HomeMy WebLinkAboutQuenzer North Sub PP
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P P 05-063
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Brighton Development, Inc.
January 19, 2006
ITEM NO.
15
REQUEST Preliminary Plat approval of 12 building lots and 1 common lot on 5.47 acres
in a proposed R-8 zone for Quenzer North Subdivision - north of East Ustick Road and
west of North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See Staff Comments in Al Packet
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CITY ATTORNEY
CITY POLICE DEPT:
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:
See Comments in Al Packet
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.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
January 19, 2006
ITEM #
14&15
DATE
PROJECT NUMBER
AZ 05-063; PP 05-063
PROJECT NAME
Quenzer North Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 1/19/2006
R~9~IVED
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~'ltXf(UF MERIDIAN
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TO:
FROM:
SUBJECT:
Planning & Zoning Commission
Josh Wilson, Associate City Planner
Quenzer North Subdivision
. AZ-05-063
-- -, _?-,,:----;-
Annexation and Zoning of5.03 acres from RUT to R-8 zone
. PPw05-063
Preliminary Plat of 12 single family building lots and 1 common lot on 5.47
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Brighton Development, has applied for Annexation and Zoning (AZ) of 5.03 acres from
RUT (Ada County) to R~8 (Medium-Density Residential) and Preliminary Plat approval of 12 single
family residential lots and 1 common lot on 5.47 acres. The site is located north of Leigh Field Drive and
west of N. Locust Grove. This site currently contains a rural residence, and a portion of the property has
been previously annexed and platted as Lot 10, Block 13 of Quenzer Commons Subdivision No.9.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-05-063 and PP-05-063 for Quenzer North Subdivision as presented in
the staffreport for the hearing date of January 19, 2006 based on the Findings of Fact as listed in Exhibit
D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has
prepared findings consistent with this recommendation.
3. PROPOSED MOTIONS
Recommend Approval (All Applications)
I move to recommend approval to the City Council of File Numbers AZ-05-063 and PP-05-063
as presented in the staff report for the hearing date of January 19, 2006, and the preliminary plat dated
November 11, 2005 with the following modifications to the conditions of approval: (add any proposed
modifications) .
Recommend Denial (All Applications)
I move to recommend denial to the City Council of File Numbers AZ-05-063 and PP-05-063 as
presented in the staff report for the hearing date of January 19, 2006, and the preliminary plat dated
November 11, 2005 for the following reasons: (you must state specific reasons for denial).
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ-05-063 and PP-05-063 to (date
certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
North of Leigh Field Drive, west ofN. Locust Grove Road
E1I2, Section 31, T4N RIB
Quenzer North Subdivision AZ-OS-063, PP-OS-063
PAGE 1
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
b. Owners:
1. Brighton Development
12601 W. Explorer Drive, Ste 200
Boise, Idaho 83713
2. Vanessa M. Klaus
4055 N. Locust Grove Road
Meridian, ill 83642
c. Applicant:
Brighton Development
12601 W. Explorer Drive, Ste 200
Boise, Idaho 83713
d. Representative: Jason Davies, Engineering Northwest, LLC
e. Present Zoning: RUT
f. Present Comprehensive Plan Designation: Mixed-Use Neighborhood (Neighborhood Center)
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): November 11, 2005
2. Date of Landscape Plan (attached as Exhibit A2): December 1, 2005
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions ofUDC 11-5B-6, a public hearing is required before
the City Council on this matter.
b. Newspaper notifications published on: January 2 and 16,2006
c. Radius notices mailed to properties within 300 feet on: December 23, 2005
d. Applicant posted notice on site by: January 9, 2006
6. LAND USE
a. Existing Land Use(s): Vacant land, common landscape lot for Quenzer Commons Subdivision
No.9, and a rural residence
b. Description of Character of Surrounding Area:
c. Adjacent Land Use and Zoning
1. North: Existing rural residence, zoned RUT (Ada County).
2. East: Existing rural residence, zoned RUT (Ada County).
3. South: Quenzer Commons Subdivision, zoned R-8.
4. West: Cobre Basin Subdivision, zoned R~4.
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
1. Public Works
Location of sewer:
Location of water:
Extension of mains in E. Leigh Field Drive.
