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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 STAFF REPORT Hearing Date: December 20, 2007 (Continued from October 4 2007) TO: Planning & Zoning Commission E IDIANA-Ift- FROM: Bill Parsons, Associate City Planner P (208) 884-5533 ; i GE f SUBJECT: Belhaven Subdivision DEC 14 2007 • AZ-07-011 U I TY G M e R I D IA P CITY C;I PPK nr-FIt^ Annexation and Zoning of 6.99 acres from RUT (Ada County) to R-4 (Medium low -density residential) zoning district, by Pole Creek Properties, Inc. • PP-07-016 Preliminary Plat of 16 single-family residential building lots and 5 common lots on 6.84 acres in a proposed R-4 zoning district 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Pole Creek Properties, Inc., has applied for Annexation and Zoning (AZ) of 6.99 acres from the RUT (Ada County) to the R-4 (Medium low -density residential) zoning district and Preliminary Plat (PP) approval of 16 single-family residential building lots and 5 common lots on 6.84 acres of land for Belhaven Subdivision. The site is located at 5230 N. Black Cat Road, on the east side of N. Black Cat Road, approximately % mile north of W. McMillan Road, in the southwest of Section 27, Township 4 North, Range 1 West. This property is currently referenced as Assessor's Parcel Number SO427325700 and has not been previously platted. This property is within the City's Urban Service Planning Area and Area of Impact. The City's Comprehensive Plan Future Land Use Map designates the subject property as medium -density residential. NOTE: The Planning and Zoning Commission continued these items to allow the applicant time to work with Public Works regarding City water and sewer services to the Poorman property. Since the October hearing the applicant has worked with City Staff to remedy the issue At the time of final platting of Lots 14 of Block 2 the applicant will be responsible for connecting the Poorman property to Ci services. The a licant has also submitted a new relimm plat and landscaping plan for Staffs review and analysis The revised plat and landscaping plan illustrates the shortening of the cul-de-sac adding Lot 5 to Block 3 with a 95 foot extension of the pathway adjacent to the northern boundary of the lot (note: the total number of lots has not increased). The applicant has also provided additional open space east of Lot 3, Block 2 however the amount of open space for the site has not increased New information is provided in strike -through and underline format throughout the report 2. SUMMARY RECOMMENDATION The subject applications (AZ-07-011 & PP-07-016) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the AZ & PP applications. Staff recommends approval of AZ-07-011 and PP-07- 016 for Belhaven Subdivision, as presented in the Staff Report for the hearing date of December 20, 2007 and continued from October 4, 2007, subject to the Findings of Fact Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 Location of sewer: This property is currently not severable. This property will sewer to the future North Black Cat Trunk. Location of water: There currently is no water service to this property. This property will ultimately get water service from mains installed in Black Cat Road. Issues or concerns: 1.) None. This i --e eFty is eur- ently netse veFable. This designed to iewer- this aFea, it is planned to be e0fl*tr4teted4+y-ApF42Aw. The tr-unk to -be installed in Blaelk Cat that would flow to this 1ift station is not funded at this time and is euFFentl driven. 2.) The plat--depiets an aseme -0- f idual lots ulausable to the 2. Vegetation: There are many existing trees that are part of the tree farm that are to be removed and transplanted off -site. Other trees, around the existing house at the southwest corner of the property, will be removed and replanted, per the landscape plan. 3. Floodplain: NA 4. Canals/Ditches/Irrigation: The Settlers Canal exists along the north and east boundaries of the subdivision and meanders between the subject property and the approved Volterra Subdivision to the north. Per city code both properties are required to tile the portion of the canal that is within their property, but for all practical purposes the property that plats first will be required to tile the ditch. All ditches, laterals and canals on this property shall be tiled per city code. See Exhibit B below. 5. Hazards: None known 6. Proposed Zoning: R-4 7. Size of Property: 6.84 acres f. Subdivision Plat Information: 1. Residential Lots: 16 2. Non-residential Lots: 0 3. Total Building Lots: 16 4. Common Lots: 5 5. Other Lots: 0 6. Total Lots: 21 7. Open Lots: 0 8. Residential Area: 6.84 acres 9. Gross Density: 2.34 units per acre (Net density: 3.99 units per acre) 10. Lot Sizes: Lot sizes range from &,GW 8,096 square feet (or 0.20 of an acre) to ' ^�-; 14,719 square feet (or 0.34 of an acre). g. Landscaping: 1. Width of street buffer(s): A 25-foot wide buffer is required along N. Black Cat Road. Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers Along Streets. 2. Width of buffer(s) between land uses: N/A 3. Percentage of site as open space: 11.7% or 0.80 of an acre (10% usable open space) 4. Other landscaping standards: Landscaping must be provided within the common area lots in accordance with UDC 11-3G, Common Open Space and Site Amenity Requirements. h. Proposed and Required Residential Setbacks: As per the R-4 zone for single family dwellings. Minimum Dimensional Standards (in feet unless otherwise noted) Proposed Required Front living area setback (from back of sidewalk) 15 15 Side accessed garage setback (from back of sidewalk) Front accessed garage setback (from back of sidewalk) Side setback Rear setback Frontage (detached, with garage facing street) Frontage (cul-de-sac or at approx. a 90' angle) Minimum property size Maximum building height Minimum living area (detached) Minimum ground floor area for multi -story units 15 15 20 20 5 5 15 15 60 60 30 30 8,000 (s.f.) 8,000 (s.£) 35 35 1,400 (s.f.) 1,400 (s.f.) 800 (s.f.) 800 (s.f.) (No changes to the dimensional standards in UDC Table 11-2A-5 were requested or approved with this application.) Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this development will be provided from a public street to/from N. Black Cat Road, a minor arterial roadway. Internal public streets are proposed with 36-foot wide street sections within 50 feet of right-of-way with curb, gutter and 5-foot wide attached concrete sidewalk; with the exception of E. New Haven Street. For New Haven Street, the applicant is proposing a 40 foot right-of-way to be dedicated to ACHD. Within this right-of-way curb, gutter, sidewalk, and two travel lanes will be constructed. Any future development to the south of the subject site will be responsible for constructing the additional 10 feet of road improvements. One stub street for future connectivity is provided at the north boundary from N. Fir Haven Avenue to Volterra Subdivision. City Staff and ACHD are supportive of the proposed access point to the subdivision from N. Black Cat Road and the stub street being proposed to Volterra Subdivision to the north. Please see the conditions listed in Exhibit B of the staff report for further details. Direct lot access to N. Black Cat Road is prohibited except for the public street access approved with this subdivision. 7. COMMENTS MEETING On September 14, 2007, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Belhaven Subdivision AZ-07_011 & PP-07-016 PAGE CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential' on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat includes 16 single-family residential building lots on 6.84 acres for a net density of 3.99 dwelling units/acre. The proposed density is within the anticipated density of the Comprehensive Plan for this area. 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): • Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: ➢ Sanitary sewer and water service will be extended to the project at the developer's expense. ➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. ➢ The subject lands currently lie within the jurisdiction of the Ada County Sheri 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 No. 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 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 proposed development is compatible with the existing residential and agricultural uses that surround the property. Chapter VII, Goal I, Objective C, Action 4 - Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc. Landscaping is proposed and will be provided on the site in accordance with UDC 11-38 and UDC 11-3A-7 as shown on the landscape plan submitted with the application. Staff believes Belhaven Subdivision AZ-07-01 I & PP-07-016 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 additional trees should be planted within those common lots that are not encumbered by the irrigation easement (see Analysis below). Signage for the subdivision should comply with UDC 11-3D and will require separate sign permit approval. Staff is requesting the applicant to clarify, at the public hearing, if any fencing is proposed around this site. • Chapter VII, Goal IV, Objective D, Action 2 — Restrict curb cuts and access points on collectors and arterial streets. The applicant is proposing one public street access to N. Black Cat Road, a minor arterial roadway. No driveways or other access is proposed. Other than the public street access shown on the plat, access to N. Black Cat Road will be prohibited. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide Permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. Existing fencing is shown on the landscape plan; however prior to construction of any buildings, fencing should be constructed around the perimeter of this site If no fencing is proposed than temporary will be required to contain debris on site. (Note: Fencing is required to be constructed along the north & east boundaries with Volterra Subdivision) Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high -density single family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject application includes a request for the R-4 medium low -density zoning designation. The applicant is proposing single-family detached homes on lots ranging from 9,077 14; 48 096-14, 719 square feet in size, which Staff believes will provide the City with a variety of housing opportunities. Staff finds that the requested zoning designation is consistent with the Comprehensive Plan designation for this site. • Chapter VII, Goal IV, Objective C, Action 3 - Require usable open space to be incorporated into new residential subdivision plats. The applicant is providing 10% usable open space within the development. • Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. One stub street is proposed at the north boundary. Staff believes that the proposed stub streets provide good connectivity to the approved Volterra Subdivision to the north. Future connectivity from developments to the south will be along E. New Haven Street. Any future development will be responsible for the 10 feet of road improvements at the point the development stubs to Belhaven Subdivision. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as principal Permitted uses in the R-4 zone. 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 Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 • A minimum of four single-family building types shall be submitted to allow for a diverse mix of floor plans and elevation variety within the proposed development. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposal with the Unified Development Code, Staff believes that this is a good location for the proposed single-family residential development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. Dimensional Requirements of the R-4 zone per UDC Table 11-2A-5: All proposed lots meet the dimensional requirements of the R-4 zone for property size and street frontage. Lot sizes range from 9,47-7 8,096 square feet (or 4.4 0.20 of an acre) to shall meet the minimum setback & ' ^�4 14,719 square feet (or 93 0.34 of an acre). All l maximum building height requirements stated in UDC 11-2A-5 and #6h above. Settlers Canal: There is a 30-foot wide irrigation easement that runs along the north and east boundaries of the subject development. This easement is for the Settlers Canal. This area will be used as open space with a 5' pathway adjacent to the canal. The applicant is proposing to sod this area. south side of the ' . After reviewing the revised Preliminary Plat Staff recommends that additional trees be planted within common Lot 5 Block 1 located on the eastern side of Lot 4 Block 1 and on the northern side of Lot 6 Block 1 outside of the Settler's Canal easement. The applicant will be res onsible for inst alling a minimum of two trees within the Lots 2-11 Block 1 and Lots 1-5 Block 3 adjacent to the Settler's Canal easement and the pathway, as proposed Trees shall be planted in accordance with UDC 11- 311-12. Further, a License Agreement should be entered into between the developer and the irrigation district allowing the pathway to be placed in a common lot; said pathway shall be maintained by the Homeowners' Association and the trees shall be maintained by the lot owner. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. NOTE: A condition of approval for Volterra Subdivision was tiling of the Settlers Canal. However, the first applicant/owner to submit a final plat application to the City for property adjacent to the Canal shall be responsible for the tiling. Landscaping: The landscape plan submitted for this project, prepared by Treasure Valley Engineers, labeled Sheet LP 1.0, dated 5/47 12/07 shall be modified as follows: • Perimeter fencing type and details should be shown on the plan for final plat review; please revise plan accordingly. e ihat---The subject site is an existing tree farm with a lar aittpd ivitlj. the final number of mature trees. The UDC requires any tree over 4 inches in caliper to be mitigated for. Due to the large number and caliper of trees on this site Staff believes it would be a hardship for the developer to mitigate for all of the existing trees. The applicant is willing to relocate some of these trees on the site wherever possible. Several of the trees are to remain on common Lot 4 Block 2. Staff Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 believes this would provide a good location fora picnic area for future residents of the subdivision. Due to the location of the mature on the site in relation to the proposed lots Staff believes the applicant should retain a minimum of 4 mature trees on lots 1-3 block 2 and Lots 1-4 on Block 1 as well. If theses changes are made Staff is supportive of the applicant's request. • Additional trees with a minimum 2 inch caliper should be planted on the south side of the micro -path on Lot 5 Block 1 located on the east side of Lot 4 Block 1 and north of Lot 6 Block 1 located outside the draina e easement). Pathway landscaping should be in accordance with UDC 11 3B 12. • The pLWosed 95 feet of pathway between lots 4 and 5 of Block 3 should be have a minimum 5 foot wide landscape strip with deciduous trees planted every 35 linear feet. Landscaping should be done in accordance with UDC 11-3B-12C. • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Occupancy for the site. All standards of installation should apply as listed in UDC 11-313-14. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Common Areas/Open Space: The applicant has provided 0.68 of an acre (10%) of landscaped usable open space, meeting the 10% minimum required by UDC 11-3G-3A-1. Staff believes the applicant should shorten the length of the proposed cul-de-sac to the west and incorporate more open space within the development. Said cul-de-sac shall still provide enough street frontage for the adjacent lots. If this change is made, Staff finds that it meets the qualifications for open space per UDC 11-3G-3. Maintenance of all common areas shall be the responsibility of the Belhaven Subdivision Homeowners Association. Drainage: A seepage bed for stormwater drainage is shown on Let ^ 492 a Lot 5, Block 2. No trees shall be planted over the seepage beds. All storm drainage facilities shall comply with the standards listed in UDC 11-3B-11, Stormwater Integration. Proposed Streets and/or Access: One access point from N. Black Cat Road is proposed to this subdivision. Internal public streets are proposed with 36-foot wide street sections within 50 feet of right-of-way with curb, gutter and 5-foot wide attached concrete sidewalk; with the exception of E. New Haven Street. The applicant is proposing a 40 foot right-of-way for New Haven Street. Any future development to the south of the subject site will be responsible for constructing the additional 10 feet of road improvements. One stub street for future connectivity should be provided at the south boundary, from N. Sun Haven Avenue and one stub street should be provided at the north boundary, from N. Fir Haven Avenue, as proposed. Except for E. Spring Haven Street, access to N. Black Cat Road is prohibited. Staff is supportive of the proposed access point to the subdivision and the number of stub streets provided to adjacent parcels for future connectivity. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 be supplied by a year-round source of water. 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. Fencing: As part of the approval for Volterra Subdivision, perimeter fencing along the north and east boundaries of the subject site was proposed. Existing fencing is shown on the landscape plan however; fencing is not being proposed with this application. Staff is requesting the applicant to clarify, at the public hearing, if any fencing is proposed around this site. If fencing is not installed, the applicant should be responsible for installing the perimeter fencing around the entire property. The applicant is currently working with ACHD to allow fencing along the southern boundary within ACHD's right- of-way. The applicant should submit a detailed fencing plan with the final plat application for the subdivision. All perimeter fencing must be installed prior to issuance of building permits. If permanent perimeter fencing is not installed, temporary construction fencing should be installed prior to issuance of building permits for the subdivision. Fencing should taper down to a 3 foot maximum within 20 feet of all rights - of -way. All fencing shall be installed in accordance with UDC 11-3A-7. b. Staff Recommendation: Based on the above analysis, Staff finds that applications AZ-07-011 and PP-07-016 substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends approval of AZ-07-011 and PP-07-016 for Belhaven Subdivision, as presented in the Staff Report for the hearing date of December 20, 2007 and continued from October 4, 2007, subject to the Findings of Fact listed in Exhibit D and subject to the conditions of approval listed in Exhibit B. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat, prepared by Treasure Valley Engineers, labeled Sheet P-1, dated 8/0-7-11/07 (New plat inserted in the staff report) 3. Landscape Plan, prepared by Treasure Valley Engineers, labeled Sheet LP 1.0, dated 847-12/07 (New landscape plan inserted in the staff report) 4. Elevations B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department 9. Settlers' Irrigation District C. Legal Description & Exhibit Map Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 D. Required Findings from Unified Development Code Belhaven Subdivision AZ-07-01 1 & PP-07-016 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 A. Drawings 1. Vicinity Map t SCALE t : 600 i00 0 Soo 1.000 i'Wo FEEL DAPHNE >►' Q BY RTIQA Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 2. Preliminary Plat Na"R 3a 1 31%V Ae6 roll e`s Y'a §Oee���e�al�El9 t60:$�;N yY�YMat4a�r.