Applicant posted notice on site by: October 10, 2005
5. LAND USE
a. Existing Land Use(s):
Rural residential
b. Description of Character of Sun-ounding Area: Rural residential, transitioning to urban
residential with the recent approvals of Bellingham Park Subdivision, Sicily Subdivision,
Roseleaf Subdivision, Chatsworth Subdivision, and the Tuscany Subdivisions.
c. Adjacent Land Use and Zoning:
1. North: Rural Residential, zoned RUT (Ada County); Approved Sicily Subdivision,
zoned R-8
2. East:
Rural Residential, zoned RUT (Ada County); Approved Bellingham Park
Subdivision, zoned R-8
Rural Residential, East Slope Subdivision, zoned RUT (Ada County)
Gravel Pit and Indoor Storage Facility, zoned RUT (Ada County)
3. South:
4. West:
d. History of Previous Actions:
N/A
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is located in Locust Grove approximately 1200 feet
to the north of this project. However, already approved projects will be bringing
it nearer to the site.
Location of water: Water is located in Locust Grove approximately 1200 feet
to the north of th is project. However, already approved projects will be bringing
it nearer to the site.
Issues or concerns: The topographic nature of this site leads to a couple of
concerns for the Public Works Department. The.first being that it leads to the
necessity of a new pressure zone for the City of Meridian. Secondly, that lot
drainage becomes a concern.
2. Vegetation: There are some existing trees on this site that should either be preserved
or mitigated for. The rest of the site is primarily used for agricultural purposes.
3. Flood plain: NA
4. Canals/Ditches Irrigation: The Ridenbaugh Canal traverses along the north
boundary of the subject property. There are a couple of other ditches and/or drains that
abut this site. Except for the Ridenbaugh Canal, the applicant is proposing to cover all
ditches and laterals that cross, intersect, or are adjacent to the site. Please see the
Analysis section and Exhibit B below for requirements related to the iITigation ditches,
laterals and canals on this site.
5. Hazards: The Ridenbaugh Canal runs along the north side ofthis site. The
Ridenbaugh Canal is deep and wide and could be a hazardous to children.
6. Proposed Zoning: R-4
7. Size of Property: 91 acres
8. Description of Use: Single-Family
f. Subdivision Plat Information:
1. Residential Lots: 255
2. Non-residential Lots: 0
3. Total Building Lots: 255
4. Common Lots: 26
5. Other Lots: 0
6. Total Lots: 281
7. Open Lots: 0
8. Residential Area: 91
9. Gross Density: 2.82 units per acre
g. Landscaping:
1. Width of street buffer(s): Per MCC 12-13-10-4 a 20-foot wide street buffer is
required along Locust Grove Road, a collector roadway. The landscape plan, site plan
and preliminary plat all depict a 25-foot wide street buffer adjacent to Locust Grove
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Road. No other street buffers are required by ordinance.
2. Width ofbuffer(s) between land uses: No land use buffers apply to the proposed
development.
3. Percentage of site as open space: Exclusive of the landscape buffer, the applicant
is proposing to set aside 16 acres of the site for common open space.
4. Other landscaping standards: The landscape buffer along Locust Grove Road
should be constructed in accordance with MCC 12-13-10. Common open space lots
should include at least one deciduous shade tree per 8,000 square feet (MCC 12-13-
16-5).
h. Conditional Use Infonnation:
1. Non-residential square footage: None
2. Proposed building height: The R-4 zone allows a 35-foot tall building.
3. Percentage of site devoted to building coverage: N/ A
4. Percentage of site devoted to landscaping: 17.7 % (16.1 acres)
5. Percentage of site devoted to paving: Approximately 23 acres of the site will be
improved as public roadways and private alleyways (private streets).
6. Percentage of site devoted to other uses:
7. Number of Residential units: 255
i. Amenities: Usable open space in excess of 17 percent ofthe site, a swimming pool, a
clubhouse with changing rooms and restrooms, a half basketball court, a sand volleyball court,
two tot lots, gazebos, picnic tables, benches, ornamental entrance street lights, micropaths, a
regional pathway along the Ridenbaugh Canal, and a landscaped entrance boulevard corridor
with street trees are some of the amenities proposed by the applicant.
j. Proposed and Required Residential Standards:
R-4 Setbacks (in feet)
N/A
Proposed Required
Front Living Area 10 (for alley-loaded lots) 15
15 otherwise 15
Side Accessed Garage 15 15
Front Accessed Garage 20 20
Street side 20 20
Side 5 5
Rear 15 15
Frontage 47 80
Lot Size 6,280 8,000
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
applicant is proposing one public street access to Locust Grove Road. The applicant is
proposing two stub streets to the large parcel to the northwest (Caven), one stub street to the
25 acre parcel to the southwest, one stub to the 121 acre parcel to the south, and one stub street
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
to the 23 acre parcel to the northeast. Staff supports the proposed stub streets. However, there
is a 5wacre parcel just south ofthe property, adjacent to Locust Grove Road, to which the
applicant is not proposing a stub street. The proposed main entrance into the subject
development (Wrightwood Drive) is just north of this parcel. Staff recommends that access
(stub street) to Wrightwood Drive be provided to Parcel No. SI130449650 (see Analysis
below).
The City did not require a stub street to the subject site from Sicily Subdivision to the north,
and the applicant is requesting to exceed the maximum block length because there is no outlet
for the northern most street (Luminous Way). Except for at the entrance, all internal streets are
proposed 36-feet wide (measured back of curb to back of curb) and have detached 5-foot wide
sidewalks. All streets will be public and will be constructed, along with curb, gutter and
sidewalks, to the Ada County Highway District's standards.
The applicant will also be constructing two 24-foot wide alleys in Blocks 2, 3 and 4. Homes
adjacent to these alleys will take access to the garage via the alley. Some of the alley~loaded
lots do not have frontage on a public street. Therefore, the alleys will need street signs and
addresses for those homes without street frontage will be provided from the alley. For this
reason, staff recommends that the proposed alleys be constructed as private streets (except for
the sidewalks) as set forth in the UDC 11-3F -4. Staff is supportive of the proposed street
system. For a detailed report on the public streets and access points to public streets, please see
the ACHD report (when available), the Analysis section of this report, and Exhibit B.
