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Home My WebLink AboutReflection Ridge CUP ITEM NO. 6 CUP 05-046 MERIDIAN PLANNING & ZONING MEETING APPLICANT M & H Development, LLC January 5,2006 REQUEST Continued Public Hearing from November 17, 2005: Conditional Use Permit for a Planned Development for 255 single-family residential dwellingunits 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 - 4275 S. Locust Grove AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See previous item packet / minutes in Al Packet CITY PLANNING DIRECTOR: CITY ATTORNEY See attached Staff Comments in Al Packet CITY SEWER DEPT: CITY PARKS DEPT: ;~ ~ tv ~ xJ.Q& ~ ~ CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. TO FROM: Planning & Zoning Commission Craig Hood, Current Planning Manager Meridian Planning Department 884-5533 .A. ~<') ,~';!Jl...~ clfc;ìd/:'~~ ( I J)MI<.' I.' \~~:~~,_'!..-'C,~ ~3Y--//!;' -~ i.,;. RECEIVEr) DEC 29 2005 ÇllY OF MERIDIAN CITY CLERK OFFICE" CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE ur..^""'f'. "^',°r..'-W ,^""TADV, < OMC STAFF REPORT Planning & Zoning Commission Hearing Date: ) /5/2006 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 (CUPIPD) 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 ~ 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 RECOMMENDATION 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 ae:enda. staff has received comments from the Ada Countv Hie:hwav District (ACHD). The annlicant has revised the submitted drawine:s to reflect the reQuested chane:es from ACHD and City staff. The bie:e:est chane:es are the addition of several traffic cahnine: measures. and the termination of Radiant Ride:e Drive in a cul-de-sac so it no lone:er exceeds the maximum block lenlrth. The recommendation and conditions of annroval listed within the subject staffrenort are based on the revised drawine:s for Reflection Ride:e. 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 11 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~05-048 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-O45. PP.O5-048, CUP-OS.O46 PAGEl CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 Preliminary Plat dated September 12,2005, the site plan dated Janm!1'Y 5. ZO°SJ. with the following modifications to the conditions of approval: (add any proposed modifications) Recommend Denial (Annexation and CUP) 1 move to recommend denial to the City Council of File Numbers AZ-05-045 and CUP-05-046 for the following reasons: (you should state specific reasons for denial of the annexation; you must state specific reason(s) for denial ofthe CUP.) Deny (plat) 1 move to deny PP-05-048 for the following reasons: (you must state specific reason(s) for denial.) Continuance I move to continue File Numbers AZ-05-045, PP-05-048 and CUP-05-046 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 Address/Location: 4275 S. Locust Grove Road / west of Locust Grove Road, approximately ~ of a mile north of Amity Road, within 3NIE30- b. Owners: 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 ]5]5 Sherman Street Boise, Idaho 83702 c. Applicants: M & H Developlnent, LLC 82 E. State Street, Ste. B Eagle, Idaho 83616 Reflection Ridge Subdivision - AZ-OS-O4S, PP-OS-048, CUP-OS-O46 PAGE 2 (D~~t~~~~.:.?!.:~,~.~..:~.!,3.:-:~~ .-...-..-=J CITY 01' MERIf)JAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 5.2006 & ADW, LLC 4794 W. Cree Way Boise, Idaho 83709 d. Representative: e, Present Zoning: David Koga, The Land Group 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 of 255 buildable lots, and Conditional Use Permit approval for a pJanned 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 ofthe 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): .0 1/05/06, 3, Date oflanclscape 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 harmonious with the surrounding 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. 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason ofthe 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 determined by City Ordinance. By reason of the provisions ofthe 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"O45, PP-O5-048, CUP-O5-046 PAGE 3 [ Formatted: Not Hig~light --~ [ Deleted: 09/13/05 ~,-,,- <c_=::] CITY OF MERJDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 d. The subject application will in fact constitute a conditional use as deten11ined by City Ordinance- By reason of the provisions ofthe Meridian City Code Title II Chapter 17, a public hemiog is required before the City Council on this !natter. e. Newspaper notifications published on: October 3"d and October 171h, 2005 f. Radius notices !nailed to properties within 300 feet on: September 23'-.1,2005 g. Applicant posted notice on site by: October 10tl', 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, RoseleafSubdivision, Chatsworth Subdivision, and the Tuscany Subdivisions, c. Adjacent Land Use and Zoning: I. 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 e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Sewer is located in Locust Grove approximately J 200 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 J lOOfeet 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 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: 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, 5. Hazards: The Ridenbaugh Canal runs along the north side of this site. The Reflection Ridge Subdivision - AZ-05-045, PP-O5-048, CUP-O5-046 PAGE 4 Ridenbaugh Canal is deep and wide and could be hazardous to children. 6. Proposed Zoning: R-4 7. Size of Property: 9J acres 8. Description of Use: Single-Family CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARTNG DATE or JANUARY 5, 2006 f. Subdivision Plat InfOllnation: I. Residential Lots: 255 2. Non-residential Lots: 0 3. Total Building Lots: 255 4. Common Lots: 27 5. Other Lots: 6. Total Lots: 2 (private street lots) 284 7, Residential Area: 8. Gross Density: 91 acres 2.8 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 wove 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 ofbufter(s) between land uses: 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). No land use buffers apply to the proposed h. Conditional Use Information: 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: N/A 7. Number of Residential units: 255 i. Amenities: 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 Reflection Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 regional pathway along the Rjdenbaugh 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) Front Living Area Proposed Required 10 (for alley-loaded lots) 15 15 otherwise 15 15 15 20 20 20 20 5 5 15 15 47 80 6,250 8,000 Side Accessed Garage (to street) Front Accessed Garage Street side Side Rear Frontage Lot Size 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, 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, 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. 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 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 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 Yo. mile. The applicant is proposing a public stub street, Reflection Ridge Place, in the generally vicinity 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-devclops, 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 reauirin!! traffic calmin!! devices at the intersection of Reflection RiMe Drive and West Wrightwood Drive as well as at Reflection Rid!!e Drive and Northern Li!!hts Reflection Ridge Subdivision -AZ-OS-04S, PP-OS-048, CUP-OS-046 PAGE 6 .-) ( Deleted: ;;;~~~;.~~~~~ by CITY OF MERIDIAN PLANNING DEP ARTMENl STAFF REPORT FOR TI-IE IlEARING DATE OF JANUARY 5,2006 A venue. The ACHD is also restrictinl!: driyeway locations near the roundabouts. Bulb-outs- for traffïc call11inl!:flre also beinl!: required at the Luminous Wav and Reflection Ridge Drive intersection, at the Luminous Way and Shimmering Street intersection, and at the Twilight Ridlle and MemoTV Ridlle Way intersection. Left and right hand tUn} 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 Al1alysis section of this 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 included 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 al1ticipated to contain between three al1d eight dwelling units per acre. The remaining 50 acres adjacel1t 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 del1sity 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 followil1g 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: . 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 m[jacent 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-O5~O45, PP-O5-048, CUP-O5-046 PAGE 7 1- Del~~di-~---~---=-==-~:_-- J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF JANUARY S, 2006 . The sll~iect lands are currently serviced by the Meridian Library District, This service will not change and the Meridian Librmy 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 VIl, Goal IV, Objective C, Action 1) The applicant is proposing a residential development. Stafjfinds 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 mi!1l!1¥.:pit 10 the west and south jòr 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 ¡¡rea 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-, 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 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) 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 traffic t1ow. (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). Staff is 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-OS.04S, PP-OS-O48, cUP-OS-O46 PAGE 8 lo;;~te~----u:-:-=~---- J [~;~~i.~_a. ----~~--------_.J lDelet~-;t--- .... - .. ----~~-.J [Deleted:pit _-----1 ...-.---".-"....-.". -"",.--1 CiTY OF MI.'RIDlAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DA TE.OF JANUARY 5,2006 . 