« F@��6��;�I��sesaln�el��E6E6s•s�4�B�$i���ae;F?�3g:�l�s$���w�� sag; � IN— lill111111111 �IJ! llllllll;l T®s.4 31 ` �O sY• odl�waoi '�`p f � �ll�l��fi1� 1ili''i et«. oi� eoaa� Yoe oa 1Vld A1J"1 *13Ud S311213dONd N3380 310d NOISIAIO9715 N3AVH'I7g 3�ll Yt e�uAa N., Nil i�enie : �:=¢$ 11eeY�ll U �9 a4.1 3 age S ae ag a as Ce:l S� 5§ �� si !� z �G w O CF �V q 9 N, Y: o ~ z M vsi � Z��n pp i�• Cn Mt; - IN: r�r� m k Y S ly �E$ !■� Ij l 3 �AaYY�n INIAae�YA➢rt , QNIZH�L! dlRSY3N3d'IQ OY1lrtR .�wrrd s.sY Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 3. Landscape Plan Om[-Cp (YGLi �3101Y � �L�ppO 3YOB 4 Q xa va NVId 3dV�SaNVI S3"3d021d N33M� 31Od NOISIAIOB(IS NHAVH'Tda ! NOLLAgSiO 3119 1B '^N uawxn nun :7�_.546ali a d B[�6ad9-�141 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 4. Elevations Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 to C N N CD N C (0 > T3 c O c = © �N O O Ri Z3 aNa)� — m `.CL o ,a cr) p) E U c E U c �+ � �� t1j _� 0 >, tom? �... V c G1 O Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application (prepared on December 15, 2006, by David Sanford Short, Jr., PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 1.1.2 Prior to the annexation ordinance approval, a Development Agreement shall be entered into between the City of Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months of Council approval to initiate this process. The DA shall include, at a minimum, the following information: • The developer should construct homes on the site that are in substantial compliance with the elevations submitted with this annexation application (AZ-07-011). The applicant shall construct homes on the site that contain the following design features: gable rooflines facing the street, shutters, substantial pillars with substantial bases accented with brick/stone, and covered porch areas. The applicant shall construct homes on the site that contain the following building materials: wood lap siding and/or stucco with rock/stone accents along the front facade. • A minimum of four single-family building types shall be submitted to allow for a diverse mix of floor plans and elevation variety within the proposed development. 1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as Sheet P-1, prepared by Treasure Valley Engineers, dated 847 11/07, is approved with the conditions listed herein. All comments and provisions of the accompanying Annexation and Zoning application (AZ-07-011) and the development agreement for this site shall also be considered conditions of the Preliminary Plat (PP-07-016). 1.2.2 The landscape plan prepared by Treasure Valley Engineers on 4/07 12/07, and labeled Sheet LP 1.0 shall be modified as follows: Perimeter fencing type and details shall be submitted during final plat review; please revise plan accordingly. Additional trees with a miniffmff, 2 iffell ealiPer- shall be Planted alefig the SE)Utj shall be in ae Fe wi Additional trees with a minimum 2 inch caliper shall be planted on the south side of the pathway on Lot 5 Block 1 located on the east side of Lot 4 Block 1 and north of Lot 6 Block 1 located outside the drainage easement). In addition the applicant shall install a minimum of two trees within the 5 feet of Lots 2-11 Block 1 and Lots 1-5 Block 3 adiacent to the Settler's Canal easement and the pathway,as Proposed. Each property owner of said lots shall be responsible for maintaining a minimum of two trees within 5 feet of the northern property boundary of those lots ndiart-nt t,, tt,o SP.ttl et'c r'anal Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 The proposed 95 feet of pathway between lots 4 and 5 of Block 3 shall be have a minimum of 5 foot wide landscape strip with deciduous trees planted every 35 linear feet Landscaping shall be done in accordance with UDC 11 3B 12C The applicant shall retain a minimum of 4 mature trees on lots 1 3 block 2 and Lots 1 4 on Block 1, maintain the existing trees on lot 4 Block 2 as proposed and add a picnic area to said lot. Per UDC 11-313-10, the applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site that are not part of the tree farm. Submit a letter (plan) prepared by the City Arborist with the final plat application. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-313-14. Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. The preceding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). 1.2.4 Prior to signature of the final plat by the City Engineer, the applicant shall submit a signed license agreement with Settlers Irrigation District which allows the construction and use of a micropath on the north and east sides of this plat. 1.2.5 The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. Either permanent perimeter fencing or temporary construction fencing shall be installed prior to issuance of building permits for the subdivision. Fencing should taper down to a 3 foot maximum within 20 feet of all rights -of -way. All fencing shall be installed in accordance with UDC 11-3A-7. 