6. COMMENTS MEETING
On September 30,2005 Planning staff held an agency comments meeting. The agencies and
departments present included: 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.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Approximately 40 of the 91 acres is designated "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map. Medium Density Residential areas are anticipated to
contain between three and eight dwelling units per acre. The remaining 50 acres adjacent to
Locust Grove Road is designated "Low Density Residential" on the Comprehensive Plan Future
Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per
acre. The applicant has submitted individual calculations for the low density and medium density
areas. The 50.5 acres designated for low density residential contains 143 dwelling units for a
gross density of 2.8 dwelling units/acre. The 40 acres designated for medium density residential
contains 112 dwelling units for a gross density of 2.8 dwelling units/acre. Staff finds that the
overall density is within the range for a low to medium density project (2.8 dwellings per acre,
gross, and 3.8 dwellings per acre, net).
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a residential development. StafJfìnds that the existing residential
properties to the north, south and east are compatible with the proposed development. The
Parks Department has looked at redevelopment of the 25 acre pit area to the west and south
for a City Park. The main concerns of the Parks Department with this area being used for a
park are the lack of access to the area because there are steep slopes, and the lack of
visibility into the site. The Parks Department believes they can work around these constraints
and use a large portion of the 25 acre pit area for a park in this section. The property that
currently has storage facilities (northeast corner of Amity Road and Meridian Road) is
designated for Mixed Use - Regional on the Future Land Use Map. Staff anticipates the
existing mining pit and the storage areas to the west and south will redevelop in the near
future.
Support a variety of residential categories (low-, mediwn-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiwns, etc.) for the purpose of
providing the City with a range of affordable housing opportWlÎties. (Chapter VII, Goal IV,
Objective C, Action 10)
.
The subject applications include a request for the R-4 zone and propose only single-family
detached units. The applicant is offering a mix of lot sizes and house styles. Some alley-
loaded units as well as front-loaded garage units are proposed. Although the requested zone
does not provide much variety, the proposed Craftsman and Classic house styles do
contribute to the variety of house styles in the area.
Offer a diversity of housing types for a greater range of choice. Encourage quality housing
project for all economic levels in a variety of areas. (Chapter VII Goal V Objective A)
.
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
See bullet above. Stafffinds that the housing types proposed are appropriate for a residential
development in this location.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
The applicant is proposing to provide stub streets to the unplatted parcels to the northwest
(2), south (2) and northeast (1). However, there is a 5 acre parcel adjacent to Locust Grove
Road that the applicant is not proposing a stub street to. To enhance connectivity and to limit
future access points to Locust Grove Road, stqff believes that a stub street should be provided
to Parcel No. S1130449650. See Exhibit B below.
.
Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
See bullet above.
.
Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities. (Chapter VII, Goal I, Objective D, Action 8)
The applicant is providing a landscape buffer adjacent to the existing 1 and 5 acre parcels to
the south. The applicant has proposed a development in which the single-family lots in the
development are adjacent to other single-family lots. Staff recognizes that there are some
existing low density residential land uses to the south and supports the proposed landscaping
and lots adjacent to the existing residences.
Pennit new residential, commercial, or industrial developments only where urban services
can be reasonably provided at the time of final approval and development is contiguous to the
City. (Chapter IV Goal II, Objective A)
.
.
All urban services can be made available to this site.
Require new residential development to provide permanent perimeter fencing to contain
construction debris on site and prevent windblown debris from entering adjacent agricultural
and other properties. (Chapter VII, Goal I, Objective D, Action 9)
The applicant is not proposing to fence the entire perimeter of the site. If permanent fencing
is not constructed, temporary construction fencing should be installed prior to issuance of
building permits. See Analysis below for comments regarding the proposed fencing types.
.
Restrict curb cuts and access points on collectors and arterial streets. (Chapter VII, Goal IV,
Objective D, Action 2)
Except for Wrightwood Drive, access to Locust Grove Road should be prohibited.
Staff finds that the proposed R-4 zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code ll-2-1lists single-family dwellings as
permitted uses in the RA zoning district.
b. Purpose Statement of Zone:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
R-4 Low Density Residential District: Only single-family dwellings, public schools, and
public and private parks shall be pennitted and no conditional uses shall be pennitted except
for planned developments. The purpose of the R~4 district is to pennit the establishment of
low density single-family dwellings, and to delineate those areas where predominantly
residential development has, or is likely to occur in accord with the comprehensive plan ofthe
city, and to protect the integrity of residential areas by prohibiting the intrusion of
incompatible nonresidential uses. The R-4 district allows for a maximum of four (4) dwelling
units per acre and requires connection to the municipal water and sewer systems of the city of
Meridian.
c. General Standards: As part of the PD, the applicant is requesting modifications to the
standard lot size, and street frontage requirements of the R-4 zone. The applicant is also
requesting a modification to exceed the maximum block length of 1,000 feet. Other than these
requested dimensional standard modifications, the proposed development substantially
complies with all of the general standards of the Meridian Zoning Ordinance.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. AZ Application: 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 subdivision. Please see Exhibit D for detailed analysis of the required facts
and findings.
The annexation legal description subniitted with the application (stamped on August
15, 2005 by Timothy J. Fox, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
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 irogation.
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.
Special Considerations:
Development A~eement: MCC 11-16-4 provides the Planning & Zoning
Commission and City Council the authority to require a property owner to enter
into a Development Agreement with the City of Meridian that may require some
written commitment for all future uses. Staff believes that a Development
Ae:reement is necessary to ensure that this property is developed in a fashion that
is consistent with the comprehensive plan desitmation and does not neg:ativelv
impact nearbv properties. Staff believes that the Development Agreement should
include the following provisions:
Phasing: Plan: The applicant anticipates constructing the subdivision in four
phases. The phasing plan begins along Locust Grove Road and then north, south
Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
and finally west. Construction is anticipated to reflect market demand and
construction needs. Staff believes that some of the amenities proposed with the
development should be constructed prior to the development build out.