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 1, Objective D, Action 8) The applicant is providing a land~cape bl!ffer adjacent to the existing J 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 10l,1,' 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 on]y 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 constn/cted prior to issuance of building permits, temporary constn/ction 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) Exceptfor Wrightwood Drive, access to Locust Grove Road should be prohibited, Staff.fmds that the proposed R-4 zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. 9. WNING ORDINANCE a, Zoning Schedule of Use Control: Meridian City Code 11-2-1 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 of the city, and to protect the integrity ofresidential areas by prohibiting the intrusion of incompatible nonresidential uses. The R-4 district allows for a maximum oHour (4) dwelling units per acre and requires cOimection to the municipal water and sewer systems ofthe 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. Reflection fudge Subdivision - AZ-O5-045, PP-O5-048, CUP-O5-046 PAGE 9 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 1. AZ Application: Based on the policies and goa1s contained in the Comprehensive Plan and the general complianœ of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed sing1e-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 1. Fox, PLS) shows the property as contiguous to the existing corporate boundary ofthe City of Meridian. TIle 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 maybe used for non-domestic purposes such as landscape ifligation. 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 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 Development Agreement is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan designation and does not negativelv impact nearbv properties. Staff believes that the Development Agreement should include the following provisions: Phasing P)an: 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 development should be constructed prior to the development build out. Therefore, staff recommends that prior to the City Council's approval of the 2001h 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. Rumple 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-05-045, PP-05-048, CUP-O5-046 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 Access to Arterials: Except for one public street access to Locust Grove Road, ali other vehicular access JD L(\cust G!:9}:~Ji()l!SLshould be prohibited for this site Multi-use Pathway: On the Comprehensive Plan Future Land Use Map, a multi- use pathway is depicted on this property. The applicant is proposing to construct the multi-use pathway on the south side of the Ridenhaugh Canal to the northwest propeliy 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. Therefore, 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 aDDlicant shall contact the CitY Attorney. Bill Nary. at 888-4433 to initiate this process within 18. months of Citv Council aoDroval of the annexation 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 devcloplIlent. 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 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. 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-O5-048, CUP-O5-046 PAGE!! CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR TilE HEARING DATE Of JANUARY 5, 2006 site from Locust Grove Road to the northwest comer of the property. 2. PP AppJication: Zoning Ordinance. The proposed preliminary plat substantially complies with the Special Considerations: Detached Sidewalks: The appJicant 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. Tn accordance with the recently passed ACHD planter width standards, the width of the planter strip should be constructed as proposed and include Class IT 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 in'igation ditches, laterals and canals be tiled. See Exhibit B below. Pressure lITigation: The City of Meridian requires that pressurized iITigation 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. Fencing: 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. Sl130212407 (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 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 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 12-4-1O.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, 1'1'-05-048, CUI'-05-046 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006 Existine: 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 Pathwav: TIle 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 (north side of the buildable lots.) See Fencing above and Exhibit B below. MicroDaths: The applicant is proposing to construct several micropaths with this plat. Staff is generally supportive of the pedestlian 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 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 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. 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 of the R-4 zone. Nineteen of the alley-loaded lots in Block 4 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 (80-feet). Staff is suDDortive ofthe 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, Reflection Ridge Subdivision - AZ-OS-O4S, PP-OS-O48, CUP-OS-O46 PAGE 13 CITY 01' MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TilE HEARING DATE OF JANUARY S, 2006 benches, ornamental entrance street lights, micropaths, a regional pathway along the Ridcnbaugh Canal, and a landsc.:aped 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 the CUP application- See Exhibit B below. b. Staff Recommendation: Staff recommends approval of the subject applications AZ-05- 045. PP-05-048, and CUP-05-046. with the conditions listed in Exhibit B of the StatIReport for the hearing date of January 5. 2006. Staff further recommends that the applicant contact the Nampa Meridian Irrigation District (NMID) to work out the details of the property line and easements for the Ridenbaugh Canal relative to the proposed multi-use pathwav location. At the public hearing the applicant should be prepared to give an update on any change to the pathway's location that mav be required bv NMID. 11. EXHIBITS A. Drawings 1. Pre! iminary Plat (dated: 09112/05) 2. CUP Site Plan (dated: p 11O51O1i) 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 7. Ada County Highway District 8. Nanma & Meridian In-igation DistIict 9. Central District Health Department C. Legal Description D, Required Findings from Zoning Ordinance Refleclion Ridge Subdivision - AZ-O5-045, PP-O5-048, CUP-05"046 PAGE 14 l formatted: Not Highlight ( D;¡;~~;;; ?91õ;S- ] I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 200G A Drawings 1. Preliminary Plat (dated: 9-12-05) 0 §~ -", iBJ;!i , ø" Q - ~~~-'~ I I,ii! ,~~:<i~ Bmm ~~::,p ~ .: ¡¡¡~i~ J'~ II zit I, . ~~~~ I!!!I' ¡" <¡::~ !;iîll ð¡i¡~ -'1!~ _ëií! 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NOI¡'MIO8ns 3DOI~ NOI.l~3l:J3H :~ '.-; -~-'--.. -. .-."--. _.""~ I ',-."l~ I ,.1., Ii.'~ I I I I I I I I I I I I I I I 1 I I I I I I 1 I I 7---------------~------------------------~ ../ . . ,~"-- Exhibit A Page I3 1.1.7 Exhibit B Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE (-IEARING DATE OF JANUARY 5. 2006 B. Conditions of Approval 1. Planning Department 1.1 8lTE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-048) 1.1.1 The preliminalY plat labeled as PP-l, PP-2, PP-3, and PP-4, prepared by The Land Group, Inc., dated September] 2, 2005, is approved, with the conditions listed herein. All comments and conditions of the accompanying Annexation 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 vear-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 we11 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, 81130212407 (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 ta11 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. A11 fencing should be installed in accordance with City Code. 1.1.6 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 MERII)IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006 confonn to the Parks Department's standards for construction oftbc 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 oflandscaping on each side of the path (MCC ] 2-13-15-3.) 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, have 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. 1.1.1 0 Maintenance of all common areas, including the private streets (alleys), shall be the responsibility ofthe 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-]3-10, 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. An 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 II 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 modifications 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 THE HEARING DATE OF JANUARY 5,2006 1.2 ].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) The site plan prepared by The Land Group, Inc., dated January 5, 2006,. 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). 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 lO-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 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, omamental 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 2.1 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- r Deleted: September 13. 2005 ~ CITY OF MERIDIAN PLANNING DFPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 domestic purposes such as landscape irrigation with approval for Idaho DepaIiment of Water Resources. 2.).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 the subject propeIiy, 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 Ibis property, coordinate mains size and routing with the Public Works Department. City of Meridian standard fOims of easements are required for any mains that arc 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, the design shall include communication capabilities that are consistent with the City of Meridian's SCADA system. If new infOimation 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 northeastem portion of this development is serviceable by the existing pressure zone; however the remainder of the property calUlOt 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 conununication capabilities that are consistent with the City of Meridian's SCADA system. Coordinate location and number with Len Grady at the Public Works Department. 