Extension of mains in E. Leigh Field Drive.
None.
Issues or concerns:
2. Vegetation: Existing mature trees
3. Flood plain: NA
4. Canals/Ditches lITigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R-8
7. Size of Property: 5.74 acres
f. Subdivision Plat fuformation
1. Residential Lots: 12
2. Non-residential Lots: 1
3. Total Building Lots: 12
4. Common Lots: 1
5. Other Lots: N/A
6. Total Lots: 13
7. Open Lots: 1
8. Residential Area: 5.74
9. Gross Density: 2.19 units per acre (2.41 net density)
g. Landscaping
1. Width of street buffer(s): None required. Street buffers are not required on any
internal, local streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: .12 acres/2.17%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G- 3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-8 zone for detached single family
R-8 Standard
Front (Living area)
Front (Garage)
Side
15 feet
20 feet
Rear
4 feet
12 feet
Max. Building Height
Min. Lot Size
35 feet
5,000 square feet
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Min. Street Frontage 50 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from Leigh Field Drive and the proposed extension to N. Quenzer
Way. Please see ACHD report for details.
7. COMMENTS MEETING
On December 30, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Departmènt, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed-Use Neighborhood (Neighborhood Center)" on the Comprehensive
Plan Future Land Use Map. Mixed Use Neighborhood areas are anticipated to contain from three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 12
single-family lots on 5.74 acres for a gross density of 2.19 dwelling units/acre (2.41 net). Staff finds that
the large lot proposed to remain around the existing residence reduces the density significantly and the
development substantially complies with the intent of the density range for the designation. At such time
that Lot 7, Block 31 redevelops, the density of the development will fall with the three to eight units per
acre noted for Mixed Use Neighborhood areas of the Comprehensive Plan. Staff finds that the following
Comprehensive Plan policies apply to this application:
.
Chapter VII, Goal TII, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department; who currently shares resource and personnel with the Meridian Rural Fire
Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
A six{'oot tall closed fence has been proposed around a portion of the perimeter of the
development, and there is existing fencing on the remainder. Prior to house construction, fencing
should be constructed around the perimeter of this site.
.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing residential properties to
the south and west are compatible with the proposed development.
.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi~family, townhouses, duplexes, apartments,
condominiums, etc.) for the pulþose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-8 zone. Stafffinds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists multifamily developments as a
Conditional Use.
b. PuIþose Statement of Zone: The pUrpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed multifamily development. Please see Exhibit
D for detailed analysis offacts and findings.
The annexation legal description submitted with the application (prepared on November 11, 2005
by Gregory Carter, 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 he used for non-domestic purposes such as
landscape irrigation.
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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.
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate this
process within 18 months of City Council approval of the annexation request. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development.
. That the applicant will be responsible for all costs associated with the sewer and water service
extension.
. That any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5+7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
. That prior to issuance of any building permit, the subject property be subdivided in
accordance with the City of Meridian Unified Development Code.
. That livestock shall only be allowed on Lot 7, Block 31; and the livestock shall cease to be
housed on said lot upon either 1) vacancy of the property by the current owner (Vanessa M.
Klaus) or 2) January 1,2010, whichever occurs fITst.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed townhouse residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Livestock: The property currently contains livestock (horses) that the applicant has
requested be allowed to remain on Lot 7, Block 31 which is the existing home. Staff
recommends that the horses should be allowed to stay until either vacation of the property
by the current owner or January 1,2010, whichever occurs first. This stipulation shall be
made part of the Development Agreement.
