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AZ 05-053
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Eagle Springs Investments, LLC
January 5, 2006
ITEM NO.
7
REQUEST Continued Public Hearing from December 1,2005 - Annexation and Zoning
of 5.87 acres from RUT to R-8 zone forWindham Place Subdivision - 2640 North Meridian
Road
AGENCY
COMMENTS
CITY CLERK:
See Previous Item Packet / Minutes in AZ Packet
CITY ATTORNEY
CITY POLICE DEPT:
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CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
See attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: :EI;
Contacted: ,( f!\-- { { ( 0 f
Emailed:
Date: (~4-°Lr
Staff Initials:
Phone: gs 1-Df!fg
Materiels presented et public meetings shell become property of the City of Meridian.
Memo
To;
Planning and Zoning Commission
From: Josh Wilson, Associate City Planner
CC:
file
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Date; December 1 , 2005
Rec
Windham Place Subdivision
Staff has been made aware that the applicant for Windham Place Subdivision failed
to post notice of the public hearing on the property for the December 1, 2005
Planning and Zoning Commission hearing.
Staff recommends that the Commission continue the application to the next
available public hearing in order for the applicant to place public notice on the
property.
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John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
November 15, 2005
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To:
Eagle Springs Investments
6951 North Duncan Lane
Boise Idaho 83703
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Subject:
Windham Place Subdivision
24-Lot Subdivision
2640 North Meridian Road
On November 15, 2005, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Utilities
City of Meridian
Munger Engineering
4090 West State Street Suite 29
Boise Idaho 83703
Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us
----- ~ Right-at-Way & Development Services
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This application does not require Commission action and is approved at the staff level on Tuesday
November 15, 2005. Tech Review tor this item was held with the applicant on Friday November 11, 2005.
Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning,
20B-387-6177-phone, 20B-3B7-6393-fax, atuninaCâ1achd.ada.id.us
File Numbers:
Windham Place Subdivision I MAZ-O5-053
Site address:
2640 North Meridian Road
Owner:
Ed and Loretta Sweet
2640 North Meridian Road
Meridian Idaho 83642
Applicant:
Eagle Springs Investments LLC
6951 North Duncan Lane
Boise Idaho 83703
Representative:
Munger Engineering
4090 West State Street Suite 29
Boise Idaho 83703
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 24-lot single-family residential subdivision on 5.87-acres. The site is
currently zoned RUT and is proposed to be rezoned to R-8. The site is located between Meridian Road and
Fothergill Pointe Subdivision.
Acreage: 5.87 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 24-Lots
Common Lots: 3-Lots
Vicinity Map
1
7.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 230 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was not required with this application.
4.
Site Information: The site currently has one existing single.family dwelling.
5.
Description of Adjacent Surrounding Area:
a. North: Highgate Subdivision
b. South: Proposed Breinholt Subdivision
c. East: Fothergill Subdivision
d. West: Meridian Road and Clearbrook Estates Subdivision
6.
Impacted Roadways
Meridian Road:
Frontage: 87 -feet
Functional Street Classification: Minor Arterial
Traffic count: North of Fairview Avenue was 12,709 on 10-29-03
Level of Service: BeUer than LOS C
Speed limit: 35 MPH
An acceptable Level of Service for this segment of roadway is a Level of Service 0 based on
COMPASS Planning Thresholds
North Larchmont Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
East Hawk Street:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Woodbury Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Arrow Wood Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
50-feet
Local Street
Not Available (estimated to be approximately 40 VTPD)
20 MPH
50-feet
Local Street
Not Available (estimated to be approximately 170 VTPD)
20 MPH
None
Residential Collector
East of Meridian Road was 1,474 on 2-18-04
20 MPH
None
Residential Collector
Not Available
20 MPH
Roadway Improvements Adjacent To and Near the Site
Meridian Road is improved with 3-traffic lanes with vertical curb, gutter and sidewalk abutting the site.
3
North larchmont Avenue is improved with a 36-foot street section with rolled curb, gutter and
sidewalk.
East Hawk Street is improved with a 36-foot street section with rolled curb, gutter and sidewalk.
Woodbury Drive is improved with a 40-foot street section with vertical curb, gutter and sidewalk.
Arrow Wood Drive is improved with a 36-foot street section with rolled curb, gutter and sidewalk with
limited front on housing.
B.
Existing Right-of-Way
Meridian Road has BO-feet of right-of way (40-feet from centerline).
North larchmont Avenue has 50-feet of right-of way (25-feet from centerline).
East Hawk Street has 50-feet of right-of way (25-feet from centerline).
Woodbury Drive has 60-feet of right-of way (30-feet from centerline).
Arrow Wood Drive has a total of 50-feet of right-of way (25-feet from centerline).
9.
Existing Access to the Site
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
There are no roadway projects within this area that are programmed in the District's Five Year Work
Program or Capital Improvements Plan to be improved.
B.
Findings for Consideration
1.
Meridian Road
Right-ot-Way and Improvements
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter. 5-foot concrete detached sidewalks
and bike lanes.
District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
.
Meridian Road is currently improved with 3-traffic lanes with vertical curb, gutter and sidewalk
within a total of BO-feet of right-of-way. Due to the fact that Meridian Road is fully improved
and is not scheduled to be improved with the District's Five Year Work Program or Capital
Improvements Plan, the District will not require the dedication of additional right-of-way or the
construction of new improvements at this time.
Access
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150-feet from any existing or proposed driveway.
. The applicant is proposing to utilize the existing 20-foot wide driveway that intersects Meridian
Road approximately 20-feet north of the south property line. This driveway is located
approximately 45-feet south of Indian Rocks Street. This driveway does not meet District
policy in regard to minimum offsets. Staff is willing to recommend a modification of policy to
allow the driveway to remain IF:
1. The applicant provides an on site turnaround that allows vehicles entering Meridian
Road to enter had on as opposed to backing out onto an arterial roadway.