Therefore, staff recommends that prior to the City Council's approval of the 200th
residential lot, the park area on Lot 1, Block 11, shall be constructed.
Construction of the park shall include the proposed swimming pool and
restrooms, the parking lot, and the tot lot.
.
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 aDDlicant shall contact
the City Attornev. Bill Nary. at 888-4433 to initiate this Drocess. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
That the following shall be the only allowed uses on this property:
single-family detached homes.
That any new structure(s) shall be generally compatible in appearance
and bulk with the submitted pictures/elevations.
That prior to the City Council's approval of the 200th residential lot, the
park area on Lot 1, Block 11, shall be constructed. Construction of the
park shall include the proposed swimming pool and restrooms, the
parking lot, and the tot lot.
.
.
2. PP Application: The proposed preliminary plat substantially complies with the
Zoning Ordinance.
Special Considerations:
Detached Sidewalks: The applicant is proposing to construct 5-foot wide
detached sidewalks on the internal streets. The sidewalks are detached from the
curb with an 8-foot wide landscape strip. In accordance with the recently passed
ACHD planter width standards, the width of the planter strip should be
constructed as proposed and include Class II trees. See Exhibit B below.
Ditches. Laterals. and Canals: The Ridenbaugh Canal runs along the site's
northern boundary. The Farr Lateral runs along the site's south boundary. There
are other irrigation/drainage laterals that bisect this parcel. The City has
historically not required the Ridenbaugh Canal to be piped (it would take a large
diameter pipe). Per MCC 12-4-13, all irrigation ditches, laterals or canals,
exclusive of natural waterways, intersecting, crossing or lying adjacent and
contiguous to the area being subdivided should be tiled. Staff recommends that
exclusive of the Ridenbaugh Canal, all irrigation ditches, laterals and canals be
tiled. See Exhibit B below.
Pressure Icri!!ation: The City of Meridian requires that pressurized icrigation
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
Reflection Ridge Subdivision - AZ-05-045, PP.05-048, CUP-05-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 MCC
12-13-8 and MCC 9-1-28. See Site Exhibit B below.
Fencine:: The applicant is proposing to construct three types of fencing within the
development: 5-foot tall tan vinyl fence, 4-foot tall tan vinyl fence, and a 4-foot
tall black wrought iron fence. The applicant is not proposing to construct
permanent fencing around the entire perimeter. Due to safety concerns, staff
recommends that fencing adjacent to: Lots 6, Block 14; Lot 1, Block 11; Lot 8,
Block 15; Lot 1, Block 19; Lot 15, Block 6; and all fencing adjacent to
micropaths be restricted to either a 4-foot tall solid fence or a 6-foot tall open-
vision fence. Further, an open-vision fence (or a 4-foot tall closed fence) should
be constructed along the north side of the buildable lots that are adjacent to the
multi-use pathway near the Ridenbaugh Canal. A detailed fencing plan should be
submitted upon application of the final plat (MCC 12-4-l0.F.3). If permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building pennit. All fencing
should be installed in accordance with City Code. See Exhibit B below.
Existine: Residences/Buildine:s: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings shall
be removed or relocated prior to signature of the final plat by the City Engineer.
See Exhibit B below.
Multi-use Pathwav: The applicant is proposing to construct the multi-use
pathway that is depicted on the Future Land Use Map along the south side of the
Ridenbaugh Canal. The applicant is proposing to construct the pathway 10-feet
wide along the entire length of the property. Staff is supportive of the proposal to
construct the multi-use pathway as depicted. However, staff has concerns with
fencing and landscaping adjacent to the pathway. City Code 12-13-12-9 requires
a 5-foot wide landscape buffer along the pathway. The submitted landscape plan
depicts a fence directly adjacent to the south side of the pathway; no landscaping
is proposed. Staff recommends that the applicant be required to construct a 5-foot
wide landscape buffer along the south side of the multi-use pathway and fencing
on the south side of the landscaping. See Fencing above and Exhibit B below.
Microoaths: The applicant is proposing to construct several micropaths with this
plat. Staff is generally supportive of the pedestrian connections between the
different subdivision blocks. All micropaths shall be constructed at least 5 feet
wide, with 5 feet of landscaping on each side of the path (MCC 12-13-15-3). See
Exhibit B below.
Stub Streets: The applicant is proposing several stub streets to adjacent
properties. Staff is supportive of the location and design of the proposed stub
streets. However, there is a 5-acre parcel just south of the property, adjacent to
Locust Grove Road, which the applicant is not proposing a stub street to.
Because a stub street is not proposed to the south, Block 9 exceeds the 1,000-foot
maximum block length. The proposed main entrance into the subject
development (Wrlghtwood Drive) is just north of this parcel. Staff recommends
Reflection Ridge Subdivision - AZ-05-045, PP.O5-048, CUP-O5-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
that a stub street from Wrightwood Drive be provided to Parcel No.
S1130449650. Said stub street shall be located approximately 150 feet east of
Dazzle Way (measured from centerline to centerline). See Exhibit B below.
Lot 25. Block 6: With the cuaent lot configuration, Planning and Police staff
believe there is a visibility issue into common Lot 15, Block 6. Because Morning
Glory Place is a dead-end and there is a lack of visibility into the lot from the
street, staff recommends that Lot 25, Block 6, be combined with Lot 15 to create
one large common lot. See Exhibit B below.
Lot 13. Block 6: The applicant is proposing a common lot at the intersection of
Luminous WaylRadiant Ridge/Shimmering Street (Lot 13, Block 6). Because
this common lot reduces the amount of street frontage for Lot 12, Block 6 to 40
feet, staff recommends that Lot 13, be removed and included as part of the
adjacent buildable Lots 12 and 14. See Exhibit B below.
3. CUP Application: The submitted CUP substantially complies with the Zoning
Ordinance. Staffis generally supportive ofthe proposed CUP/PD application, as it
generally conforms to Titles 11 and 12, Meridian City Code.