2. Parkways and Landscaped Open Space: The applicant is proposing to set aside .12 acres
(2.1 % of the property) for open space. UDC 11-3G+3 requires that all subdivisions of 5
acres or more shall provide a minimum of 5% of the gross land area in landscaped open
space. The applicant is also proposing parkways which are five feet in width and are
proposed to contain Class II trees. UDC 11w3A.17 requires that parkways which contain
Class II trees be a minimum of eight feet in width without root barriers, or six feet in
width with root barriers which meet specific requirements. Any parkways of at least
eight feet in width which contain street trees may be counted toward the five percent
landscaped open space requirement (UDC 11-3G-5), provided that driveway cuts are
subtracted.
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
The area of the plat depicted as Lot 11, Block 13 and Lot 1, Block 31 was platted as a
common open space lot in Quenzer Commons Subdivision No.9, which lies immediately
to the south of the subject propel1y. The applicant has received Alternative Compliance
approval from the Meridian Planning Department to place a portion of N. Quenzer Way
across the open space lot. Staff has not, however, approved the conversion of the west
half of the COlmnon lot to a building lot, as shown on the submitted preliminary plat. The
Commission and Council should consider whether the elimination of the approved open
space lot from Quenzer Commons Subdivision No.9 is appropriate.
Staff recommends that the preliminary plat and landscape plan be modified to increase
the parkways to eight feet in width, and the applicant should provide the Planning
Department with revised open space calculations that reflect the included parkways. The
applicant should be prepared to demonstrate at the public hearing how the 5% minimum
landscaped requirement will be met.
3. No Parking: N. North Quenzer Way is proposed as a 29 foot street section and parking
shall not be allowed on either side of the street. The street shall be signed as "No
Parking" per the Meridian Fire Department's comments.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
5. Fencill!:!:: The applicant has submitted a detailed fencing plan (on the landscape plan
dated December 1, 2005) with the preliminary plat application for the subdivision. Staff
is supportive of the fencing proposed. All perimeter fencing must be completed prior to
issuance of building permits. All fences should taper down to 3 feet maximum within 20
feet of all right-of-way. All fencing should be installed in accordance with UDC 11-3A- 7.
6. Common Areas: Maintenance of all common areas shall be the responsibility of the
Quenzer North Home Owners' Association.
7. Ditches. Laterals. and Canals: Per UDC 11~3A.6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: Staff recommends approval of AZ-05-063 and PP-05-063 for
Quenzer North Subdivision as presented in the staff report for the hearing date of January 19,
2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval
as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: November 15, 2005)
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2. Landscape Plan (dated: November 11, 2005)
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
C. Legal Description
D. Required Findings from Zoning Ordinance
Quenzer North Subdivision AZ-05-063, PP-05-063
PAGE 8
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CITY OF MERrDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
A. Drawings
1. Preliminary Plat (dated: September 13, 2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2. Landscape Plan (dated: September 9,2005)
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Exhibit B
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
ANNEXATION COMMENTS
Prior to the annexation ordinance approval, a Development Agreement (DA) shaH be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and
the developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate this
process within 18 months of City Council apProval of the annexation request. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development.
. That the applicant will be responsible for all costs associated with the sewer and water service
extension.
. That any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non~domestic purposes such as
landscape irrigation.
. That prior to issuance of any building permit, the subject property be subdivided in
accordance with the City of Meridian Unified Development Code.
. That livestock shall only be allowed on Lot 7, Block 31; and the livestock shall cease to be
housed on said lot upon either vacancy of the property by the current owner (Vanessa M.
Klaus) or January 1, 2010, whichever occurs first.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet No.1 prepared by Engineering Northwest, dated November
11, 2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-05-063) shall also be considered conditions of the
Preliminary Plat (PP-05-063).
Maintenance of all common areas shall be the responsibility of the Quenzer North Subdivision
Homeowners' Association.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3Aw18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11~3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC llw3Awl8, 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.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, the
Ridenbaugh Canal, and waterways being used as amenities, that intersect, cross or lie within the
area being subdivided shall be covered.