2. The applicant paves the driveway it full width of 20-feet into the site a minimum of
30-feet to eliminate gravel and debris being tracked onto the roadway.
2.
3.
4.
4
2.
Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface water
toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain free of
obstructions.
. The applicant is proposing to extend East Hawk Street from the east property line. Staff is
supportive of the applicant's proposal to extend East Hawk Street into the site from the east
property line due to the fact that Hawk Street was previously approved and constructed as a
stub street as a part of Fothergill Subdivision.
. The applicant is proposing to extend North Larchmont Avenue into the site from the south
property line. North Larchmont Avenue is currently not constructed but was required to be
extended to the south property line as a part of Breinholt Subdivision. Staff is supportive of
the applicant's proposal to extend North Larchmont Avenue and provide intra-neighborhood
connectivity and circulation.
3.
Street Sections
District policy 7204.4.2 states. "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
. The applicant is proposing to construct the internal streets as 36-foot street sections with
rolled curb, gutter and 5-foot concrete sidewalks within 50-feet of right-of-way. This street
section meets District policy and should be approved with this application.
4.
Other Access
Meridian Road is classified as a minor arterial roadway. Other than the access points that have been
approved with this application, direct lot access to Meridian Road is prohibited. A note will be
required on the final plat stating this access restriction.
C.
Site Specific Conditions of Approval
1.
Utilize the existing 20-foot wide driveway that intersects Meridian Road approximately 20-feet north of
the south property line IF: the applicant provides an on site turnaround and paves the driveway it full
width of 20-feet into the site a minimum of 30-feet to eliminate gravel and debris being tracked onto
the roadway.
Extend East Hawk Street from the east property line, as proposed.
Extend North Larchmont Avenue into the site from the south property line, as proposed.
Construct the internal streets as 36-foot street sections with rolled curb, gutter and 5-foot concrete
sidewalks within 50-feet of right-of-way, as proposed.
12.
13.
5
5.
Meridian Road is classified as a minor arterial roadway. Other than the access points that have been
approved with this application, direct lot access to Meridian Road is prohibited. A note will be
required on the final plat stating this access restriction.
6.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
Private sewer or water systems are prohibited from being located within any ACHD roadway or right-
of-way.
3.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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.
5.
Comply with the District's Tree Planter Width Interim Policy.
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.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
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.
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 Impact Fee Ordinance.
11.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use 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.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1.
2.
3.
Vicinity Map
Site Plan
Appeal Guidelines
6
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8
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless othelWise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or othelWise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
II
II
Development Process Checklist
0Submit a development application to a City or to the County
0The City or the County will transmit the development application to ACHD
0The ACHD Planning Review Division will receive the development application to review
0The Planning Review Division will do Q!1E1 of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
0Write a Staff level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its confonnance to District Policy.
DWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its confonnance to District Policy.
0The Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reports.
DFor All development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development RevieVi
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a penn it from Construction Services (ACHD) for ANY work in the right-of-way, includin~
but not limited to, driveway approaches, street improvements and utility cuts.
OPay Impact Fees prior to issuance of building pennit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
. Submit a "Driveway Approach Requesf form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
. Vie Steelman at Idaho Power must have his ¡PCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
. ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
9
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City of Meridian
City Cleric: Office
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
17 November 2005
phones: Areo Code 208
OFFICE: Nompo 466-7861
SHOP: Nompo 466"0663
William G. Berg Jr., City Clerk
City of Meridian
660 E. Watertower Lane
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RE:
AZ 05-053 & PP 05-055/Windham Place Subdivision
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation
& Zoning.
However, Nampa & Meridian Irrigation District does require a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466~ 7861 for further infonnation.
All laterals and waste ways must be protected, The District's Finch Lateral 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
Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within
the Nampa & Meridian Irrigation District.
Sincerely,
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Bill Henson
Asst. Water Superintendent
N ampa & Meridian Irrigation District
BH/dbg
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Water Superintendent
Crew Foreman
File-Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
DEC - 2 2005
City of Meridian
City Clerk Office
~&~~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
18 November 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Terry Pugh
Idaho Survey Group
1450 E. Watertower, Suite 150
Meridian, ID 83642
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RE: Land Use Change Application - Windham Place Subdivision
Please note the District now re uires three 3 sets of lans
Dear Terry Pugh:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Dictated by Ms. Moore and
mailed without signature
In her absence to avoid delay
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Eagle Springs Investments, LLC, 6951 N. Duncan Lane, Boise, ID
Ed & Loretta Sweet, 2640 N, Meridian Road, Meridian, ID 83642
83703
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS -- 40,000
Meridian Planning & Zoning
December 1, 2005
Page 9 of 18
ACHD reports not in. We will proceed through them in order and you're welcome to
listen to that, but we will not actually discuss any subject tonight. If you want to learn --
Okay. Let me give you -- that one we anticipate continuing to our meeting of January 5,
2006. That's when we will talk about it. January 5,2006. Okay. Thank you. All right.
Item 5:
Item 6:
Item 7:
Continued Public Hearing from October 6, 2005: AZ 05-042 Request
for Annexation and Zoning of 9.63 acres from RUT to R-8 zone for
Medford Place Subdivision by Dyver Development, LLC - 3335 South
Eagle Road:
Continued Public Hearing from October 6, 2005: PP 05-043 Request for
Preliminary Plat approval of 29 single-family residential building lots and 8
common area lots on 8.57 acres in a proposed R-8 zone for Medford
Place Subdivision by Dyver Development, LLC - 3335 South Eagle
Road:
Continued Public Hearing from October 6, 2005: CUP 05-044 Request
for approval of a Conditional Use Permit for a Planned Development for
Medford Place Subdivision that includes reductions to the minimum
requirements for lot size and street frontage by Dyver Development, LLC -
3335 South Eagle Road:
Zaremba: So, let me proceed with -- let me open the Public Hearing AZ 05-042, PP 05-
043, and CUP 05-044, and I would entertain a motion to continue those items to our
meeting of December 15th, 2005.