Special Considerations:
Requested Modifications: The applicant is requesting reductions to the standard
lot size, front building setback and street frontage requirements ofthe R-4 zone.
The applicant is also requesting to exceed the maximum block length of 1,000
feet in 4 blocks (Block 19, Block 6, Block 13, and Block 9). Due to existing
topography and the lack of a stub street being provided to this site from the north,
staffis supportive of the proposed block length modifications in Blocks 6, 13 and
19. Staff does not support the request to modify Block 9 because a stub street
should be constructed to break up the block length (see Stub Streets above and
Exhibit B).
One-hundred-three of the proposed 255 lots (40%) are below the 8,000 square-
foot minimum lot size ofthe R-4 zone. One~hundred-fifty-two (60%) of the
proposed lots are at or exceed the minimum lot size ofthe R-4 zone. Nineteen of
the alley-loaded lots in Block 3 are requested to have a lO-foot front setback to
the liveable area (15 feet required by ordinance). Ninety-six of the 255 proposed
buildable lots (38%) do not meet the minimum street frontage requirement of the
R-4 zone (80wfeet). Except for the proposed block length of mock 9. staff is
supportive of the requested modifications as thev allow for diversitv in lot and
block size. See Exhibit B below.
Amenities: The applicant proposes usable open space in excess of 17 percent of
the site, a swimming pool, a clubhouse with changing rooms and restrooms, a
half basketball court, a sand volleyball court, two tot lots, gazebos, picnic tables,
benches, ornamental entrance street lights, micropaths, a regional pathway along
the Ridenbaugh Canal, and a landscaped entrance boulevard corridor with street
trees, and other amenities. Staff is supportive of the proposed amenities. See
Exhibit B below.
Elevations: The applicant has submitted sample pictures of how the alley-loaded
and classic houses will look. Staff is supportive of the buildings. Each house
shall be constructed in substantial compliance with the pictures submitted with
Reflection Ridge Subdivision - AZ-05-045, PP-O5-048, CUP-05-046
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
the CUP application. See Exhibit B below.
b. Staff Recommendation: Until the City receives comments and conditions from the Ada
County Hi~hwav District. staff recommends that the Commission continue AZ-05-045. PP~05-
048. and CUP-05~046 for Reflection Rid2:e Subdivision. Staff further recommends that the
applicant contact the Nampa Meridian Irri2:ation District (NMID) to work out the details ofthe
propertv line and easements for the RidenbauQ:h Canal relative to the pro\Josed multi-use
pathwav location. At the next hearin!l the avplicant should be preDared to !live an update on
anv chanQ:e to the pathwav's location that mav be required bv NMID.
10. PROPOSED MOTION
Recommend Continuance
I move to continue File Numbers AZ-05-045, PP-05-048, and CUP-05-046 as presented in staff
report for the hearing date of October 20,2005, to November 17, 2005, and in addition to staff's
comments, direct the applicant to make the following changes: (insert comments here)
Recommend Approval (All applications)
I move to recommend approval to the City Council of File Numbers AZ-05-045, PP~05-048 and
CUP-05-046 as presented in staff report for the hearing date of October 20, 2005 and the
preliminary plat dated September 12, 2005, the site plan dated September 13, 2005 with the
following modifications to the conditions of approval: (add any proposed modifications)
Recommend Denial (Annexation and CUP)
I move to recommend denial to the City Council of File Numbers AZ-05-045 and CUP-05-046 as
for the following reasons: (you should state specific reasons for denial. They should address how
the applicant might re-do the application to gain your recommendation for approval.)
Deny (Plat)
I move to deny PP-05-048 for the following reasons: (you must state specific reasons for denial.
They should address how the applicant might re-do the application to gain your recommendation
for approval.)
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 09/12/05)
2. CUP Site Plan (dated: 09/13/05)
3. Landscape Plan (dated: 08/15/05)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
Reflection Ridge Subdivision - AZ-05-045, PP~05-048, CUP-05-046
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: 9-12-05)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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1.1.2
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-OS-048)
1.1.1
The preliminary plat labeled as PP-l, PP-2, PP-3, and PP-4, prepared by The Land Group, Inc.,
dated September 12, 200S, is approved, with the conditions listed herein. All comments and
conditions of the accompanying Annexation and Zoning (AZ-OS-04S) and Conditional Use
Permit (CUP-05-046) application shall also be considered conditions of the Preliminary Plat (PP-
OS.048).
The planter strip between the curb and the near edge of the sidewalk along all the internal streets
with detached sidewalks shall be a minimum of 8-feet wide and include Class II trees.
All iITigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall
be tiled per MCC 12-4-13, unless otherwise approved by the City and the Irrigation District(s).
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 [mal plat signature.
Underground vear-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized iITigation systems be supplied by a
year-round source of water. The applicant shall 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 used, the
developer shall be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
Fencing adjacent to common Lot 6, Bock 14; Lot 1, Block 11; Lot 8, Block IS; Lot 1, Block 19;
Lot 15, Block 6; and all fencing adjacent to micropaths and the multi-use pathway shall be
restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence (maximum). A
detailed fencing plan shall be submitted upon application of the final plat (MCC I2-4-1O.F.3). If
pennanent fencing is not provided around the entire perimeter, temporary construction fencing to
contain debris must be installed prior to issuance of a building permit. All fencing should be
installed in accordance with City Code.
Prior to signature of the final plat by the City Engineer, all buildings that span across proposed lot
lines and/or do not meet the setback requirements of the zone and/or are not principally permitted
buildings shall be removed.
Construct a lO-foot wide multi-use pathway along the south side of the Ridenbaugh Canal.