2.1.7 Please submit updated groundwater data for review by the Public Works Department. 2,1.8 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. 2.1.9 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 2.1.11 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 inelude at a minimum the following: a. Finish grade elevation at each lot corner. 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 Melidian 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-constlllction 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 plioI' 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, plioI' 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 Amelicans 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RbPORT FOR THE I-IEARTNG DATE OF JANUARY 5,2006 2.1.22 All grading of the site shall be perfonncd in conformance with MCC 1 1-12-3H. 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 Depaliment 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. 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 y¡" 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 18" above finish grade. h. Fire hydrants shall be provided 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 of28' inside and 48' outside radius. 3.6 Provide at least a 20' wide Fire Lane t'Or all internal roadways all roadways shall be marked in accordance with Appendix D Section Dl03,6 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. 3.8 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 'Ii the diagonal measurement of the full development. 3.9 Building setbacks shall be per the International Building Code for one and two story construction. 3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, 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. Exhibit B Page 6 CITY OF MERIDIAN 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 efficient response by fire and emergency medical service vehicles, This cost of this installation is to be bome by the developer. 3.13 The homes with only frontage on the private streets (alleys) shall be addressed fi'om 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 ofthe building. 3.15 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site tìre 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). 3.16 This project will be required to provide a 20' wide swing or rolling emergency access gate at the westem emergency access point The gate shall be equipped with a Knoxbox Padlock which has to be ordered thru the Meridian Fire Department. 3.17 Private Streets (alleys) that serve mews shall be constructed at least 24-feet wide, 3.18 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 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 traftìc 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 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 ('ITY Of MEI'.IDlAN PLANNING DEI'ARTMENT STAFF REPORT fOR mE HEARING DATE Of JANUARY $,2006 5.2 Standard Plan for Protection of Existing Trees during Constmction: 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. SanitalY Service Company 6.1 SSC has no comments related to this application. 5.3 7. Ada County Highway District Site Specific Conditions of Approval 7.1 Construct the main entrance to the subdivision (West Wrightwood Drive) 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 as-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 of 25-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 of the 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 1,750-feet west of the cast 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 l,lOO-feet west of the cast property line, as proposed. Provide the District with the cost ofhalf of the bridge necessary to cross the Ridenbaugh Canal. Install a sign at the terminus of the roadway that states, "T1lÎs road will be extended in the future," 7.8 Construct a stub street to the north property line approximately 92-feet east of the west property line. Construct a temporary turnaround at the terminus ofthe 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006 7.9 Construct a stub street to the south property line approximately 51 O-feet west of Locust Grove Road to serve the 4.88~acre site located directly to the south ofthis 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 fudge Drive and West Wrightwood Dlive as well as Rct1cction fudge 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 1 Block 4 to access the adjacent alley, Lot 1 Block] 2 to access Reflection Ridge Drive, Lot 10 Block 17 to access Northern Lights Avenue, Lots IS Block 19 to access Reflection fudge Drive and Lot 2 Block 21 to access Reflection fudge Drive. Coordinate the size and design of the roundabout with traffic services staff. 7.11 Construct four cul-de-sac tul11arounds 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 center island within West Wrightwood Drive. Construct the island to be a minil1lum of 4-teet wide with a minimum area of 100-square feet while maintaining a minimum ofa 21-foot street section on either side of the island. 7.14 Construct bulb-outs at: . The Luminous Way and Reflection fudge Drive intersection . The Luminous Way and Shimmering Street intersection . The Twilight fudge 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 sUITOunding 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 of the right-of-way. 7.2.2 Private sewer or water systems arc prohibited from being located within any ACHD roadway or right-of-way. Exhibit B Page 9 7.2.13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DAlE OF JANUARY 5, 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 Distriçt'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, ISPWC Standards and approved supplements, Constlllction 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 incOlporates 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. 7.2.11 It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way- The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DlGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way, The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the tenns and conditions ofthis approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 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- Natnpa & Meridian Irrigation District 8.1 Namna Meridian Irrigation District requires that a Land Use Change Application be tiled. fi)!' review. prior to final platting. Please contact Donna Moore at 466-7861 for further intonnation- Exhibit B Page 10 Form..tted: Tabs: .92r~ Left Form..tted: Indent: Left: 0", Hanging: 0.5", Tabs: 0.5", Left + Not at 1" ~orm..tted: Tabs-:-O~~':::'~;~ + Not J at 1" CiTY OF McRJPIAN PLANNING DEPARTMENT STAFF REPORT FOR THE III-JAlUNG DATE OF JANUARY 5, 2006 ~;_2 All laterals nnd wast..: ways must h..: protected. The;: Distri,çfs Ridenballgh Can¡lI course;:~ aloll£:,thc- North boundary ofthis proposed IJroiecL Tbis easçmcntJll.l]st be protected \!nd any. encroachment without a signed License Agrecm<:nt and approved plan. hef(¡rcanv construction is started, is unaccentable. fU Allll1uniçiDa[ surface drainage must be retaill<:d 011 site, If an\' municinal suriace draÎnaee ]ê:aves . the site, the Namp[i Meridian ]rrÎgiltion Dish-ict must review draimw:e Rlans. 8.4 The developer must com])ly with Idaho Code 31-3805. 8.5 It is recommended that in'igation water be made available to all deve1omnents within the Nampa . MeiÌdian ]rrieation DistiÌct- 9. 9,1 Central District Health Depa¡1m(;:nt After written approval ti-om appropriate entities arc submitted, we can aL)1I'ove this proDosal for' central scwagc and ccntral water. 9_2 -The fol [owing plans must bc submitted to and approvo::d by the Idaho Del1artment of Health & Welfare, Division of Environmental Qualitv: central sewage and central w¡lter. 9.3 Run-on is not to create a lTloscluito breeding Droblem. 9.4 It is recommended that storm water be orc-treated l1rior to discharge to the subsurface to m-evellt . impact to ground water and surface water quality. The engineers and architects inyolved with the design of this project should obtain current best management tJractices for storm water disDosal and design a storm water management system that is tJreventing groundwater and surface water degradation. Exhibit B Page 11 . '-"'"-'--"""""] formatted; Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ... + Start at: 2 + Alignment: Left + Aligned at: 0" + Tab after: 0.5" + Indent at: 0.5", Tabs: Not at 1" rFormatted; -~;'bs: --OS', Left +-~~~"l ~t 1" ~ ~;~,_.".","---- Formatted: Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ... + Start at: 2 + Alignment: Left + Aligned at: 0" + Tab after: OS' + Indent at: OS', Tabs: 0.5", Left + Not at 1" ,,- Formatted: Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ,,- + Start at: 2 + Alignment: Left + Aligned at: 0" + Tab after; 0.5" + Indent at: OS', Tabs: OS', Left + Not at 1" '"' ~.., Formatted: Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ... + Start at: 2 + Alignment: Left + Aligned at: 0" + Tab after: OS' + Indent at: OS', Tabs: OS', Left + Not at 1" ." Formatted: Tabs: 0.31", Left + OS', Left + Not at 1" =~._, Formatted: Indent: Left: 0", Hanging: OS', Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ... + Start at: 1 + Alignment: Left + Aligned at: 0" + Tab after: 0.25" + Indent at: 0.25", Tabs: OS', List tab + Not at 0.25" + 1" ... Formatted: Tabs: OS', Left + Not at 1" ._"".'. .--" formatted; Indent: Left: 0", Hanging: OS', Outline numbered + Level: 2 + Numbering Style: 1, 2, 3, ..