Moe: So moved.
Borup: Second.
Zaremba: We have a motion and a second. All in favor, please, say aye. Any
opposed? That motion carries.
MOTION CARRIED: ALL AYES.
Item 8:
Item 9:
Public Hearing: AZ 05-053 Request for Annexation and Zoning of 5.87
acres from RUT to R-8 zone for Windham Place Subdivision by Eagle
Springs Investments, LLC - 2640 North Meridian Road:
Public Hearing: PP 05-055 Request for Preliminary Plat approval of 24
building lots and 3 common lots on 5.87 acres in a proposed R-8 zone for
Windham Place Subdivision by Eagle Springs Investments, LLC - 2640
North Meridian Road:
Meridian Planning & Zoning
December 1. 2005
Page 10 of 18
Zaremba: Okay. I will open the Public Hearing for AZ 05-053 and PP 05-055. These
relate to Windham Place Subdivision. And entertain a motion to continue them to our
meeting of January 5, 2006.
Moe: So moved.
Rohm: Second.
Zaremba: We have a motion and a second. All in favor, please, say aye. Any
opposed? That motion carries.
MOTION CARRIED: ALL AYES.
Borup: I assume you reviewed the agenda for January and we are --
Zaremba: Our December 15th meeting is going to be pretty heavy, but --
Borup: Right. No.
Zaremba: -- there may be one or two drop out of that and a couple of them are things
that we have, actually, talked about before, so I hope they will go quick.
Borup: Well, I know the rest of this month is full.
Zaremba: The January 5th meeting is, actually -- I believe not quite as full as the
January 19th meeting.
Borup: Okay.
Zaremba: So, just a quick scan of those. So, January 5th seems to be a reasonable
time to move them. Let's see. Did we complete Windham Place? We took a vote and
it was all ayes, I believe.
Item 1 0:
Public Hearing: AZ 05-054 Request for Annexation and Zoning of 94.05
acres of which 49.27 acres is RUT proposed R-8 and 46.30 acres is RUT
proposed TN-R for Bryce Canyon Subdivision by Centennial
Development, LLC - 3935 West Franklin Road:
Item 11:
Public Hearing: PP 05-056 Request for Preliminary Plat approval of 475
single-family residential building lots and 62 other/common area lots on
94.05 acres in proposed R-8 and TN-R zones for Bryce Canyon
Subdivision by Centennial Development, LLC - 3935 West Franklin
Road:
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
JAN 0 5 2005
City Of Meridian
City Clerk Office
January 5, 2006
ITEM #
7,8
DATE
PROJECT NUMBER
AZ 05-053, PP 05-055
PROJECT NAME
Windham Place Subdivision
.-- NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
{, hL-fi ~> V
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
December 1 , 2005
ITEM #
8,9
DATE
AZ 05-053, PP 05-055
PROJECT NUMBER
PROJECT NAME
Windham Place Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
AZ 05-053
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Eagle Springs Investments, LLC
December 1, 2005
ITEM NO.
8
REQUEST Public Hearing - Annexation and Zoning of 5.87 acres from RUT to R-8 zone for
Windham Place Subdivision - 2640 North Meridian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
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J{\ . 'S 1
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
STAFF REPORT
TO:
FROM:
Hearing Date: 12/1/2005
Planning & Zoning Commission
Josh Wilson, Associate City Planner
City of Meridian Planning Department
208-884-5533
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SUBJECT:
Windham Place Subdivision
. AZ-05-053
Annexation and Zoning of 5.87 acres from RUT to R-8
. PP-05-055
--
u--
Preliminary plat of23 building lots and 3 other lots on 5.87 acres in a
proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Eagle Springs Investments, has applied for Annexation and Zoning (AZ) and Preliminary
Plat (PP) approval of 23 building lots and 3 common/other lots on 5.87 acres. The application materials
submitted incorrectly state that the applicant is requestim! 24 buildin!Z lots. The site is located east ofN.
Meridian Road, and south of Us tick Road. This site currently contains one existing residence with vacant
land and 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 and PP)
were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis
and recommended conditions of approval for the requested annexation and zoning and preliminary plat
applications below. Staff is recommending approval of the proposed Windham Place Subdivision,
submitted as AZ-05-053 and PP-05-055 with the conditions of approval as outlined in this report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
I move to recommend approval to the City Council of File Numbers AZ-05-053 and AZ-05-055
as presented in the staff report for the hearing date of December 1, 2005 and the preliminary plat dated
September 28, 2005 with the following modifications to the conditions of approval: (add any proposed
modifications).
Recommend Denial
I move to recommend denial to the City Council of File Numbers AZ-05-053 and AZ-05-055 as
presented in the staff report for the hearing date of December 1, 2005 and the preliminary plat dated
September 28, 2005 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).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2640 N Meridian Road lEast ofN. Meridian Road, and south of Us tick Road
b. Owner:
Edward and Loretta Sweet
2640 N. Meridian Road
Windham Place Subdivision AZ~O5-053, AZ-05-055
PAGEl
CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE Of 12/1/2005
Meridian, Idaho 83642
c. Applicant:
Eagle Springs Investments, LLC
6951 N. Duncan Lane
Boise, ill 83703
d. Representative:
Terry Peugh, Idaho Survey Group
e. Present Zoning: RUT
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
annexation and zoning of the subject 5.87 acres to R-8 and preliminary plat approval of 23
buildable lots. The applicant is proposing 22 attached single-family lots and 1 detached single
family lot. A gross density of 3.91 dwelling units per acre is proposed, with an average lot size
of 4,952 square feet. Access to the development is proposed from Hawk Street form the east
and Larchmont Avenue from the south, with the exception of Lot 1, Block 1, which will take
access from Meridian Road to the west.