Construct fencing, in accordance with Condition 1.1.5 above, on the south side of the multi-use
pathway along the Ridenbaugh Canal. The applicant shall construct said pathway along the
Ridenbaugh Canal from Locust Grove Road to the west property line so that it can be extended
west in the future. The applicant shall work with the City Parks Department to acquire the
necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian
Irrigation District (NMID), if the pathway is located within NMID's easement. The easement for
the Ridenbaugh Canal and pathway shall not be included within the area of any adjacent
buildable lot. The applicant shall confonn to the Parks Department's standards for construction of
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
the pathway. In accordance with MCC 12-13-12~9, a 5-foot wide landscape buffer shall be
constructed on the south side of the pathway. All landscaping adjacent to the pathway must be
maintained by the Home Owners' Association.
1.1.8
All micropaths shall be constructed at least 5-feet wide and include 5 feet of landscaping on each
side of the pavement.
1.1.9
In addition to the stub streets proposed, construct a stub street to Parcel No. S 1130449650 to the
south. Said stub street shall be located approximately 150 feet east of Dazzle Way (measured
centerline to centerline).
1.1.10 Combine Lot 25, Block 6, with Lot 15, Block 6, to create one large common lot.
1.1.11 Remove Lot 13, Block 6, and include the area as part of the adjacent buildable Lots 12 and 14.
1.1.12
The proposed alleys in Blocks 2, 3 and 4, shall be private streets to be constructed to ACHD's
public street standards, contain a minimum driving surface of at least 24 feet, and be located in
common lots. Addressing for the lots adjacent to the private streets with no public street frontage
shall be from the private street. Street signs shall be installed by the applicant on the private
streets with street name approval by the Street Naming Committee.
1.1.13 Maintenance of all common areas, including the private street (alleys), shall be the responsibility
of the Reflection Ridge Homeowners' Association.
1.1.14 Other than the public street access approved by ACHD, direct lot access to Locust Grove Road is
prohibited.
1.1.15 The submitted eight-page landscape plan prepared by The Land Group, mc., dated 8-15-05 is
approved as submitted, with the following modifications:
.
Construct a 25-foot wide landscape buffer along Locust Grove Road, as proposed. In accordance
with MCC 12-13-10, install at least one tree within said buffer for every 35 feet of frontage on the
Ustick Road right-of-way.
The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and
implementing a protection and mitigation plan for the existing trees on site.
All micropaths within the proposed subdivision shall be designed in accordance with MCC 12-
13-15 "Micropath Landscaping" and MCC 12-4-3 "Pedestrian Walkways."
Construct a 5-foot wide landscape buffer on the south side of the multi-use pathway. Materials in
said buffer shall be consistent with MCC 12-13-12-9.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under MCC 12-13-14.
If the stonnwater detention facility cannot be incorporated into the approved open space and still
meet the standards of MCC 12-13-14, 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.
Only Class II tress shall be allowed within the planter strips between the sidewalk and the curb
along the internal streets with detached sidewalks.
.
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.
Exhibit B Page 2
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1.3.4
1.3.5
CITY OF MERIDIAN PLANNING ÐEP ARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application.
1.2
1.2.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-05-048)
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
1.2.2
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.
1.2.3
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.4
Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-05-046)
The site plan prepared by The Land Group, Inc., dated September 13, 2005, is approved, with the
conditions listed herein. Applicant shall meet all of the requirements of the Annexation and
Zoning (AZ-05-045) and Preliminary Plat (PP-05-048) as a condition of the Conditional Use
Permit (CUP-05-046).
The project shall conform to the R-4 dimensional standards, except as follows:
.
Lot Size -
6,280 sq. ft. (minimum)
.
Lot Frontage - 47 feet (minimum)(on straight-away)
35 feet (minimum)(chord length on a cul-de-sac or curve)
.
Residential Building Setbacks - The following lots may have a 10-foot front setback:
Lots 2-5 and 7-11, Block 4; Lots 1-5, Block 3; and Lots 2-5, Block 2.
Blocks 6, 15 and 19 may exceed the maximum block length of 1,000 feet.
As amenities for the subject planned development, construct: a 10-foot wide asphalt pathway
from Locust Grove Road to the west property line; set aside usable open space in excess of 17
percent of the site, a swimming pool, a clubhouse with changing rooms and restrooms, a half
basketball court, a sand volleyball court, two tot lots, gazebos, picnic tables, benches, ornamental
entrance street lights, micropaths, and a landscaped entrance boulevard colTidor with street trees.
Construction within Reflection Ridge Subdivision shall substantially comply with the
pictures/elevations submitted by the applicant. Construction materials used on the structures shall
be approved by the City of Meridian Building Department and in accordance with the most recent
Building Code.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2 Meridian Public Works Department
2.1 Site Specific Conditions and Comments
2.1.1
2.1.2
2.1.3
2.1.4
2.1.5
2.1.6
2.1.7
2.1.8
Any existing domestic well 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 iuigation with approval for Idaho Department of Water
Resources.
Sewer to this site is being proposed via extensions of mains located in Locust Grove Road. At
this time these mains are approximately 1,200 feet from the subject property, however nearby
developments should have them adjacent to this site in the near future. The applicant shall be
responsible to install mains to and through this property, coordinate mains size and routing with
the Public Works Department. City of Meridian standard fonus of easements are required for any
mains that are required to provide service.
The applicant shall be responsible to install a temporary off-peak pumping station in a location
designated by the Public Warks Department. The station design and capacity shall be
coordinated with the Public Works Department, the design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new infonuation
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
Water service to this site is being proposed via extensions of mains located in Locust Grove
Road. At this time these mains are approximately 1,200 feet from the subject property, however
nearby developments should have them adjacent to this site in the near future. The applicant shall
be responsible to install mains to and through this property, coordinate mains size and routing
with the Public Works Department. City of Meridian standard fonus of easements are required
for any mains that are required to provide service.
Due to elevation changes on this site, a new pressure zone is being planned for this area. The
new zone would split this property at a 45 degree angle approximately 600 feet southwest of the
Ridenbaugh Canal. The northeastern portion of this development is serviceable by the existing
pressure zone; however the remainder of the property cannot be served by municipal water until
two sources for the new zone are established.
The first source would be from a well lot which the developer would donate to the City of
Meridian, the second source would be a booster station which would be installed at the
applicant's expense. The applicant shall coordinate with Len Grady at the Public Works
Department regarding this condition and he may waive the requirement for one of the two
sources.