- + Start at: 1 + Alignment: Left + Aligned at: 0" + Tab after: 0.25" + Indent at: 0.25", Tabs: 0.5", List tab + Not at 0.2S" + 1" ,;c"';,'~";,,,.,~,, formatted: Indent: Left: 0", Hanging: OS', Outline numbered + Level: 2 + Numbering Style; 1, 2, 3, ... + Start at: 1 + Alignment: Left + Aligned at: 0" + Tab after: 0.25" + Indent at: 0.2S", Tabs: OS', List tab + Not at 0,25" + 1" CITY Of MERIIJIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 5, 2006 C. Legal Description FOX Land Surveys, Inc. 46" Ov""...... Rd" STE 182 A Boi..ldaIIO /183705 6 ao&.34Z-7967 A 2ß8.34Z.7437 FAX, REFLECTION RIDGE ANNEXA 11ON DESCRIPTION A PORTION OF SECTION 30, TOWNSHIP 3 NORTM, RANGE 1 EAsT, aOiSE MERIOIIIN, ArM COUNTY, IDAHO A portion of Section 30, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows; Commencing at the Center Y. Corner of said Section 30, lhe TRUE POINT OF BEGINNING; thenœ along the North-South Center of Section line, North 00°08'02" West, a dislarlce of .1113.93 feet to the beginning of a non-tangent curve to the right on the centerline of the Ridenbaugh Canal; IhElllce along said centerline the following COUr1iÐS and distances: along said non-tangentcurva to the right having a length of 152.90 feet, a radlusof251.76 feet, a central angle of 34.47'46", tangents of 76,89 feet, end a long chord which bears South 42°21 'œ" East, a distance of 150,56 feet; South 24°57'13" East, a distance of37B.12 feet to the beginning of a curve to the left; along said curve to the left having a length of 115.22 feet, a radius of 315.00 feet, a central angle of 20°57'29". tangents of 58.26 feet, and a long chord which bears South 35°25'56" East, a distance of 114.5Bfeet; South 45°54'42" East, a distance of SO8.OQ feøt to a point on the East-West Center of Section line of Section 30: thence along said East~Wast Center of Sadlon Line, South 89°43'54" West, a distance of 71.43 feet more or less, to the South side of the Ridenbaugh Canal, as called far In Quit Claim Deed Instrument Number 102158440; thence along said South side the following courses and distances: SOUth 45°50'45" East, a dislance of 1032.09 feel more or less, to the beginning of a curve to the left; along said curve to Ihe left having a length of 279.14 feel more or 19$5, a radius of 000,00 fee~ a central angle of 19°59'31", tangents of 141.00 feet more or less, and a longdlOrd which. bears South 55°50'31" East, a distance of 277.72 feet more or lass; Squth 65'50'16" East, a distance of 417.14 feet more or leas, to beglni1ingofa curvetolhe left; along said curve to the Itlft having a length of 282,05 feet more or less. a radius of 300.00 feet, a central angle of 53°52'04". tangents r:J 152.42 faet more or le&ll, and a long chord Exhibit C Page I CITY OF Mr,RIOIAN PLANNING DEPARTMIJNT STAFF IŒPORT FOR THE HEARING DATE OF JANUARY 5, 2006 which bear.; North 87"13'42" East, a distance of 271.78 feet more or less; North 60°17'40" East, a distance of 201 ,31 teet more or less, to tM Easterly boundary of Section 30~ thence along said easter!Y boundary, South 00"30'Or East, a distance of385.oo feet more or less to the South 1/16'" Comer common to Sections 30 and 29; thence along the Soulh 1/16'" line of Section 30, South 89°46'51" West, a distance of 2631.26 feet to the Center -South 1116'" Corner of SectIon 30; thence along the North-South Center line of Section 3D, South 00"08'02" East, a distance of 167_53 feet to the most Southerly comer or property described in Parsonal Represantatives Deed Instrument Number 99008747; thence along the Southerly boundary of said Personal Representatives Deed the following COurses and distances: North 38°33'24" West, a distance of 126.24 feet; North 52"28'30" West, a distance 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 West 1116'" line of Section 30; thence along said west 1/16" line, North 00°00'23" West, a distance of 646.52 feet to the Center-West 11161h Comer of Section 30; thehce along the East-West Center Section line of Section 30, North 89°44'36" 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 all of the propertY described in Quit Claim Deed InstnJment number 102158440, Personal Representatives Deed Instn.rnent Number 99008747, Quit Claim Deed Instrument number 96005405, and Quit Claim Deed Instrument number 99112159, including any portions of these properties not i ad in this document e~~/ . .~ Referto etteched sketch, Fox land Surveys, Inc. Timothy J. Fox, President PlS 7612.."",,11,,~ rllBUC , END OF DEãd~WbN T If".. W, IPROJR'l"-- m!-028.PIUlPROJI'A;N}f¡CIUI'I1 ONßI!211AA'N1<XD1'Bqa. ] "'" )-DOC Exhibit C Page 2 tT! >< ;::r g: (') "0 '" "" " ..., REFLECTION RIDGE ANNEXA TIONSKETCH ~' ~ I u' ~Û\ ~lAr~ : ~ï'b !3 I~ ~ ~ .' ~\ '~ I'ROPEIITY NOW OR ;;<[8 ~ CENTER LINE o.' .'$ I rofIIo!£RI.y "' g._~...--- RiDENBAUG1-4 '~1)o,'(I). J lI~æ[Y o.e.o, "'.. . .. CAN~L , {(,Y'.i JNSTI ISDœ!~ ~~ I ~ ~- 1"-' ,'- SC~LE 1'-500' r,p'O'S'41~ ¡ $,~. t .II S£C1lON 30 '1? <:'II X. C I : ", _._.~__......u!!tM:ä:l.....l."!~L-- .. J ~_.. 1- I Sð9"~'~4"W , , ~\ ,11.43:1: .. ' 'I ' ~~ ~. ~ -"'1"'1 , ""'\"', ~I! ! ~.,~ C£NTER UN( zl. PROPER1Y NOW OR I' ~q),."CRlIIDlBAUGH roRIoIERL Y RI/MP{, -~ CANAL . p'~~r' ; PROPERTY mIW O!I ~\....., If 81 I FORIImy W41)(JNS ..... ' . o.e.O. INSTI . ".:;)~ N60'\7'40"£ IN64"O4'SS.W 10215114-40 ~ '. 201.31':1: I 164,$'. fl,,:taì~ I N60"34'04'v.: II ";~c"'-4:;:;.t""~r~ 244.40 +"." 81 . I j,'f~~ 21~ - :Pfð1'.." II- ,,¡ f-- --- -- - .Jl..>o'Y ----------------------------- - SOO'OS'02"E SBi"46'S1"W 2631.26' I I 16U3' I N3B'3J'24'W : I 125.24' I ' I ~'«..&'~.1\._--', OJR 9 fA <:Ii AlIa: I í--T~'7" l C-! 251,n ;W47'4G' ~ sonr'OS"E ]SIUI , , C- 2 3]&11(1 ~1'21' 1t¡¡,Z2 SJ5't.nII". 114.511 ' I I' t- 3 800,00 1 rU'!t " ¡~.'4 SQ'SQ'!!'t 277,12 I' I , C- . !OO.OO 93W'1W, m.œ M8?'1iI'Q"!: 271.7. "ERH)'AN i'UB!,lC ¡ 52ðAn ntX$.4tct>, t)'\\\1 At r;, ~. ~~ J¡ CORí , , ¡ , , , 0 "" ¡;: '" ;>0 8 > z '" t'" ;J> Z Z' Z C1 0 tT! " > ;>0 g tr. Z ., ~ :::J ::0 '" .." % ., .." 0 ;>0 PIIOPÐI1'Y NOW OR FORIÆRI.. Y \\I.i£Y o,c.o, JNST, IQI12191t ., :J: m ¡;¡ > ::0 Z C'J ¡:, ;J> ¡;j 0 .." ~ c:: ;J> ~ yo '" 0 0 a, CITY Of MERlDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006 D. Required Findings tram Zoning Ordinance 1. Annexation Findings: The Commission and Council shall review the palticular facts and circumstances of each proposed zoning amendment in terms ofthc following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment: A Will the new zoning be harmonious with and in accordance with the comprehensive plan and, if not, has there been an application for a comprehensive plan amendment; In Chapter VlI of the Comprehensive Plan, 'medium density' is defined as areas including single-family homes at densities of three to eight dwel1ing 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 desiguation, R-4, is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which desiguates 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 tìnds 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 dwel1ing 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 preliminmy plat and a conditional use permit for a planned development that proposes single-family dwel1ing lots on the subject site (PP-05-048 & CUP-O5-046). 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 permits; Staff finds that single-family homes are allowed (permitted) within the requested R-4 zone, (if the accompanying Conditional Use Permit for a Plmmed Development is also approved.) D. 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 ACHD'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 Exhibit D Page] CITY Of MERIDIAN PLANNING DEPARTMENT S1AFF REPORT FORTI-IE HEARING DATE OF JANUARY 5, 2000 to the east have also been approwd for single-family developments. The subject property is generally sUiTounded by rural residential acreages. StatI 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 stairs analysis, public testimony received and any comments submitted from any other agencies or departments regarding whether this property should be annexed. E. Will the proposed uses be designed, constructed, operated and maintained to be hannonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; TIle 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 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 fife 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 hand]e the proposed development if the applicant complies with all of ACHD's conditions. All of ACHD's conditions are included in Exhibit B ofthe 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 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 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. Tbe primary public costs to serve the future residents wil1 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. I. Wil1 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. Wil1 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; 1. 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 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. StaŒ 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 findinfls listed above, staff finds that the annexation and zoninf! of this nronertv. as vronosed bv the anvlicant. would be in the best interest of the GiN (see Analvsis section in the Staff Report). 2. Preliminary Plat Findings: In determining the acceptance of a proposed subdivision, the Commission shall consider the Exhibit D Page 3 .~ CIl'Y OF MERIDIAN PLANNING DEPARrMENT STAFFREPORT FOR THE HEARING DATE OF JANUARY 5, 2006 objectives of this Title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Please See Annexation Findings Item A above. B. The availability of public services to accommodate the proposed development; Please see Annexation Findings Items G and H above. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the subdivision will not require the expenditure of capital improvement funds. D. The public financial capability of supporting services for the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments, E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to 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 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. 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 harmonious 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 lise, 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 have an adverse impact on other propeIiies. Staff recommends that the Commission and Council rely upon public testimony, staffs 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 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 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 determining this finding. 