1. Date of preliminary plat (attached as Exhibit AI): September 28,2005
2. Date oflandscape plan (attached as Exhibit AZ): May 3, 2005
h. Applicant's Statement/Justification (from the letter dated September 12, 2005): "The applicant
intends to develop the property as a single-family infill subdivision with [23] buildable lots
and 3 common lots. The applicant is proposing an overall density of [3.91] dwelling units per
acre. With an R-8 density, the development would be compatible with the adjacent R-8
densities to the north, south, east, and west. A zone change is desirable because it will allow
for infill development and the continued growth of the city and its existing services under the
current 2005 Comprehensive Plan; the site is designated as Medium Density Residential. The
proposed R-8 planned development would be in compliance with the intent ofthe City of
Meridian Comprehensive Plan."
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined by
City Ordinance. By reason ofthe provisions ofthe Meridian City Code Title 11, Chapter 5,
Article A (Table II-SA-I), a public hearing is required before the City Collilcil on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, Article
A (Table II-SA-I), a public hearing is required before the City Council on this matter.
c. Newspaper notifications published on: November 14 and 28,2005
d. Radius notices mailed to properties within 300 feet on: November 4,2005
e. Applicant posted notice on site by: November 21,2005
6. LAND USE
a. Existing Land Use(s): Existing residence with accessory buildings and vacant land.
b. Description of Character of Surrollilding Area: The surrounding area, except for the parcel
immediately to the south, has been developed as single family residences and very little vacant
land remains in the general vicinity of the subject parcel. The parcel immediately to the south
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
received preliminary plat approval for single family homes in October 2005 as Breinholt
Subdivision.
c. Adjacent Land Use and Zoning
1. North: Highgate Subdivision, zoned R-8.
2. East: Fothergill Pointe Subdivision, zoned R-8.
3. South: Vacant land recently approved as Breinholt Subdivision, zoned R-8.
4. West: Clearbrook Estates Subdivision, zoned R-4.
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works: (Michael Cole, Development Services Coordinator)
Location of sewer: Mains in N. Larchmont being extended to this site by the yet
to be constructed Breinholt Subdivision. The City of Meridian does not guarantee
the availability of sewer service in the time outlined in the UDC.
Location of water: Water service to this site is being proposed via extension of
mains in N. Larchmont Street and E. Hawk Street.
Issues or concerns: None.
2. Vegetation: Existing mature trees around existing residence and canal
3. Flood plain: NA
4. Canals/Ditches Irrigation: The North Slough crosses the property.
5. Hazards: None known on property.
6. Proposed Zoning: R-8
7. Size of Property: 5.78 acres
8. Description of Use: Single-Family Residential
f. Subdivision Plat Information
1. Residential Lots:
23
2. Non-residential Lots:
3. Total Building Lots:
N/A
23
4. Common Lots: 3
5. Other Lots: N/A
6. Total Lots: 26
7. Open Lots: 3
8.
Residential Area:
9. Gross Density:
5.78 acres
3.91 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet required on Meridian Road
2. Width ofbuffer(s) between land uses: None required; the subdivision is sUITounded
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/I/2005
by lands designated for, or developed as, single family residential.
3. Percentage of site as open space (PP and PD applications): 14.4%
h. Proposed and Required Residential Standards: per the R-8 zone and are as follows:
Setbacks Proposed Required
attached/detached attached! detached
Rear
Frontage
Lot Size
20
20
15
0/4
12
40/50
4060/5500 min. sq. feet
Front
Street side (Garage)
Street side (Living)
Side
20
20
15
0/4
12
40/50
4000/5000 min. sq. ft.
Summary of Proposed Streets and/or Access: Access to the development is proposed from
Hawk Street from the east and Larchmont Avenue from the south, with the exception of Lot 1,
Block 1, which will take access from Meridian Road to the west. All internal streets are
proposed as public. All sidewalks on Indian Rocks Court and Larchmont Avenue are five feet
wide and are attached to the curb. For detailed Conditions of Approval on the public streets
and access points to public streets, please see the attached Exhibit B.
7. COMMENTS MEETING
1.
On November 10, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff fmds that the proDosed zoninl! designation. R-8. is hannonious with and in accordance with the
2002 ComDrehensive Plan and Future Land Use MaD. which designates the land to be Mediwn Density
Residential. There is a maximum density of eight dwelling units per acre in the Comprehensive Plan; the
proposed gross density of Windham Place Subdivision is 3.91 dwelling units per acre.
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 properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sher~ff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density residential
uses on the Comprehensive Plan Future Land Use Map.
Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the pUl'Pose of
providing the City with a range of affordable housing opportunities (Chapter VII, Goal IV,
Objective C, Action 10)
.
The subject property is designated Medium-Density Residential on the Future Land Use Map
which identifies this area as an appropriate area for medium-density residential
development. This proposal meets the Comprehensive Plan definition of medium-density,
with a gross density of 3.91 dwelling units per acre.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The street connections provided from Fothergill Pointe Subdivision and Breinholt
Subdivision have been connected as planned (see ACHD report for details). This subdivision
is one of the last infill developments in the near vicinity and is providing connections to all
available stub streets.