The applicant shall be responsible for the installation of any Pressure Reducing Vault's that are
necessary to create the new pressure boundary. Each Pressure Reducing Vault shall be designed
to include communication capabilities that are consistent with the City of Meridian's SCADA
system. Coordinate location and number with Len Grady at the Public Works Department.
Please submit updated groundwater data for review by the Public Works Department.
The proposed landscape bulb in W. Wrightwood Drive near the intersection at Locust Grove
Road needs to be labeled with a lot and block number, with maintenance and ownership called
out in the plat notes.
Exhibit B Page 4
... ,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.1.9
Revise note 3 to read, "Each side of common side lot lines. . ..."
2.1.10 Revise note 4 to dedicate a 10Afoot public utilities, drainage and inigation easement along rear lot
lines.
2.1.11
Due to existing topography, applicant shall submit a Master Grading and Drainage plan as part of
the development plans and be reviewed and approved at that time. The Master Grading and
Drainage plan shall design the lots to drain in a way that minimizes the effect of runoff to existing
neighbors and the newly platted lots. The plan shall include at a minimum the following:
a. Finish grade elevation at each lot comer.
b. Drainage flow patterns on all lots.
c. If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
2.1.12
Meridian City Code l2-5-2-N requires that any new development shall provide pressurized
inigation. The applicant has indicated that Nampa and Meridian lITigation District is going to
own and operate the pressurized inigation system in this development. Evidence of a license
agreement shall be provided prior to scheduling of a pre~construction meeting, with a signed
license agreement prior to signature on the final plat.
2.1.13
The City of Meridian requires that pressurized iITigation systems be supplied by a year-round
source of water. If a creek or well source is not available, a single-point connection to the
municipal water system shall be required. If a single-point connection is used, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the
final plat.
2.1.14 No large landscaping shall be allowed within 5 feet of a meter tile, per City of Meridian Standard
Specification 7.07(w) note 3.
2.1.15 Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior
to applying for building pennits.
2.1.16 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized in-igation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.1.17 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized iITigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.1.18 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.1.19 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.
Exhibit B Page 5
3.4
3.5
3.6
3.7
3.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.1.20 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.1.21 Applicant shall be responsible for application and compliance with any Section 404 Pern1Îtting
that may be required by the Anny Corps of Engineers.
2.1.22 All grading of the site shall be perfonned in confonnance with MCC ll-12-3H.
2.1.23 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.
2.1.24 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.
3. Meridian Fire Department
3.1
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'
apart. mternational Fire Code Appendix C.
3.2
Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3
Final Approval ofthe 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 spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements ofthe!FC Section 509.5.
The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
Provide at least a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D 103.6 Signs.
Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
To increase emergency access to the site a minimum of two points of access will be required for
anv portion of the project. which serves more than 50 homes. The two entrances should be
separated by no less than 'l2 the diagonal measurement of the full development.
Exhibit B Page 6
3.13
3.14
3.15
3.16
3.17
3.18
CITY OF MERIDlANPLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.11
The proposed 255-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 740 residents at build out.
3.12
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
borne by the developer.
The homes with only frontage on the private streets (alleys) shall be addressed from the adjacent
private street (alley).
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.
Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
This project will be required to provide a 20' wide swing or rolling emergency access gate at the
western emergency access point. The gate shall be equipped with a Knoxbox Padlock which has to
be ordered thru the Meridian Fire Department.
Private Streets (alleys) that serve mews shall be constructed at least 24-feet wide.
Pool chemicals shall be stored in compliance with the International Fire Code.
4. Meridian Police Department
4.1
The proposed development and/or plat do not offer natural surveillance opportunities of the
public area between Lots 24 and 25, Block 6. Prior to the next public hearing, the applicant shall
submit a revised plat/plan that increases visibility by incorporating Lot 25 into Lot 15.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4.2
The proposed plat and/or site design encourages high.speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on Reflection Ridge Drive, Luminous Way, and Radiant Ridge Drive.
4.3
Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Meridian Parks Department
5.1
5.2
5.3
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13.6) will be followed.
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
The Parks Department is supportive of a future City Park just south of the subject site. However,
there appears to be an access issue with the future location.
6. Sanitary Service Company
6.1
SSC has no comments related to this application.
7. Ada County Highway District
FORTHCOMING»»»>
Exhibit B Page 8
CITY OF MERIDIAN PLANNING ÐEP ARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Legal Description
FOX Land Suw.ys, Inc.