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, I. Please see Annexation and Zoning Findings K. Exhibit D Page 5 Meridian Planning & Zoning November 17, 2005 Page 33 of 37 Item 8: Item 9: Reflection Ridge Subdivision by M & H Development, LLC - 4275 South Locust Grove Road: 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: 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. Moe: Second. Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That motion carries, MOTION CARRIED: ALL AYES. Item 10: Item 11: 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: 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 RECEIVE!) JAN 0 5 2005 Cit-rr OEM. - . . C. 'J el1. di an Ity Clerk Office January 5, 2006 ITEM # DATE 4,5,6 AZ 05-045,PP 05-048,CUP 05-046 PROJECT NUMBER PROJECT NAME Reflection Ridge Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL CUP 05-046 MERIDIAN PLANNING & ZONING MEETING APPLICANT M & H Development, LLC November 17, 2005 ITEM NO. 9 REQUEST Continued Public Hearing from October 20,2005: Conditional Use Permit for a Planned Development for 255 single~family residential dwellingunits 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 - 4275 S. Locust Grove AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See previous Item packet / attached minutes CITY PLANNING DIRECTOR: CITY ATTORNEY See attached Memo for Continuance CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: ~6--\J I-~ü MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Date: Staff Initials: Phone: Emailed: Materials presented at public meetings shall become property of the City of Meridian. Meridian Planning & Zoning October 20, 2005 Page 29 of 37 Moe: I move that we move the public hearings on -- Borup: Why not just say so moved. Moe: 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 thert;} 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 point 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 center n-- 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 CUNe 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. Mee: 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 woulçj 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 Camp 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 paint 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 Commíssion and would direct the applicant to make all changes as discussed thís evening. Borup:-SeCQIJ.9:_- . 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: DAVID ZAREMBA - CHAIRMAN I I DATE APPROVED ATTESTED: WILLIAM G. BERG JR., CITY CLERK ---..~"MeJl1O /-/-.--.---. ----------.-.--------.. ~---- 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 Comnùssion 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-05-045. PP-05-048 and CUP-05-046 be continued to December 15.2005. CUP 05-046 MERIDIAN PLANNING & ZONING MEETING October 20, 2005 APPLICANT M & H Development, LLC ITEM NO. 14 REQUEST 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 - 4275 S. Locust Grove AGENCY COMMENTS CITY CLERK: CITY ENGINEER: /1 lJ)^-/-h. Vl tc.t PI H +0 /1 t. t~ /~ J-()()ç CITY PLANNING DIRECTOR: CITY ATTORNEY See attached staff report CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: See attached comments ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached comments See attached comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: ~ Date: JU-/C1 . Phone: 93£1- .LfOLfI Emailed: . r- -' I nc . r.D fY\ Staff Initials: ~ Materials presented at public meetings shall become property of the City of Meridian. CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 AZ-05-045 Annexation and zoning of 91,1 acres from RUT to R-4 (Low Density Residential). "; ,.. ') . -. " "r'- i</ ';'f) . I ~ ~ 0 /'" Ilf" I' .!il..("~tl: '-/VLtJI7i{1ilI11; ":ji";fc';;f~ /--¡:'~'/Ii ,,~ ~~ß.;~"c?/ .'CJI ,,-j11\)¡--I..I/¡'jC_i/i) ,. -.-:ITu' (-':_L:Ç)'>'.~~'--ri'~ STAFF REPORT Planning & Zoning Commission Hearing Date: 10/20/2005 TO FROM: SUBJECT Planning & Zoning Commission Craig Hood, Associate City Planner Reflection Ridge Subdivision PP-05-048 Preliminary plat request for 255 building lots and 26 common/other lots. GUP-05-046 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 Penn it for a Planned Development (CUPIPD) consisting of255 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 cucrently rural residential and is cuaently 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/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 pennit applications. However. as of the print deadline. staff has not received comments from the Ada County Highway District (ACHD). Therefore. staff recommends that the Commission hold the public hearing on the subject development at the October 20th hearing, and direct the applicant on any changes that may be prefecred. Staff further recommends that the subject applications AZ-05-045, PP-05-048, and CUP-05-046 be continued to allow the ACI-ID to comment on this project and allow the applicant time to revise the submitted drawings to reflect the requested changes. NOTE: Although staff's recommendation is for continuance, staff has included conditions of approval. This has been done to expedite the hearing process and allow the Commission and the applicant the opportunity to comment on the proposed conditions at the October 20th hearing. 3. APPLICATION AND PROPERTY FACTS a. Site AddresslLocation: 4275 S. Locust Grove Road / west of Locust Grove Road, approximately ~ of a mile north of Amity Road, within 3N1E30. b. Owners: A & B Rumple Family Trust 3777 Sugar Creek Drive Reflection Ridge Subdivision - AZ-O5-045, PP-OS-O48, ClJP-O5-046 PAGE 1 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 ofthe 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 armexation and zoning of the subject 91.1 acres to R-4, preliminary plat approval of255 buildable lots, and conditional use permit approval for a plarmed 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 of 2.8 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 Reflection Ridge Subdivision - AZ-05-045, 1'1'-05-048, CUP-05-046 PAGE 2 CITY OF MERlDIAN 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): 2. Date of CUP site plan (attached as Exhibit A2): 3, Date oflandscape plan (attached as Exhibit A3): 09/12/05 09/13/05 08/15/05 h. Applicant's Statement/Justification (please see applicant's submittal material): The proposed low density, R-4 zoning is compatible and harmonious 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 ofthe 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 ofthe provisions of the Meridian City Code Title 11 Chapter 16, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance, By reason 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 ofthe 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 ofthe 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 17m, 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 SuITounding 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-O5-048, CUP-05-046 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT 81' AFF 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 1200feet 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 qf 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 pmposes. 3. Flood plain: NA 4. CanalslDitches lITigation: 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. 5. Hazards: The Ridenbaugh Canal runs along the north side of this 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: f. Subdivision Plat Information: Single-Family 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-£00t wide street buffer adjacent to Locust Grove ReÐection Ridge Subdivision - AZ-05-045, PP-O5-048, CUP-05-046 PAGE 4 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 conunon 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: N/ A 7, Number of Residential units: 255 i. Amenities: Usable open space in excess of 17 percent of the site, a swimnúng 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) 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. Sununary of Proposed Streets and/or Access (private, public, conunon 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-O5-045, PP-05.048, COP.05-046 PAGES CITY OF MERlDIANPLANNING 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 5-acre 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 subj ect development (Wrightwood Drive) is just north of this parcel. Staff recommends that access (stub street) to Wrightwood Drive be provided to Parcel No. Sl130449650 (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 ofthe 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 reconunends 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 Exmbit B. 6. COMMENTS MEETING On September 30, 2005 Planning staff held an agency conunents 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 conunents and reconunended 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 fmds 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: Ret1ection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046 PAGE 6 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 qf 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 qf 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 N, Objective C, Action 1) 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 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-, 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 VIT, Goal N, 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 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 See bullet above. Stafffinds that the housing types proposed are appropriate jor a residential development in this location. . Require street colli1ections 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, staff believes that a stub street should be provided to Parcel No. Sl130449650, 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 fmal 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 pennanent 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 pennanent 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 11-2-1 lists single-family dwellings as pennitted uses in the R-4 zoning district. b. Purpose Statement of Zone: Reflection Ridge Subdivision - AZ-O5-045, PP-05-048, CUP-O5-046 PAGE 8 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 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 of the 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 ofthe 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 ofthe Meridian Zoning Ordinance. 