Preserve, protect, enhance, and utilize our natural resources in Meridian and sUITounding
areas. Preserve and conserve our waterways, wetlands, wildlife habitat, and other natural
resources. (Chapter V, Goal I, Objective A)
The North Slough crosses the subject property and has been preserved and a multi-use
pathway has been located in accordance with the Comprehensive Plan. Wetlands, and
alternate natural resources are absent from this site and the subject property has designed
.
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1211/2005
.
the common/open :-.pace around preserving some open space for drainage management.
Develop policies and incentives to encourage infill and contiguous development. (Chapter V
Goal I Objective A Action 8)
The applicant has requested similar density relative to the immediate vicinity and will be
developing smaller lots with attached housing. The applicant has continued the plans for
development and the proposal meets the agencies expectations with preservation of the
waterway and connections to existing stub streets.
.
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)
The anticipated products for the site will be single family residences available to individual
buyers who are seeking a medium-small lot closer to the urban center.
.
Support infill of random vacant lots in substantially developed, single-family areas at
densities similar to surrounding development. Increased densities on random vacant lots
should be considered if: Development of uses other than single. family structures are
compatible with surrounding development as it complies with the current comprehensive
plan. (Chapter VII Goal V Objective A Action 10)
The proposed density is similar to the surrounding developments and staff finds the design to
be compatible with the existing neighborhood.
Apply design and perfonnance standards to infilling development in order to reduce adverse
impacts upon existing adjacent development. (Chapter VII Goal V Objective A Action 11)
.
Staff does not foresee negative impact on surrounding development outside of the
construction phase. The site has an existing residence which will remain and the size,
number, and quality of the houses is similar in nature to the surrounding developments that
the proposal should be indistinguishable upon build out. Attached products were used in the
development of Highgate Subdivision along Meridian Road immediately north of the site.
Staff finds that the proposed R-8 zoning designation is hannonious with and in accordance with
the Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single family attached and detached
homes as pennitted use in the R-8 zoning district.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. AZIRZ 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
facts and findings.
Windham Place Subdivision AZ-OS-OS3, AZ-O5-055
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ]2/112005
The annexation legal description submitted with the application (prepared on October
6, 2005 by Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian. Wells may be
used for non-domestic purposes such as landscape irrigation.
That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
2. PP Application:
Attached Homes: The applicant has indicated to staff that all homes in the
subdivision, with the exception of Lot 17, Block 1, will be attached single family
homes. To meet the square footage requirements of the R-8 zone, the following lots
must either have attached houses or shared driveways with garages that do not face the
street: Lots 5, 7, 13-16, Block 1 and Lots 2-9, Block 2.
Open Space Lots: The submitted preliminary should be revised to include the entire
multi-use pathway in a common lot to be owned and maintained by the Homeowner's
Association. Lot 2, Block 1 should be extended to the west parallel to the North
Slough to contain the pathway and Lot 11, Block 1 should be extended to the west to
encompass any land between the pathway and the southern boundary of the
subdivision which is not included in Lot 2, Block 1.
The applicant shall also revise Lot 2, Block 1 to connect to the cul-de-sac at the
terminus of Indian Rocks Court and provide a pedestrian connection to the multi-use
pathway.
Lot 1. Block 1: The submitted preliminary plat shows Lot 1, Block 1 as containing
land on both the north and south sides of the North Slough with a proposed bridge for
access to the south side. The applicant will be required to extend the multi-use
pathway, which connects to Meridian Road and was required as part of Breinholt
Subdivision and this path will be located on a portion of proposed Lot 1, Block 1.
Staff finds that the applicant should revise the preliminary plat to exclude the land
south of the North Slough from Lot 1, Block 1, eliminate the proposed bridge, and
include said land in the proposed common lot which contains the remainder of the
pathway through the project. The applicant verbally indicated to staff that it is the
desire of the existing homeowner to house horses on the rear portion of Lot 1, Block
1; however, livestock are not allowed within Meridian city limits.
Multi-Use Path: The applicant shall be required to extend the multi-use use pathway
which was required as part of Breinholt Subdivision immediately to the south. The
pathway shall be contained on a common lot to be owned and maintained by the
Homeowner's Association and a blanket public access easement shall be placed on
said lot.
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 7
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
Landscape Buffer on Meridian Road: A 25-foot landscape buffer which contains at
least 1 tree per 35 feet and complies with the requirements of UDC 1I-3B- 7 is
required along Meridian Road. The buffer shall be placed in an easement to benefit
the Homeowner's Association.
Fencing: The applicant is proposing to construct a six foot tall cedar solid fence at the
top of bank on the south side of the North Slough. UDC 1I-3A-6BI prohibits fencing
along natural waterways which prevent access to the waterway. The North Slough is
determined to be a natural waterway, and fencing along it will not be allowed.
Fences along the multiuse pathway and open space lots shall be limited to either 4-
foot closed vision fencing or 6-foot open vision fencing per UDC 11-3A-7. This
applies to Lots 4,9, 10, and 12, Block 1.
A detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided, temporary construction fencing to contain debris
must be installed around the perimeter prior to issuance of a building permit. All
fences should taper down to 3 feet maximum within 20 feet of all right-of-way. All
fencing should be installed in accordance with UDC 1I-3A- 7
Meridian Road Access: Per the ACHD conditions of approval, direct lot access to
Meridian Road for Lot 1, Block I is approved subject to the following conditions: 1.
The applicant shall construct a turnaround to prevent vehicles from backing onto
Meridian Road and; 2. The drive shall be paved for at least 30 feet into the site to
prevent tracking of gravel and debris onto Meridian Road.
Accessory Structures: Lot 1, Block 1 contains several existing accessory structures.
Any structures which do not comply with the Unified Development Code shall be
removed prior to Final Plat.