4888 o-.t.dlW. 8TI! 182 A ..... ....... .:\ B37D5 A ... 'HZ 7857 A .. Mz 7437 FAX,
REFLECTION RK)GE ANNEXATION DESCRIPTION
A PORT1ON OF SECTION 30, TCJM8HIF 3 NoRTIt" RANGe 1 EAsT, BoasE MERI~
ADA CouNtY, IDAHo
A portion of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County,
Idaho, more particularly deaaibed as follows;
Commencing at the Center % Comer of said Section 30, the TRUE POINT OF
BEGINNING;
thence along the North..south Center of Section line, North 00"08'02" West, a distance of
1113.93 feet to the beginning of a non-tangent c::urve to the right on the centerline of the
RkIenbaugh Canal;
thenoe along said centerline the following courses and distances:
along said non-tangent curve to the right having a length of 152.90 feet. . radius 0(251-76
feet, a centtaJ snore of 34"47'46., tangents 01' 78.89 feet, and a long chord which burs
South 42"21W East, a distance Of 150.56 feet;
South 24"57'13" East, a distance of 378.12 feet to the beginnjng of 8 curve to the left;
along said curve to the left having a length of 115. 22 feet. 8 radius of 315.00 feet. 8 central
angle of ~57'29", tangents of 58.26 feet, and a long chord whfCh beers South 35"25' sa-
East. a distance of 114.58 feet;
South 45"54'42' East, a distance of 808.09 feet to a point on the East.WHt Center of
Section line of Section 30;
thence along said East-West Center of Section Line, South 89"43'54' Weat, a distance of
71.43 feet more or less, to the South side or the Rìdenbaugh Canal, 88 called for in Quit
Claim Deed Instrument Number 102158440;
thence along said South sjde the following courses and distances:
South 45"50'45" East, a distance of 1 032.09 feet more or 1es8, to the beginning of a curve
to the Jeft;
along said curve to the left having a length of 279.14 feat more or Jess, a radius of 800.00
fæt, a œntrat angle of 19"59'318, tangents of 14U)O feet more or less, and a long chord
which bears South 55"50'318 East. 8 distance of 277.72 feet more or less;
South 65"50' 1 S- East, a distance or 417. 14 feet more or less, to begimlng of 8 curve to the
left;
along said curve to the left having a length of 282,05 feet more or less, a radius of 300.00
feet, 8 centJ1IJ angle of 53.52'04', tangents of 152. 42 feet more or less, end a long chord
Exhibit C Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
which bears North 8]'013'42" East. a distance of 271.78 feet more or less;
North 60"17'40" East, a di&tenœ of 201.31 feet more or 1888, to the Easterly boundary of
SectIon 30;
thence along said eastør1y boundary, South 00"30'078 East, 8 diatsnce of 385.00 feet mòrø
or less to the South 1/16'" Comer tonvnon to SecIìons 30 and 29;
thence along the South 1/16~ line of Section 30, South 89"46'518 West, a distance of
2631.28 feet to the Center-5outh 1/16111 Comer of Section 30;
thence along the North-South Center line of Section 30, South COOO6'O2" East, a distance
of 187.53 feet to the most Southerty comer or property described in Personal
Representatives Deed InstMnent Number 99008747;
thence along the Southerly boundary of said Personal R&presøntatjves Deed the following
courses and distanœs:
North 38"33'24" West, a distance of 126.24 feet;
North 52"28'30" West, a di8tance of 595- 70 feet;
North 60"34'04" West. a distance of 244.40 feet;
North 64"04'55" West. a distance of 164.59 feet;
North 65"54'09" West, a distance of 453.96 feet to a point on the Weat 1/16111 line of
Section 30;
thence along said west 1/1ff' line, North 00"00'238 West, a distance of 646.52 feet to the
Center-west 1116'" Comer of Section 30;
thenee along the East-W8St Center Section line of Section 30, North eeo44'368 East, a
distance of 1323.01 feet to the TRUE POINT OF BEGINNING.
Containing 91.085 acres. more or less.
Subject to existing easements and rights-of-way as any may exist, of record or not of
record,
It is the intention of this description to include 811 of the property described in Quit Claim
Deed Instrument number 1 02158440, Pørsonal Representatives Deed Intitrumant Nunber
99008747, Quit Claim Deed Instrument number 96005405, and Quit Claim Deed
InstNment number 99112159, Including any portions of these properties not 'bed in
this dowment By.~W.!.P!i°~ ' a~
Fax Lend Surveys, Inc.
TunoIhyJ Fox President PlS 7612 ,'o"liJ,,'NPUBUC
" 'ENDOFoe&~
T.IJ':\I! w:~~0NIM28ANNIIXm:IIqI.ts.o$).DOC
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Refer to attached sketch.
Exhibit C Page 2
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I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed zoning amendment in tenus of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment:
A. Will the new zoning be hanuonious with and in accordance with the comprehensive plan
and, if not, has there been an application for a comprehensive plan amendment;
In Chapter VII of the Comprehensive Plan, 'medium density' is deEmed as areas
including single-family homes at densities of three to eight dwelling units per acre; 'low
density' consist of single-family homes at densities of three dwelling units or less per
acre. Staff finds that the requested residential zoning designation, R-4, is hanuonious
with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map,
which designates the 50 acres adjacent to Locust Grove Road to be "Low Density
Residential", and "Medium Density Residential" to the west. Some of the larger lots in
the development are within the area designated for low density residential. The applicant
has submitted detailed calculations for the low and medium density designated areas.
Staff fmds that the low density area contains less than 3 dwelling units per acre, and that
the medium density area contains just under 3 dwelling units per acre (2.8 d.u/acre gross).
The overall gross density of the project is 2.8 dwelling units per acre. Staff fmds that the
density proposed with the preliminary plat is consistent with previous Commission and
Council actions and generally confonus to the goals, objectives, and action items
contained in the Comprehensive Plan for these low and medium density areas. Staff finds
that the proposed zoning is in general confonuance with the comprehensive plan (please
see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan
action items that apply to this development).
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary plat and a conditional use permit for a planned development that proposes
single-family dwelling lots on the subject site (PP-05-048 & CUP-05-046). Staff does not
anticipate that the applicant plans to rezone the subject property in the future if the
accompanying CUP/PD and PP applications are approved.
C. Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning - for example, a residential area turning into
commercial area by means of conditional use pennits;
Staff finds that single-family homes are allowed (pennitted) within the requested R-4
zone, (if the accompanying Conditional Use Permit for a Planned Development is also
approved).
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
There have been no recent street improvements in the area. None of the nearby roadways:
Locust Grove Road, Amity Road, or Victory Road, are within ACIID's Five Year Work
Program or CIP (20-year plan) for road widening. Sicily Subdivision, Chatsworth
Subdivision and Roseleaf Subdivision to the north have been approved for development
similar to what is being proposed. Bellingham Park Subdivision and Tuscany Subdivision
D.
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
to the east have also been approved for single-family developments. The subject property
is generally sUlTounded by rural residential acreages. Staff does not find that there has
been a change in the area that dictates that this property should be rezoned. However, this
is the logical expansion of the City limits. Staff recommends that the Commission and
Council rely on staffs analysis, public testimony received and any comments submitted
from any other agencies or departments regarding whether this property should be
annexed.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
The applicant has submitted photos/elevations for the proposed dwelling units. If
constructed similarly to the units in the photos, staff believes that the design of the
dwelling units will be compatible with the adjoining uses. Staff finds that the proposed
development will change the existing character of the area, which is still largely rural.