1.3.4
1.3.5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
1.3
1.3.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17.
The City of Meridian requires that pressurized itTigation 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 collilection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-lw28.
1.3.2
1.3.3
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A-7.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to [mal plat signature.
1.3.7 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.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B- 7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
Exhibit B
Sanitary sewer service to this development is being proposed via extension of mains located in E.
Leigh Field Drive. 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 E. Leigh Field Drive. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
The applicant shall be responsible for payment of assessments and the actual physical hook-up for
the existing house to municipal services.
2.12
2.13
2.14
2.15
2.16
2.17
2.18
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.4
The applicant has not indicated who will own and operate the pressure inigation 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
"fmal 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
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11 w3B~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 shall be removed prior to signature on the final plat by the City Engineer.
Revise note 2, to dedicate an easement for public utilities as well as for drainage and irrigation.
Also graphically depict on the face of the final plat where these easements will dedicated.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1.4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
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 of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army 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.
2.5
2.6
2.7
2.8
2.9
2.10
2.11
...""
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
2.19
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Depa11ment. 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
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit fi:om 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 of2 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 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works 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. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
5. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
7. Operational fIfe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. Building setbacks shall be per the International Building Code for one and two story construction.
9. 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 roadway shall be
able to accommodate an imposed load of 75,000 GVW.
10. 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.
11. The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
12. Provide exterior egress lighting as required by the International Building & Fire Codes.
Exhibit B
5.
6.
7.
Exhibit B
_.~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
4. POLICE DEPARTMENT
1. The Police Department has no concerns related to the site desib'J1 submitted with the application.
5. PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11~3BAlO) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed.
6. SANITARY SERVICE COMPANY .
1. Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HlGHW A Y DISTRICT
Site Specific Conditions of Approval
1.
Construct a 5-foot attached (or detached) concrete sidewalk on the north side of Leigh Field
Drive abutting the site. Dedicate adequate right-of-way for the sidewalk OR Provide the District
with an easement for the sidewalk.
2.
Construct North Quenzer Way to intersect East Leigh Field Drive approximately 115-feet east of
the west property line and in alignment with North Quenzer Way, as proposed.
3.
Construct the internal street as a 29-foot street section with curb, gutter and a 4-foot detached
concrete sidewalk that is separated from the curb by 5-feet. Obtain fire departmental approval for
the reduced street section.
***Ifthe applicant wishes to place trees within the landscape strip,
. Provide a minimum planter width of 6-feet for class II tress with the
installation of root barriers on both sides of the planter strip or
. Provide a minimum planter width of 8wfeet without the installation of a
root baITier or
. Provide a minimum of a lO-foot wide planter for Class I and Class III
trees.
4.
Extend North Quenzer Way to the north property line as a stub street approximately 155-feet west
of the east property line, as proposed. Provide a temporary turnaround at the terminus of the
roadway. h1stall a sign at the terminus of the roadway stating, "This road will be extended in the
future. "
Utilize the existing 25-foot wide driveway that intersects Leigh Field Drive approximately 230-
feet west of the east property line, as proposed. Pave the driveway its full width and a minimum
of 30Afeet into the site beyond the edge of pavement of Leigh Field Drive.
Place a note on the final plat stating that Lot 11 of Block 13 will be required to take access to
North Quenzer Way as opposed to Leigh Field Drive.
Comply with all Standard Conditions of Approval.
11.
12.
13.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
2.
Private sewer or water systems are prohibited ftom being located within any ACHD roadway or
right-of-way.
3.