Tree Miti!!ation: There are numerous large trees on this site and any tree over 4" in
caliper that is removed from the property shall be replaced by installing additional
trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees
that are removed (UDC 11-3B-IO). The applicant should coordinate a tree
protection/mitigation plan with Elroy Huff at the Meridian Parks Department.
b. Staff Recommendation: Staffrecommends approval of AZ.05-053 and AZ-05-055 for
Windham Place Subdivision, based on the Findings of Fact as listed in Exhibit D and subject to
the conditions of approval as listed in Exhibit B as attached to this report.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: September 28,2005)
2. Landscape Plan (dated: May 3,2005)
B. Conditions of Approval
1. Plalllling Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Windham Place Subdivision AZ-O5-053, AZ-O5-055
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/l/2005
A. Drawings
1. Preliminary Plat (dated: September 28,2005)
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3. Landscape Plan (dated: May 3,2005)
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2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1211/2005
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
1.1.2
1.1.3
Exhibit B
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet 1 prepared by Idaho Survey Group, dated September 28,
2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation and Zoning (AZ-05-053) application shall also be considered
conditions ofthe Preliminary Plat (AZ-05-055).
The applicant shall make the following revisions to the preliminary plat and submit it to the
Plarming Department no later than 10 days prior to the City Council hearing on the application:
. Show building footprints which detail which lots are proposed for attached housing vs.
detached housing.
. Exclude the land south of the North Slough from Lot 1, Block 1, eliminate the proposed
bridge, and include said land in the proposed common lot which contains the remainder of
the pathway through the project.
. Lot 2, Block 1 should be extended to the west parallel to the North Slough to contain the
pathway and Lot 11, Block 1 should be extended to the west to encompass any land between
the pathway and the southern boundary ofthe subdivision which is not included in Lot 2,
Block 1.
. Revise Lot 2, Block 1 to cormect to the cul-de~sac at the tenninus of Indian Rocks Court and
provide a pedestrian cormection to the multi-use pathway.
. A blanket public access easement shall be placed on Lot 2, Block 1
. A 25-foot landscape buffer easement along Meridian Road to benefit the Homeowner's
Association shall be placed on Lot 1, Block 1.
The applicant shall make the following changes to the landscape plan and submit it to the
Planning Department no later than 10 days prior to the City Council hearing on the application:
. Depict the required 25-foot landscape buffer along Meridian Road.
. Show the entirety of the multi-use pathway through the project and all associated
landscaping.
. Correct the lot numbers and configurations to match the changes required on the preliminary
plat.
Show the required pedestrian cormection from the tenninus of E. Indian Rocks Court to the
multi-use pathway.
.
1
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF 12/l/2005
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
Any structures which do not comply with the Unified Development Code must be removed prior
to signature by the City Engineer on the Final Plat for the property. This includes, but is not
limited to, the existing outbuildings on the property.
The applicant shall provide stub streets to the east and south as shown on the preliminary plat and
per the ACHD Conditions of Approval.
Maintenance of all common areas shall be the responsibility of the Windham Place Homeowners'
Association.
The applicant shall construct the multi-use pathway as shown on the preliminary plat.
To meet the square footage requirements of the R-8 zone, the following lots must either have
attached houses or shared driveways with garages that do not face the street: Lots 5, 7, 13-16,
Block 1 and Lots 2-9, Block 2.
A 25-foot landscape buffer which contains at least 1 tree per 35 feet and complies with the
requirements ofUDC 11-3B-7 is required along Meridian Road. The buffer shall be placed in an
easement to benefit the Homeowner's Association.
The applicant is proposing to construct a six foot tall cedar solid fence at the top of bank on the
south side of the North Slough. ODC 11-3A-6B 1 prohibits fencing along natural waterways
which prevent access to the waterway. The North Slough is detennined to be a natural waterway,
and fencing along it will not be allowed.
Fences along the multiuse pathway and open space lots shall be limited to either 4~foot closed
vision fencing or 6-foot open vision fencing per UDC 11-3A-7. This applies to Lots 4,9, 10, and
12, Block 1.
1.1.12 Per the ACHD conditions of approval, direct lot access to Meridian Road for Lot 1, Block 1 is
approved subject to the following conditions: 1. The applicant shall construct a turnaround to
prevent vehicles from backing onto Meridian Road and; 2. The drive shall be paved for at least 30
feet into the site to prevent tracking of gravel and debris onto Meridian Road.
1.1.13 In accordance with Meridian City Code, no livestock shall be kept on the property.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.1.10
1.1.11
1.2.1
1.2.2
1.2.3
Exhibit B
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-l1 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under UDC 11-3B-11.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3B-11, 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 fmal construction.
The City of Meridian requires that pressurized ilTigation systems be supplied by a year-round
source of water (UDC 11-3B-6). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ]21112005
1.2.4
1.2.5
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3B-6 and MCC 9-1-28.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building pennit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC Il-3A-7.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All icrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6,
unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be approved
by the appropriate icrigation/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.
1.2.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B- 7.
2. Public Works Department
1.2.6
2.1
2.2
2.3
2.4
2.5
Exhibit B
Sewer service to this site is being proposed via extension of mains in N. Larchmont being
extended to this site by the yet to be constructed Breinholt Subdivision. The City of Meridian
does not guarantee the availability of sewer service in the time outlined in the UDC.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
Water service to this site is being proposed via extension of mains in N. Larchmont Street and E.
Hawk Street. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works. Applicant to executed
standard forms of easements for any mains that are located out ofthe right-of-way.
The submitted geotechnical soils report is for the Highgate Subdivision to the north. Prior to plan
approval a letter from Strata that the soils report submitted is representative of this site or a new
report shall be submitted from a geo-technical firm .