However, the proposed development is generally harmonious with the intended character
envisioned by the Comprehensive Plan. Staff does not find that the proposed zoning/uses
will adversely change the essential character of area.
F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
The Commission and Council should rely on public testimony (oral and written) to
detennine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Staff does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, staff does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit B and all City Code provisions.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer; or will the person responsible for the establishment of the proposed zoning
amendment be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Urban services, such as water and sewer, are near to this site and
the applicant should be able to extend such services to the site. Staff finds that the subj ect
site is proposed for development in a fashion similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
As of the print deadline of this reDort. ACHD has not submitted a staff reDort with site
sDecific and standard conditions. When the City receives comments from the ACHD.
they will be included in Exhibit B.
On September 30, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff [rods that except for sanitary sewer, the public services listed above can be made
available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service
provider, regarding their ability to adequately service this project.
Exhibit D Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
I.
H. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff [mds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed annexation and the development of this site will not involve
uses that will create nuisances that would be detrimental to the general welfare of the
surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare,
or odors.
J. Will the area have vehicular approaches to the property which shall be so designed as not
to create an interference with traffic on sUITounding public streets;
The applicant is proposing to construct one public street access to connect with the
existing public street system. If is designed and constructed as required by the ACHD and
the City, staff does not believe that the subdivision will create interference with traffic on
the sUITounding public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
The Ridenbaugh Canal bisects this property. Staff considers the Ridenbaugh a scenic
feature. Staff recommends that this feature be protected and enhanced by the applicant.
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. Staff finds that
the proposed development will not result in the destruction, loss or damage of any natural
feature(s) ofmajor importance if developed under these conditions.
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) ofmajor importance of which staffis unaware.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the findinfls listed above. stafffinds that the annexation and zoninf! of
this propertv. as proposed bv the applicant. would be in the best interest of the City (see
Analvsis section in the Staff Report).
2. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Exhibit D Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Please see Annexation Findings Item A above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation Findings Items G and H above.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the subdivision will not require the expenditure of capital improvement funds.
D. The public fmancial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or envirorunental 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.
3. CUP Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenns of the following, and may approve a conditional use pennit
ifthey shall find evidence presented at the hearing(s) is adequate to establish:
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this title;
As part of the Planned Development (PD) the applicant is requesting relief from the
standard street frontage, lot size, front setback and maximum block length requirements
of the R-4 zone. Stafffmds that the subject property is large enough to accommodate the
requested use and all other required ordinance features. Although the site is large enough
to accommodate all of the features required by ordinance, the applicant has asked,
through the Planned Development, to modify specific development standards.
B. That the proposed use and development plan will be hannonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff fmds that the proposed subdivision is generally hannonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land
to be "Medium Density Residential" and "Low Density Residential" (provided the
Commission and Council grant the requested planned development). Please see
Annexation Findings A.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Please see Annexation Findings E.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Exhibit D Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Staff finds that if the applicant complies with all of the conditions of approval, this
development will not have an adverse impact on other properties. Staff recommends that
the Commission and Council rely upon public testimony, staff's analysis, and other
agency comments when detennining if the proposed uses will adversely affect other
properties in the vicinity.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
Please see Annexation Findings G and H, the conditions in Exhibit B, and any comments
that may be submitted to the City Clerk regarding this project.
F. That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare ofthe
community;
Please see Annexation Findings H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Please see Annexation Findings I.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Annexation and Zoning Findings J. The Commission and Council should
review any comments received from the ACHD regarding this project when detennining
this finding.
1.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be ofmajor importance.
Please see Annexation and Zoning Findings K.
Exhibit D Page 5
-. . ..
f)1l CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
\itB~LI~ Environmental Health Division
6.5 -o~
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Return to:
0 Boise
0 Eagle
0 Garden City
~Meridian
0 Kuna
OACZ
0 Star
to,
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R
0 1.' We have No Objections to this Proposal. ;~ c" ,,- !:.,',:
i...,--" ,.
02. We recommend Denial of this Proposal. . f Meridian
g~~ ë\erk Office
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability. -
'f;;2f Q. After wri~e approval from appropriate entities are submitted, we can approve this proposal for:
r entral sewage g community sewage system 0 community water well
interim sewage ~entral water
0 individual sewage 0 individual water .
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~f nvironmental Quality:
ntral sewage g, community sewage system 0 community water
sewage dry lines ~ntral water
'. -
Run-off is not to create a mosquito breeding problem.
~10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
Ji-14. Please see attached stormwater management recommendations
015.
0 child care center
Date:C.!~ ¿) J
Reviewed By: yJ1. ~--
1S726-001EHO904
Review Sheet
au CENTRAL
['.HËAL TH
DEPARTMENT
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, ID 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles,' and to protect and promote the health and quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Department of Environmental Quality, July
1997.
Storm water Best Management Practices Guidebook.
Prepared by City-of Boise Public Works DepartInent, May 2000.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, ID 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st 51.
P.O, Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
Land.I2","'"'
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Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
;:J:CEI\lEC.
- ,-',' '"' (
October 5, 2005
City of Meridian
City Clerk Office
--------~-" - ---- _Çit:L~f~eri4i~_____----------~~-~------------~---------------------- ------------ ------- -~--
33 East Idaho Ave.
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Reflection Ridge Subdivision will have an impact on school enrollments
at Mary McPherson Elementary. Lake Hazel Middle. and Mountain View High School.
We can predict that these homes, when completed, will house seventy-four (74)
elementary aged children, sixty-eight (68) middle school aged children, and fifty-six (56)
senior high aged students. Additional students will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school, as it may be necessary to bus students to other schools across the district.
ScltOo-I--cap-aL-ity-ib -address-edin-Id ahu---êude- 6 -r-6:5û&:îireM erm.í an S c h oo-îD í s trl c TÎs - -- --- --
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. Jfyou have any questions, please contact me at 855-4500.
Sincerely,
~ø--
Wendel Bigham
Building & Construction Manager
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
October 20, 2005
ITEM #
12
PROJECT NUMBER
AZ 05-045
Reflection Ridge Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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