9. ANALYSIS a, Analysis of Facts Leading to StaffReconunendation 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 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: Development AlITeement: 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 AlITeement is necessary to ensure that this propertv is developed in a fashion that is consistent with the commehensive plan desÜmation and does not nel!ativelv impact nearbv properties. Staff believes that the Development Agreement should include the following provisions: Phasinl! Plan: The applicant anticipates constructing the subdivision in four phases. The phasing plan begins along Locust Grove Road and then north, south ReÐection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-05-046 PAGE 9 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 applicant shall contact the City Attorney. Bill Nary. at 888~4433 to initiate this process. 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 imgation 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 itrigation ditches, laterals and canals be tiled. See Exhibit B below. Pressure In-Ü!ation: The City of Meridian requires that pressurized ilTigation 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-O5-048, CUP-05-046 PAGE 10 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 COllliection 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, Fencing: 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 pennanent 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 12-4-10,F.3), If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. All fencing should be installed in accordance with City Code. See Exhibit B below. Existing Residences/Buildin~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 lO-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, 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. 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 (Wrightwood Drive) is just north of this parcel. Staff recommends Reflection Ridge Subdivision - AZ-O5-045, PP-05-048. CUP-05-046 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 that a stub street from Wrightwood Drive be provided to Parcel No, Sl130449650, 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 CUITent 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, Staff is 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 of the 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, staff is 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 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 of the R-4 zone. Nineteen of the alley-loaded lots in Block 3 are requested to have a 10-foot front setback to the liveable 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), Except for the proposed block lenl!1:h of Block 9, staffis 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, ITÙcropaths, a regional pathway along the Ridenbaugh Canal, and a landscaped entrance boulevard cocridor 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 subITÙtted with Reflection Ridge Subdivision - AZ-05-045, PP-05-048, CUP-OS-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 Citv receives comments and conditions from the Ada Countv Highwav District. staff recommends that the Commission continue AZ-05-045. PP-05- 048. and CUP-05-046 for Reflection Ridge Subdivision, Staff further recommends that the applicant contact the Nampa Meridian Irri'iation District (NMID) to work out the details of the propertv line and easements for the Ridenbaugh Canal relative to the proposed multi-use pathwav location, At the next heariUl:! the applicant should be prepared to give an update on any change to the pathwav's location that may 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 staffs 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-05.045, PP-05-048, CUP-05-046 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 A. Drawings 1, Preliminary Plat (dated: 9-12-05) ~ -'--- > ", -.. --- ..--- --- - ~ :¡ IIi' i .. O~~PI """IF'!"'ri ~ .¡ "II L: t!'!d !úI'!U!W!l8Jd E S:; ¡h' 1: '_NOISI^la8n83~9è:_NOI1.:)3l:;!3~ .~! 1¡¡¡:¡1T¡1~li; I"~: .' '~l'~; ~ ;¡ !IIi'!! . ¡llff . < --- ~ ~ Cl. -II '-II ,1¡'I'I"'" 1", 1 ,-- ....-----E- --.. j II I I ~ ~! HI , ~:i n ~H;: d;ijo "n ' .' ¡' ~ . I ! :;;:",,_,',-'! j r I" -! -. t - . ., i ., , I -- t ~. i'ni¡'diíl "I'¡liI1IJ11111 ¡¡ :,;;;, ¡:¡ ~ . ~ j ~ '; ii /',. ~-" ¡¡¡r!~ ~ r~\ ~ 2! ~! ~ -§? !r..,. .'5¡;:¡ ;;0::",;;;7- OOD:S 1- ~ 2 ~ g .~ ~i .... ;:: ¡:: ,",;;J I!! 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I>.J g::;: t;t)1 ",-, ....c '" , " . . ,~!j~ !::: \'OÔO '-'¡Ifni ~ "L:-¡ S rr~!'; ~" "" ~,"~;" ;~ ;>: :u..-~; ~j~~~;r , , '~ ~ ;.,,*. ""P ~!-". r¡;iÜ¡ Exhibit A Page 2 °4~PI 'Uf'.!P!I¡¡\I'¡ ¡"'Id Á1eu!lU!I~Jd NOIS~~IO~~3ÐOIH NOll:)31£Jèj """-"- -, .J~ ,..f. , -"--""",, , , Jt>;,: I ,()P' ,j¡¡!1 i Hi!: 1",'! i 11', ' i"'- I I r I i ; , I " "..~----- "".'"",""m~--...,--.",._--.,--.."",---,..""".,--",,- N ti 0... J ¡ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ~ . ,:i- 'd ,;{9' =i!H! ' - IIi';': :!'If ,II I r...=... 1e~i:~~~J!;~Jd NO.iSII\IQ8n~::mOl~ NOU:::>31:::l3èJ ~"-'-' I~'--- âl"";,j;!-:~¡~-;ii~i'i'II' --~ " ~ ~ '~!j!I' '¡¡~!J I 'I «<l" ti' a... . 1)!,f8 . V,., ;- 11_'1 j ¡' .,,1 ~._"" ,!' , "--~-':_":'- '.~"i!'; ';. ; ~I ~¡ " c;, ;;;¡ _0 t:;:I: ~~ z":';3 gÔ;;;~ ~~~~~ ':::SI>(:i::>: j!§í2~¡; ;:;:;.,;~z «: r.:> z - => .,..Q;;;<".~' ~¡¡¡r::~Ð ~~~",,:§ ~f,Ê~; "'5o,:;-.;¿ ~~~~ _¿ ;.-'" irl~ VlO 0: ~U¡ ~j .,~, l' t~lf~ ¡<: 'f'!"1 ¡¡¡ j::~rlr'; U _..~ c ,; o:i 0, , lJK ,~: ~ ~ir~~~~ ,.. t...y" "'f:"'~ ! " -.". " ~~ ¡ ". -- ì!f:; f~.. " i@W~ _.! II I~ ~1J¡¡!t!J! "' síÜ!~!';~¡;'! ~, - 0.;,' IJI ~¡;j!1 .. -." _n_~__"--__n--_"__--'-'~n '_m__n______------------,,-- ---~~"""""""-'--:"',"':;--,--,7-_'_""="-~,,"-"-;-~=":-":-:"c:" -, Exhibit A Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 je:;¡" .11 i ft '," 'Ë ; ¡!" I : ~ :1 fHI ':::~ : 0 t;;;s ;;;g O';...;;;z 000:::: !;;zz¡;:¡ :S~i2:i~ ~ ¡;;¡!li ¡¿ "': ..:¡¡~ ~ ¡;; t """~žz f8~";1:5 ~<2i':!."!u "'zs.:i]!< :jó....zQ ~8êg~ <l."i;'\""~ $ðge "'.J~~ F.", ~g '" j ,~A 1:; i';;~; <: 'Pì' ~ ¡~::;t1 (; u~-," !;: ,~ ~', î~ 0 rl~: "~ -' ,:¡..,~~,-- !>' ~~~'-" 1']1 ~:¡;iJ~ Exhibit A Page 4 ".._, "" , - ,-'" , ", ~...----'- , '-".,tip, 'UI<P!I"I'II -/ " -- ~ ~eld AJeUIWI18Jd .. R '- N<?ISI^~a~n~ 3ÐŒ~- NO[l:)31~3tJ-, J[~.~t Þ-<~ L ~¥\' n. "~ t' ,¡¡ . I! ¡,,¡I,.:,!,. '0"1 ; !;¡":' "'bMff,'",¡;f ~'II "', ~Iiîìi .. '.. . .., "',' :à r:::. 15/' ~ ~h ;:,~;; 'i~"H.~ i!l~l~ ~ -----.- ~- ,..... h,"' . ,,===~,~=,,-c ':1" rL a.. ¡ ) CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 2. CUP Site Plan (dated: 9-13-05) Ii ::" I"] , ~e, .¡ !!lI'l~ .. 3 ., ~'I f, ~ '; IIi' ' , ""°", ,-<[is 3ã ts"'-3 tõ~~1 "'0 .. ~/=:"" "",,~ .. z~P..1'5~ :'i!f"ZZ ~~~~8 "'Z~"'« 0 r~ ¡;-;B" - ~~2~ ~~:; E'" ",f!) "'0 '" Exhibit A Page 5 OH\tm NVlaIH3~ NOISIAraanS 3ÐŒ~ NOLl;)31:J3H J "~;,NdlJ\,'IH ;r.~-rl ¡¡¡I/lli,¡!I!'1 ~;J;1J¡ )'if ¡ ~ ';h ~ I,!. ~ II(( ,... . '--~I.- ~, -Rl¡"!";":I~'~1".'1 '---n__, ,,11111 11 , ;. .. s:I I"'" aZ n : .! r; ,-. !.;~ ,~¡¡O n.: ¡i;i;¡ ¡ "E - ' .' '. EII~i~H¡¡f~: Hiftf!'Ì !II n!¡idiliHJ , > "5 ., c'~lÎ;~ ¡r\'~~ r.1J~~- !'."~'i ,'H¡~ i.;:' ""- <0. ;" ,. I;.. u~ r., " H ~ f~iJ r ~ H 1. ~~ .fe. j§ ï",'" ,::!~t¡ ~~~~fj I é -~ [ f,~~I" ":'t1 m~,;i .....u."".,.....,..._."._-",....."..."'~""'.----...-,,. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3, Landscape Plan (dated; 8-15-05) J .. ~I' ~J1 I - I --.- "--- -- - I ;----- - -,-,;;;;;--" J.ë\S M31~JU NU!S::¡O ~.. I J OHV<JI NVIŒ!:I31<'1 <;~,"';:\:'~IW,:t,,:!;'::~'t~~): a--- p "', r;- C9'~~ ,..1 -' "" - NolsINa8ns"'<;.m"';'.~:;'"iw=!!~;. 1--1-'/-- r;! rC :: -fl -~ - 3ÚOl~ NO'1~31:f3~ - -",.i:':;:;'1':?¡:.;:;: "-- ;.oI! ~ I- . j ! --."-"- - -- --- L::'JNI- 'd~O CI,NYI gill i:i-~J t-~ I_) 'I-" H - --- l, . ¡, J -.._- ,-,------ -.---- Exhibit A Page 6 ~ ìJ i d filii 'Iii ~ ff Ii llil " ~ ) ~d rg , I I J 00. I I j ¡ l I "JOOU j, ¡- 1 I , ! I J 0 ~O ~)(~)(~j L '-- \0]) ,,----- .'. -- I'"" I, 1 .," - ~' i J ~ , h! _:, ..~ lim, ;~ r- /'1- .'£' r ;/1 (0 1 i ;; ~i It If' ,,~ ~~! ïf ~II'I ~~ ~~H f~ !'~II mm ~ii~ !:: i j -mJ t ~h Iff () JlJJU :in dl .~, ." ---,-- ~ -" ,,' i I1II Îll'J Iii Jfll I, N, II/if till ! Ú';I 11'1 II 'Ilil ìrJ¡ ~1!li.l ¡I )1 i II PI II ""I lmJ':llIl)¡.-:!¡, ~ I i~jlfll!~ f~W~I'~ ¡1¡~~I~jl~I~ll¡~ II ¡ j ~111'IJr,! I'-Jlj,f'ljr, fl- '~'JW'!lf!llll, i t ~ ¡ujl¡l,n,I¡,rh,/11! ",¡'J.!lI!J!illpl!hlul!!!i!1 '"_._._-"-------;;:-:';"'~.7:- ""'-'-'-'M"C;:='--";":;<:',':-;-,.-, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ,,==--,,- ,....= ". ~I , '- .. , - ...,- DB M31"-'ltJ N~J's.'JQ I'I~ """"""~:-;';;:~;;"7~-";;--~"" ""--[¡I/"II', -(\,j '_..,_....,."...,.'..,.',.".,',...- I" ~ I ~ """""'w~Z "..., - . I , "--I , ""~'"H ."'::£.;:1 ~:~; ~ -,- ,- - ~ Q , ~""~"h"""""',- ...... J.... ~ ; :)NJ 'dnölt° 0NVlBHl. ~...1J ~ ll:! I ~ - . '.,. I I J - "'--"~ ". .,.'C' ,"" -"'" -,-- " OHIf{11 N\t10lt!3'" NOISI^'OEInS 3ÐOIl:f NOfl:)31.:13~ -"'- r--- r--m- ¡ j i ¡ I '-,,----- ------ ---"""-'J I j i ! ~r 01 ~! 11:1 <t¡ ¡ I _1 Î j ¡ ~r L5: ~I j -" ! i I ---j ¡ un_- -,.-,~" I~ !~ L5 Ir " ¡: :-<f: I I ~- ,...,"----" ...---- ',,------ i , ¡ I' III - .> it !-<[ :u.r I~ , , ,,--, IU ~~ r ¡:C, <t i if: .0( ! I [ "~,_..,---'" "'-"".-", -,,----, .",-. ------,"""" '."----="""'-~=~":-=-'~"";=-"7;:"", Exhibit A Page 7 z' ~J <c CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 i -: ,€9~J '" .