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
3
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1211/2005
2.6
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized inigation systems be supplied by a year-round
source of water (UDC 11-3B-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
All existing structures that do not meet the applicable setback requirements shall be removed
prior to signature on the final plat by the City Engineer.
Graphically depict a 5-foot wide public utility, drainage, and ilTigation easement adjacent to all
interior lot lines not being spanned by an attached unit.
The applicant shall be responsible for the payment of assessments and the actual physical
connection to the existing house to the municipal services.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape iITigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized inigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
2.7
2.8
4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I2/l/2005
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
1) One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2) Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3) Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 )/¡" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4) The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around. ,
5) 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.
6) The proposed 23-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 67 residents at build out.
7) 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.
8) Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
1. Any interior fencing on Lots 4, 9, 10, and 12, Block 1, shall allow visibility from the street or
shall not exceed four feet in height if solid fencing is used.
5. Parks Department
Exhibit B
5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
1. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance UDC 11~3B-IO will be followed.
4. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance UDC 11-3B~IO will be followed.
6. Sanitary Service Company
6.1.1 SSC has no comments related to this application.
7. Ada County Highway District
A.
Site Specific Conditions of Approval
1.
Utilize the existing 20-foot wide driveway that intersects Meridian Road approximately 20-feet
north ofthe south property line IF: the applicant provides an on site turnaround and paves the
driveway it full width of 20-feet into the site a minimum of 30-feet to eliminate gravel and debris
being tracked onto the roadway.
2.
Extend East Hawk Street from the east property line, as proposed.
3.
Extend North Larchmont Avenue into the site from the south property line, as proposed.
4.
Construct the internal streets as 36-foot street sections with rolled curb, gutter and 5-foot concrete
sidewalks within 50-feet of right~of~way, as proposed.
5.
Meridian Road is classified as a minor arterial roadway. Other than the access points that have
been approved with this application, direct lot access to Meridian Road is prohibited. A note will
be required on the final plat stating this access restriction.
6.
Comply with all Standard Conditions of ApprovaL
B.
Standard Conditions of Approval
1.
Any existing iITigation facilities shall be relocated outside of the right-of-way.
2.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
Exhibit B
6
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
5.
Comply with the District's Tree Planter Width Interim Policy.
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.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
8.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
9.
Construction, use and property development shall be in conformance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
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 Impact Fee Ordinance.
11.
It is the responsibility of the applicant to verify all existing utilities within the right-of~way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right~of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confinnation of any change from the Ada County Highway District.
13.
Any change by the applicant in the pla1Uled 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 subj ect 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.
7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
C. Legal Description
-
.
IDAHO
SURVEY
GROUP
1150 Ea$< WC\¡crtmv",. S¡,
Suite 150
Meridian. Idaho 83642
_._,.,-,.
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Phone (208) 846-6570
Fax (208) 884.5399
Project No. 05-182
Windham Place Subdivision
September 28, 2005
A parcel ofland located in Government Lot 5 of Section 6, T.3N.,R.IE., B.M.,
Ada County, Idaho, more particularly described as folÎows: Commencing at the West 1/4
comer of said Section 6,. from which the Northwest comer of said Sections bears North
00°17'16" East, 2658.29 feet; Thence North 00°17'16" East, 742.50 feet; Thence North
89Q42'44" East, 25.00 feet to a point on the East right-of-way ofN. Meridian Road and
the REAL POINT OF BEGINNING.
Thence along said right-of -way North OOQI7' 16" East, 86.85fcetto the
Southwest comer of Highgate Subdivision Phase I, as same is recorded in Book 90 of
Plats at Page 10471, Ada County records;
Thence along the South boundary of said subdivision North 89°43'38" East,
480.50 feet to an angle point on the southerly boundary of Higbgate Subdivision Phase 2,
as same is recorded in Book 90 of Plats at Page 10514, Ada County records, said point
lying in the South Slough(Finch Lateral};
Thence along said slough and southeasterly boundary of said subdivision North
53"44'51" East, 493.59 feet (of record ILS North 53°38" East, 7.30 chains);
Thence North 35°30' 12" East, 258.83 feet (of record as North 45°13' East, 3.80
chains);
Thence North 89°43 '38" East, 39.70 feet (of record as Bast 0.65 links) to the
Northeast comer of said Government Lot 5, common to the Northwest COmet of
Fothergill Pointe Subdivision No.3, as same is recorded in Boole: 73 of Plats at Page
7555, Ada County records;
Thence along the West boun( ary of said subdivisioûancJ.it westerly boundary of
Fothergill Subdivision No.1, as same is recorded in Book ~~~ats at Page 6639, Ada
County records, South 00°19'53" West. 701,74 feet (record 10.64 èhains);
Thence North 66°46'31" West, 36.90 feet (record Nortb66Ø4TI0" West, 37.03
feet) 10 the most northerly comer of Lot 4, Block 5 of said FotbergjU Subdivision No. I;
Thence departing said subdivision bolmdwy North679~2'40" West, 181.20 feel
(record of previous two calls North 66<157; VIm:, 3.25 chains):
Professional Land Surveyors
Exhibit C
1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
Thence North 88°12'59" West, 812,77 feet;
Tnence North 89°42'44" Wesl, 51.38 feet to the Point ofBegÏnlling, Containing
5,87 acres, more or less.
D. Teny Peugh, PLS
Exhibit C
2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Exhibit D
2.
The applicant is proposing to zone all of the subject property to R~8. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Piease see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district ofR-8. Medium Density Residential pennits the establishment of residential uses
and is designed to protect the integrity of residential development by prohibiting the
intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the
land will be developed with lot sizes, housing types and other dimensional requirements
that confonn to the proposed zoning designation.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
4.