All utility relocation costs associated with improving street ftontages 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 hnpact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or 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 ftom 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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
a waiver/variance of said requirements or other legal relief is granted pw-suant to the law in effect
at the time the change in use is sought.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
C. Legal Description
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3 I nnd 32 10 the 1/4 section conkr common h' said Sections 3 1 ~md 32;
Thcllce kaving s,lid section ¡ine, Norlh R'J"46 '2(.1" \h'S1, ¡ 3 J 7.76 ¡-ecl on the "asHlesl
mid-section line of said Seçtinn 3 I fo ¡he ú'nlcr-c,lst Ii ¡ 6 If¡ section corner of said .s,ocliull 3/.
said puint bc,jng Ihi:: REAL POINT OF BEVINNING;
ThenC't' leaving s¡¡iJ mid-sf.'ction bile, NlIrth 00'35':?7" East, .132.36 feel (I'm]]erl)'
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same is shown on the Pial thereof recorded in Hook 21) of Plats at Page 1757 of Ada COUIllY
Records, to the l1orthwest comer of Lot I J of sflid ('restwood Subdivision No- I;
Thê'nce Solllh 89°46'20" ~asl, 651'- 79 feet r lirrUlcrly described ns Norlh Iì')' '40'05 " blst)
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on the parcel line nJHl1lh)Jl In Parcel No- I alld Puree! No, 2 of said ReconJ-of':.Su/'I'ey 10 the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]9, 2006
D. Required Findings from Zoning Ordinance
1. Atmexation 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 ofthe comprehensive
plan;
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. Please 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 detached residential uses are allowed within the requested
zoning district of R-8 as a Principally Permitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
5.
2.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
4.
The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
The Rw8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning of this propertv to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1.
Exhibit D
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
...,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff fmds 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 determine this rIDding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
5.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance of which staff is unaware.
Exhibit D
. ~ CENTRAL
ŒBtðl:w
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental H ealth ~ C E ! ~~D
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Return to:
0 Boise
0 Eagle
0 Garden City
ßMeridian
0 Kuna
OACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
,'hcIa. After written approval from appropriate entities are submitted, we can approve this proposal for:
~ £fi"entral sewage 0 community sewage system 0 community water well
0 interim sewage ,ld-eentral water
0 individual sewage LJ individual water
~ The following plants) must be submitted to and approved by the Idaho Department of Health & We~are,
Division ~nvironmental Quality:
~tral sewage i'~~~munity sewage system 0 community water
0 sewage dry lines tral 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.
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
0 14. Please see attached stormwater management recommendations
015.
Date: /2/LL-; (). ç-
Reviewed By: /- ¿,L--.æ---'
Review Sheet
15726-001 ËHO9O4
."..
AFFIDA VIT OF POSTING
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STATE OF IDAHO)
)
COUNTY OF ADA )
I, Adam Mark, Mark It Advertising, LLC, 388 Olde Park Place, Eagle, ID 83616,
being duly sworn, upon oath, depose and say:
I did personally post the snbject property on the 7th day of January 2006 with the
hearing signs. This is in compliance with the ten (10) day posting as required by the City Of
Meridian for public hearings. Signs were posted for Annexation and Zoning of 5.03 acres
from RUT to R-8 zone and preliminary plat approval of 12 building lots and 1 common lot
on 5.47 acres in proposed R-8 zone for Quenzer North Subdivision.
9th
day of
,2006.
Dated this
SUBSCRIBED AND SWORN t
./'
efore me this day and year first above written.
JACQUELINE BIHKHOLZ I
NO TARY PUBLIC
STATE OF jDAHO
..".. of" J' ,II'?"""'J.""'Ar..'~. .fi'*,Þì to
~
~&~'7~'Z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
19 December 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nompo 466-0663
Planning Department
City of Meridian
660 E. Watt:rtower Lane Suite 202
Meridian, ID 83642
RE:
AZ 05-06331 PP 05-063 Quenzer North Subdivision
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation and Zoning of 5.03 acres from RUT to R-8 zone and Preliminary Plat approval of 12
building lots and 1 common lot on 5.47 acres in proposed R-8 zone for Quenzer North
Subdivision as it is out of our district.
Sincerely,
¡?1 ¿¿:/ ¡sl ~
Bill Henson
Asst. \Vattr 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