- ---,,- ,.1 """"""'._~'--'""'--'-"'=='=,-;;;, Exhibit A Page 8 (0 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 I~:~ r CS' :1 OI-NOI N\IOIl:.t:1~ NOISIAloans 3ÐOI~ NOll:J31::J3!:1 u.j ! I :/ I ~ J , I w- I "- ,r I «{ 0 I ~I I z; f <q I I <e I ¡ ~, I ----' I , }o I I I r I ,-I I " I ~I I '~¡;;'""- ' I ,I I ~ I I I I I ! I I I I I I I .J "'--"""---O"-";-=-""'"""'~'-'---:-C":;-:"':;-"'-'-'-""~-:~:""î":"-"'O,":"'':-,", Exhibit A Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 I L - -. --__H - --.- - - . ~-"--_. ---------~-'-"'~_.~;-,=-~;";'",." -' ..".,j ---""".'.:"0""'..' ..."."",,, Exhibit A Page 1 0 I I I j I I J I I I ¡ I I I I I I I I I I I I I <I I I I I I I I I .._~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 I~:¡ iG;{ OHVOI NVldlI:I31"4 NOISI^IO8nS 3ÐOItJ NOll:>31£ltJ ---,,- ----- ---- ,-.---- -- I'~' "::f"~~:::~2~~]~ .,; .....:.....J~S ~;I~J~~1; N~83~ ^,u"~~"'-".I-~I.:_,,;;'~: ~,.." ".- ;cQ .- . ....~:'-.';:;~f,i):';¡: 'ír'.,1 ~ J. .~ïJ (~ ~-- dOOliD ON,,! mil ~-'" ~ } hIli, J ----.. ---'---'-'------,,----~ I j I I I i I I I I I I I I .. L~ 4.1 ~ ,~ n.. ..; U ~~ z; Si ~ .' Exhibit A Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT 81' AFF REPORT, QUESTIONS? CALL (208) 884-5533 OHVGI NVOIij3~ NOISINO8nS 39011:1 NOIl:)31::J31::J I , I I I , I I I I ¡ I I I I I , I I I I I I I I , 1 f , I I I I I I I I I , 11 j.J ~~ a, <I: ~~ i <0 t~~~~,"--' . .,~ "~' .1 t!i-~~ h~ :l:~:1:: !;: . .'~:~'-- . ' j~ }~)... ~_.-~. '-jfi.-.-- L ,'~" I- I r--p-- :~ (~Î ~ ~,'õI ," :,j¡, ;;~ Exhibit A Page] 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ". "~ . ~ 13$ M3&\31:J NQIS-JO ,,¡' -,';";""",.;,.;;;--"""'" I ~I. , ...... """'~"""'!~"""""""'""'~ "..... I ,...~..,-,..,~.,-,."";,.."'.- I~ I , _'~"M~.., """""".- I ¡¡¡ _I ."'~"'" . _.::;!.~~ ~~:: ~" "" ,-- Q", , "";"""'-""'"v'-~-:J~'.";II~J '-~~-~~~~ iJlg ~-..#~ t:~" III III I --- Î , I I ie=~ ~ -: , :¿ ~ "--" OHVOI NVtOIt/3i'1 NOISI^IO8nS 3Ðortl NOIl::>31j31:1 r' ",,----- I I I J I I I J I I I j I I I I I I i I I I I I I I I I I I I I I I I I j I I I J t I I I I I I I I I I L_.." I ,~--~':-:.'-: "-:.-..,, --.,,;;:.:-...,- -';;:;':;::"~""""=,:",-,...,""",.-;", Exhibit A Page 13 'r¡ ~.I ll' r.'L « 0 ø, ! jj <e CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 B, Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUrREMENTS~PRELIMINAR y PLAT (PP-O5~048) 1.1.1 1,1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 The preliminary plat labeled as PP-l, PP-2, PP-3, and PP-4, prepared by The Land Group, me., dated September 12, 2005, is approved, with the conditions listed herein. All comments and conditions of the accompanying Annexation and Zoning (AZ-05-045) and Conditional Use Pennit (CUP-05-046) application shall also be considered conditions of the Preliminary Plat (PP- 05-048). 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 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 fmal plat signature, Underground year-round pressurized inigation must be provided to all lots within this development. The City of Meridian requires that pressurized inigation 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 fmal plat by the City Engineer. Fencing adjacent to common Lot 6, Bock 14; Lot 1, Block 11; Lot 8, Block 15; 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 l2-4-1O.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 pennit. 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 pennitted 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 1.1.8 1.1.9 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. All micropaths shall be constructed at least 5-feet wide and include 5 feet of landscaping on each side of the pavement. m addition to the stub streets proposed, construct a stub street to Parcel No, S1130449650 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, me., 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, m 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 permitted 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. . . . . . Exhibit B Page 2 1,2.2 1.2.3 1.2.4 1.2.5 1.3 1.3.1 1.3.2 1.3.3 1.3.4 1.3.5 CITY OF MERIDIAN PLANNING DEPARTMENT 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 REQUllŒMENTS-PRELIMINAR Y PLAT (PP-05-048) Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-1O~8. 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 [mal plat application. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Staffs failure to cite specific ordinance provisions or tenus 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 REQUllŒMENTS-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 Pennit (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 to-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 lO~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. 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 tlns project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation 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 fonTIS 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 Works Department. The station design and capacity shall be coordinated with the Public Works Department, the design shall include communication capabilities that are consistent with the City of Meridian's SCADA system. If new 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 fonDS 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 conununication 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 10-foot public utilities, drainage and irrigation 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 12-S-2-N requires that any new development shall provide pressurized irrigation, The applicant has indicated that Nampa and Meridian lITigation District is going to own and operate the pressurized iITigation 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 ilTigation 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 CO111111on areas prior to signature on the fmal 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 11 0% 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 ilTigation 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 detennmed 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 DEP AR TMENT 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 Pennitting 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 11-12-3H. 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 l~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, 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 ofthe fIfe 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 of the IFC 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 of28' 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 D1O3.6 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 any portion of the project. which serves more than 50 homes. The two entrances should be separated by no less than Y2 the diagonal measurement of the full development. Exhibit B Page 6 3,9 3.10 3.11 3.12 3.13 3.14 3.15 3.16 3.17 3.18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 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, 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. 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 witmn the jurisdiction is more than 400 feet (122 m) from a hydrant on a fIfe 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, cuHhrough 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 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 5.2 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 5.3 6,1 SSC has no comments related to this application, 7. Ada County Highway District FORTH CO MIN G > > > > > > > Exhibit B Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 C. Legal Description FOX Land Surveys, Inc. 4898 Ov$ftand Rd. STE 162 A Boise Idaho A 83705 h. 208-342.7957 A 2OB-342-7437 PAX, REFLECTION RIDGE ANNEXA noN DESCRIPTION A PORTION OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAsT, BOISE MERID~, ADA CoUNTY, IDAHO A portion of Section 30. Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows; Commencing at the Center Y. Comer of said Section 3O, the TRUE POINT OF BEGINNING; thence along the North-South Center of Section Line, North 00"08'02" West, a distance of 1113.93 feet to the beginning of a nonMtangent curve to the right on the centerline of the Ridenbaugh Canal; th9nC$ along said centerline the following courses and distances: along &aid non-tangent curve to the right having a length of 152.90 feet, a radius of 251.76 feet, a central angle of 34"47'46-, tangents of 78,89 feet, and a long chord which bears South 42"21'06" East. a distance of 150.56 feet; South 24"57'13~ East, a distance of 378, 12 feet to the beginning of a curve to the left; along said curve to the left haying a length of 115,22feet, B radius of 315.QOfeel aœntral angle of 20"57'29". tangents of 58.26 feet, and a long chord whiCh bears South 35"25'58" East, a distance of 114,58 feet; South 45°54'42" East, a distance of 808.09 feet to a point on the East-West Center of Section line of Section 30; thence along said East-West Center of Section Line, South 89°43'54" West, a distance of 71.43 feet more or less, to the South side Of the Ridenbaugh Canal, as called for In Quit Claim Deed Instrument Number 102158440; thence along said South side the following courses and distances: South 45°50'45" Eas!, a distance of 1032.09 feet more or less, to the beginning of a curve to the left; along said curve to the left having a length of 279.14 feet more cr 1$0$8. a radius of 800.00 feet, a cenb'al angle of 19°59'31", tangents of 141.00 feet more or tess. and a long chord whÎål bears South 55°50'31. East. a distance of 277.72 feet more or less; South 65"50'16" East, a distance of 417.14 feet more or less, to beginning of a 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, a central angle of 53°52'04", tangents of 152.42 feet more or less, and a long chord Exhibit C Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 which bears North 87°13'42~ East. a distance of 271.78 feet more or less; North 60~17'4O" East, a distance of 201,31 feet more or less, to the Easterly boundary of Section 30; thence along said easterlY boundary, South OO"3Q'or East, a distance of 385.00 feet more or less to the South 1/16'" Comer common to Sections 30 and 29; thence along the South 1/16!h line of Sectîon 30, South 89"46'51- West, a distance of 2631.28 feet to the Center-South 11161h Comer of Section 30; thence along the North-South Center line of Section 30, South 00"08'02" East, a distance of 167.53 feet to the most Southerly comer or property described in Personal Representatives Deed InstnJment Number 99008747; thence along the Southerly boundary of said Personal Representatives Deed the fOllowing courses and distances: North 38"33'24" West, a distance of 126.24 feet; North 52"28'30" West, a distance 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 West 1/16'" line of Section 30; thence along said west 1/1611'1 line, North OO"OO'23B West, a distance 01646.52 feet to the Center-West 1I161h Comer of Section 30; thence along the East-West Center Section line of Section 30, North 89"44'36- 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 right&-Of-way as any may exist, of record or not of reoord. It is the intention of this description to include all of the property described in Quit Claim Deed Instrument number 102156440, Personal Representatives Deed InstIUment Number 99008747, Quit Claim Deed Instrument number 96005405, and Quit Claim Deed Instrument number 99112159, including any portions of these properties not de ¡bed in this document RþP?"