5.
The annexation is in the best of interest of the City (UDC II-5B-3.E).
The R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, attached single family housing products are located in
Highgate Subdivision. Staff finds that all essential services are available or will be
provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. Staff does not recommend lot sizes
that would be invasive to the properties adjacent to the subject property but the lot sizes
should be similar in nature and allow additional residential densities and product
opportunities for the general vicinity. Subdivisions of medium density have already been
approved for development to the south and this is a logical expansion of the City limits
for an infill project. In accordance with the findings listed above, staff finds that
annexation and zonine: ohhis property would be in the best interest of the City.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 12/1/2005
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
2.
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. The proposed density of 3.91 dwelling units per acre (gross) is in
the recommended dwelling units per acre for the comprehensive designation. Staff
supports the proposed layout as a practical solution to address the constraints of infill
development which has design criteria dictated by previous developments. Please see
Item 8 above.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation and Zoning Analysis for more
detail.)
3.
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fIre, ACHD, etc.) to detennine this finding. (See finding
"Items 3 and 4 above under Annexation and Zoning Analysis above, and the Agency
Comments and Conditions at the end of this report for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
5.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
6.
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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I2fl/2005
Staff recommends that the CoInnÚssion 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.
Exhibit 0
(IF''r!!. ~~~TTR~~~ CENTRAL DISTRICT HEALTH DEPARTMENT
~HEALTH Environmental Health Division
DEPARTMENT
9P ~ -os-~-
Return to:
0 Boise
0 Eagle
0 Garden City
~eridian
0 Kuna
OACZ
Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
4- Z ð...s --0.)"3:
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0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. SPE!cific kno_wledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
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Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~ After wri~pp,roval from appropriate entities are submitted, we can approve this proposal for:
~al sewage 0 community sewage system 0 community water well
0 interim sewage ~entral water
0 individual sewage 0 individual water
Æ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of 5)1vironmental Quality:
ð-eerrtral sewage 0 community sewage system 0 community water
0 sewage dry lines ~I water
Þ. 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.
D 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
0 14. Please see attached stormwater management recommendations
015.
Date: Æ~~
Reviewed By: ~ ~'-
15726-001EHO904
Review Sheet
/NlUNGER
~ ENGINEERING,
INC.
September 15, 2005
RECEIVED:
SEP 1 9 20D5
c.ity of Meridian
CIty Clerk Office
To: Our Neighbors
RE: Windham Place Subdivision
Dear Neighbors:
On behalf of the developer of the Windham Place Subdivision in; I am inviting you to
attend a neighborhood meeting to discuss the proposed development located just south
of Highgate Subdivision in Meridian, Idaho. The meeting will be held on Wednesday
September 21st, at 6:00 pm in the park in Highgate Subdivision (a map showing the
location is included). The meeting will be hosted by Moira Elcox, of Eagle Springs
Investment LLC She is the developer of the proposed subdivision.
Also included is a drawing showing the proposed layout of the subdivision for your
review.
If you should have any additional questions or concerns prior to the neighborhood
meeting or cannot attend the meeting, please feel free to contact me at (208) 426-8314 or
carad@munger~eng.com
Sincerely,
'~ey ~
Munger Engineering, Inc.
4090 W. State Streetl Suite 29 ô Boise, Idaho 83703 ô Phone (208) 426-8314 Fax (208) 426-8319
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~'tQ,,>., þ6'T 0 insure that your comments and recommendations will be considered by
"" 'h, ~~~~J8¿ the Meridian Planning and Zoning Commission please submit your
comments and recommendtions to the City of Meridian
MAYOR
Tammy de Weerd
OTY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M, Rountree
Shaun Wardle
Attn: Planning Department, by: November 24, 2005
Transmittal Date: November 1, 2005 File No_: AZ 05MO53; PP 05..055
Hearing Date: December 1, 2005
Request: Public Hearing - Annexation and Zoning of 5.87 acres from
RUT to R~ tone and Preliminary Plat approval of 24 building lots
and 3 common lots on 5.87 acres in a proposed R--8 zone for
Windham Place Subdivision
By: Eagle Springs Investments, LLC
Location of Property or Project: 2640 North Meridian Road
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
- David Zaremba (no FP) - Meridian School District (No FP)
David Moe (no FP) Meridian Post Office(FPJPP only)
- Wendy Newton-Huckabay (No FP) - Ada County Highway District
- Michael Rohm (No FP) - Ada County Development Services
- Keith Borup (No FP) - Central District Health
= Tammy de Weerd,~yPC, ,J-' , -~-... -- == Nampa M~ridia.n I~g. District
Charlie Rountree, c1Jd: " " -~ 7--',,:, ,settlers Img- Dlstnct
- Christine Donnell, tIC -Idåho Power CO. (FP,PP,CUP)
- Keith Bird, C/C J . -Qwest (FPJPP only)
= Shaun Wardle, C/C NOV - 2 ~')n5-lntermountain Gas (FPIPPonly)
... ~er Departmept" - '- iJ".. - Bureau of Reclamation (FPIPP only)
Sewer Departm~~- :~- -" .,~Idaho Transportation Dept. (No FP)
- Sanitary servi*~'~;~F~t,-" "-,' ," "Ada County Ass. Land Records
Building Department ... Jl.ß1:( VL..,eMe.ridian Development Corp.
= Fire Department - Historical Preservation Comm-
Police Department
- City Attomey
- City Engineer
- City Planner
- Parks Department
Police
1401 E. Watertower Lane
888-6678 I 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
~ Water
2235 N.W 8th Street
888-5242 / fax 884-1159
Your Concise Remarks:
" CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433
ClTY CLERK - FAX 888-4218 CITY ATI'ORNEY I HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-81.19
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