Ö~ . ~ By,~, . ) ITa.. - ~ -I', Refer to attached sketch, Fox Land Surveys, Inc. Timothy J Fox President PLS 7612 .\',,'I,JIi\N pual.lC .. 'ENDOFD~ì~N 'UFo! ~ w ,1I'R00000'I1i\2l1O:I'D 5-OOII.1'R JlPJl.OJRCN)fSCJUI'TI ONS\ ~ 2&ANN ÐmE8C(3- J ~ .0') - DOC Exhibit C Page 2 tT1 ;< ::T [. () .., <ffl (þ U--' REFLECTION RIDGE ANNEXATION SKETCH ~I" I ~ PROFERTY NOW OR I ~:ð- FOHERL Y 'MI..lEY d>'\:J. O.C.D. ¡NU, '~~"'v~ 081121!O . I I" :12: PROPERTY NOW OR ¡;jig CEN'Ð LJN[ F'ORMfRL Y f: i - - - ..---- IUOENaAUQ4 McCROREY Q.e.D. ~'fÒ ,~CANAl IN$T, tl8ODS4C1S IN I . T,P.O.B. .: I . C " S£CTlOH JO ... I CW II. COR4- " I -. -_~ß!£ä:"...J}a~L-- I -- ~ ...--... xit29 1- '" S89"41S4"W .t COR I '" ,,71.43:!: ~I 'I ~~'" I ~!NI'" LJ t "~~" : . f I ..t~" j :10 i ~~ CENTER UNE i~ PROPERTY NOW OR I' O~ " ~ RIPENElAUGH . F'ORWERI. Y IW~ ~n.:.., CANAL , P.R.D. IIIST,' : -"..., . ' . 99008741 PFiOPERTY NOW OR ~ '"" FORllmL'I' WA1I(!tI'S '" ~... I ] Q.e.D. INST' Ci~~~ N60'\ 7'4O"E. 1t-M4'n4'SS-. I 10211584-40 u ~ ", .201.31': I 164.5&' f'>~~ I N60'34'C4-"W, '" I ,'~ ~ ~~.:1.-;;r ~i~ 244.4,0 1:'J:~ . gig. ¡ ,~. l~ -,y,t '" I+- r<f ~ - -- - - - - ..:::..>o~._---_....._... --------------- ---.. I SOO'(]8'OZ"e; S89"46'5'"W 2631.28' 167.53' I N;m'JJ'Z4-"W : I 126.24' I ' I CUR"Æ TAli!. I I .....fiii. E~ - - . i OUR\'( I<AOIJ & IJEL. TA lENGtH A/IIŒNT CHORD B~ RING C>!ORD Q/S1'.to.NCE r - - ßf).. ~~~ l '1:- 1 :lð'.7~ 34"47'46' 152..0 78.fi 542'21'0Bt: I \!50.9 , I ' C- 2 31&.00 :w'S7'28' 1\..2:2. !511.211 S35'25'!!!I"£ i 114311 ' ¡ C- ~ 800.00 1 9'Si'31 , 21iJ.14 \41.00 ssno'JI"t I 277.7~ I' I I C- 4 300.OC !$&2'!¡4. 242..œ !!:H2 1187'!3'~"£ I 271,78 MEi'!',O.'AN PUBLIC l ,^l n ...... ~ -< 0 "T1 ~ tT1 i:S \j ~ .......... j CJ d tIj .......... ~ ~ ~ tIj Z ~ (I'J ~ ~ "T1 Gi .......... 0 ~ 0-3 J:) ~ tI"r (I'J ~ ...... 0 Z (I'J ...;¡ SCALE 1"..500' Q > l' l' ,,-., tV 0 00 '-' 52:ðAnnexSketcl\.DWG 00 00 4'- , V1 V1 W W 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 terms of the following standards and shall fmd adequate evidence answering the following questions about the proposed zoning amendment: A. Will the new zoning be harmonious 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 defmed 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 overall 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 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; D. Staff finds that single-family homes are allowed (pemritted) within the requested R-4 zone, (if the accompanying Conditional Use Pennit 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 ofthe nearby roadways: Locust Grove Road, Amity Road, or Victory Road, are within ACHD's Five Year Work Program or CIF (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 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 suITounded by rural residential acreages. Staff does not find that there has been a change in the area that dictates that tIlls 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 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. As of the print deadline of this report. ACHD has not submitted a staff rerJOrt with site specific 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 finds that except for sanitary sewer, the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. Exhibit D Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1. H, 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; If approved, the developer will be fl11ancing 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 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. 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 detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. L. Is the proposed zoning amendment in the best interest of the city, In accordance with the findim¡s listed above, staff finds that the annexation and zoning of this lJrOlJertv. as prolJosed bv the alJlJlicant. would be in the best interest of the Otv (see Analvsis section in the Staff RelJort). 2, Preliminary Plat Findings: In detennining the acceptance of a proposed subdivision, the Commission shall consider the objectives ofthis Title and at least the following: A. The confonnance 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 f1mds. D. The public financial capability of supporting services for the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments. E. The other health, safety or environmental problems that may be brought to the Commission's attention, Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis, Staff recommends that the Commission and Council reference any public testimony that may be presented to detennine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 3, CUP Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in tenus ofthe following, and may approve a conditional use pennit 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. 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 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. 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 CoW1cil rely upon public testimony, staffs 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 E, 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 vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surroW1ding 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 ,,'\of; ",\'1Ü" t'u if . Joint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark :..-" ~1 -, "" '.' ""'" '-." . .... ,. co'.., ..f, (~ ::,: October 5, 2005 City of Meridi;<1n City Clerk office City of Meridian 33 East Idaho Ave. Meridian, ill 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of the 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. School capacity is addressed in Idaho Code 67-6508, The Meridian School District is currently operating beyond capacity, Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, ~~ Wendel Bigham Building & Construction Manager -,- I)!l CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT \itBt61I~ E nvi ronmental Health D ¡vision Rezone # I}- z Conditional Use # {'Up I Preliminary / Final/Short Plat --- '- ¡:{! - (>.:5 -D~ &1$" - ðy( DJ-<? Ocr Return to: 0 Boise 0 Eagle 0 Garden City ~Meridian 0 Kuna OACZ 0 Star -, ,-.. i' ':'" 0 1. '" We have No Objections to this Proposal. 02. 03. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. '-"-',' -', "" -, '" ..,';-". :c. "~;:: ;;:. ~.,,: G~~;"r' Ji ',. We recommend Denial of this Proposal. , i Meridian City 0 k OWn" City Cler Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters, 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability, %8, After wri~e approval from appropriate entities are submitted, we can approve this proposal for: 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 1ZÍ-10, Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center Ji-14. Please see attached stormwater management recommendations 015. Date:C!~ ¿) ¥ Reviewed By: YJ1. ~-- Review Sheet 15726.001EHO9Q4 (i CENTRAL r.HËAlTH DEPARTMENT MAIN OFFICE. 707 N. ARMSTRONG PL . BOISE, 10 83704-0825 . (208) 375-5211 . FAX 327-8500 To prevent and treat diseose and disability; to promote lIealtlly lifestyles,- (wd to protect and promote tile healtll 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. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000, Ada I Boise County Office 707 N. Armstrong PI. Boise, 10 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 SI. North Mountain Home, 10 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WlC: 587-4409 FAX: 587.3521 Valley County Office 703 N. 1st 51. rD. Box 1448 McCall, ID 83638 Ph. 634-7194 FAX: 634-2174 ...d,12,ovo,n, RECEIVED ~"-I I_, '¡' ': II" ~ IÚ'!",~' ". -.' I, :: '-¡- !.!)_;~~I ~&~'l~~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208"463-0092 ' 6 October 2005 phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 William G. Berg Jr., City Clerk City of Meridian 33 East Idaho Ave, Meridian, ill 83642 RE: AZ 05-045, CUP 05-046 & PP 05-048/Reflection Ridge Dear Will: AZ05-045; Nampa Meridian In-igation District has no comment on the above referenced application for Annexation and Zoning. CUP 05-046 & PP 05-048; Nampa Meridian Irrigation District requires that a Land Use Change Application be filed, for review, prior to final platting. Please contact Donna Moore at 466-7861 for further information, All laterals and waste ways must be protected. The District's Ridenbaugh Canal courses along the North boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site, the Nampa Meridian Irrigation District must review drainage plans. The developer must comply with I¡;hh(J Code 31 ~38(),:;,; It is rec'ouunende4tbà,timgQ-tion water be made available to all developmel1ts within the Nampa Meridian Irrigation District. " Sincerely, (jilt! ~ Superintendent Nampa & Meridian Irrigation District BH/dbg c: Crew Foreman File-Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS" 40,000