1.2.6 Maintenance of all common areas shall be the responsibility of the Belhaven Subdivision Homeowners Association. 1.2.7 Except for E. Spring Haven Street, access to N. Black Cat Road is prohibited; a note shall be added to the face of the final plat. 1.2.8 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. 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 prior to construction plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 1.3 GENERAL REQUIREMENTS —PRELIMINARY PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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. 1.3.4 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. 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. 1.3.5 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 Staff s failure to cite specific ordinance provisions or terms of the approved annexation does not relieve the applicant of responsibility for compliance. 1.3.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains planned to be in Black Cat Road. The applicant shall be responsible for constructing sewer main along the projects frontage .The City of Meridian does not guarantee sewer service in the timelines outlined in the UDC. 2.2 No interim or temporary lift stations shall be allowed on this property. 2.3 Water service to this site is being proposed via extension of mains planned in Black Cat Road. At this time these mains do not exist and the City of Meridian is not currently planning to install these mains. The City of Meridian held a meeting on 9/24/2007 with the surrounding property owners to discuss the possibility of forming a partnership to construct a 12 inch water main in the N Black Cat Road in conjunction with the N Black Cat Sewer project. The City of Meridian does not guarantee water service in the timelines outlined in the UDC 2.4 The applicant shall install sewer and water mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.5 The Applicant will be responsible to install water and sewer service stubs to 5230 N Black Road 2.6 The applicant shall comply with the Department of Environmental Qualities Best Management Practice with calls for 20-feet of separation between an infiltration trench and any building foundation. If necessary a special setback shall be depicted on the final plat. 2.7 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 with the reimbursable amount shall be approved by Council prior to plat signature. 2.8 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of the public right of way (include all water services and hydrants). 2.9 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 a letter of plan approval shall be submitted prior to scheduling of a pre -construction meeting. 2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (L1DC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface 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. 2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.13 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 94-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.14 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. 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 prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.14 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air -testing and video inspection, 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. 2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. 2.16 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 2.17 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. 2.18 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.22 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.23 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 1-foot above. 2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" 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 corners 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 The roadways shall be built to ACHD standards cross section requirements and shall have clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than a 33' shall have parking only on one side. These measurements shall be based on back of curb. The roadway shall be able to accommodate an imposed load of 75,00 GVW. 3.8 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 4.1 Contact the Police Department regarding the fencing along the Settler's Canal. 5. PARKS DEPARTMENT 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed. 6. SANITARY SERVICE COMPANY 6.1 SSC has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Dedicate 23 additional feet of right-of-way, to total 48-feet, from the centerline of Black Cat Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 7.1.2 Construct a 5-foot wide concrete sidewalk located 41-feet from the centerline of Black Cat Road along the entire site frontage. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 7.1.3 Locate one entry road on Black Cat Road approximately 125-feet north of the southwest property line (measured property line to centerline) 7.1.4 Construct the entry road as a standard 36-foot street section within 50-feet of right-of-way complete with curb, gutter and 5-foot wide attached concrete sidewalk. 7.1.5 Construct the internal roadways as 36-foot street sections within 50-feet of right-of-way complete with curb, gutter and 5-foot attached concrete sidewalks. 7.1.6 Construct a stub street to the north, North Fir Haven Avenue, located approximately 385-feet west of the northeast property line (measured property line to centerline). This stub street shall align with and connect to a previously approved stub street within Volterra Subdivision to the north of this site. The actual alignment of these stub streets is required (measured centerline to centerline). 7.1.7 Construct E. New Haven Street as a half section within 40-feet of dedicated right-of-way consisting of 24-feet pavement, with curb, gutter and 5-foot attached side walk on the north side, and a minimum 3-foot gravel shoulder/drainage swale on the south side. Allow for connection of this section with future stub streets to the south. 7.1.8 Construct a stub street to the south, Sun Haven Avenue, located approximately 25-feet west of the southeast property line (measured property line to centerline). A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 7.1.9 Black Cat Road is classified as an arterial roadway: all access points to Black Cat Road will be closed except the access specifically approved with this application: direct lot access to Black Cat Road is prohibited and should be noted on the final plat. 7.10 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, 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. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 It is the responsibility 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 ACED right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 8.2 Central sewage and central water plans must be submitted to and approved by the Idaho Department of Environmental Quality. 8.3 Run-off is not to create a mosquito breeding problem. 9. SETTLERS' IRRIGATION DISTRICT 9.1 All irrigation/drainage facilities along with their easements must be protected and continue to function. Contact SID for any additional requirements. 9.2 A Land Use Change Application must be on file prior to any approvals. 9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within its easements. 9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers' Irrigation District's Board of Directors. 9.5 All storm drainage must be retained on -site. 9.6 A pressure irrigation system must be provided to service all lots with irrigation water. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 C. Legal Description & Exhibit Map PARCEL DESCRIPTION Docember 1& 2006 ppOdgCr; Pole Creek Propertim PARCEL NO.: Beilhaven Subdivision boundary Legal A parcel of land being a portion of the N ?+ ofthe -SW r/. of Section 27, Township 4 Nords, Range I %lest, Boise Meridian, City of Meridisn, Ada Gurney, Idaho, more particularly described u follows - COMMENCING at a found brass cap matkiag the x uthwest turner of said Section 27; Thence Nardi 0013I' 13" Last contcideat with the west lira of dte said SW '/. of Settings 2"a, a distance of 1545.16 fca; flience South 89'06' 1(T ka24, 25.00 feet to the PO1R7 OF BEGiN'NIIYG; Thcucc North 00"31' 13" Fast parallel with the west line of fM said SW V. of Section 27, a distance of 255,39 feat; Tlience South 89"34' 39" Fast, 266.73 fat to a fbtmd '!" rebarhu, cap; lhence South 19`42'49" Fast. 111.64 lactic, a found h" rebarhw cap; Tharlce Snuth 34' 19'34" Ears, 7959 feet to a found ,S" reharAw cap; Thence South 5(Y'.Stl'55" FM S9.16 feet to a found i5" rehwho rap; Theme South 88' i 1'51" East, 696.87 fccK Thence South 12'441 S" East, 206,31 feet to a fond 'h" rebexrno cap on the south lino of the N � of the SW : of Section 27; Thence North 69'1750' Weal coincident with the south line of the said N Y, oftbe SW 14 of Section 27, a distance of ID47,96 feet; TLeace North 00"2747" Easy 155,35 feet; Thence North a4' 19'22" West 42.36 feet Tlfeoce North 89106"12" West 296,32 feet to the POCr7 OF BEGMM. The parcel above described connotes 6.84 acres more or less. Together with and subject to covenants, cuentenrs aid restrictions of record. Basis of bauings for this parcel ie North 0091' 13" East between the found brass cap tt additg the stathweat Comb of aid Section 27, and the twmd lit' rebar (corner record #99113295) matting the west '/. comer of said Seedon 27, bads in T 4 N, R. l W T.'8da Geed N pU7rawvtsW'Sw-te1'3.eZdS5 b Lein WW► Miff �ERIMAN Pt38L1C h'rifiKS DEPT. 50 ; Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 EKHIBIT W BELHAVEN SUBDIVISION LEGAL A PORTION OF THE X 1/2 SW 1/4 OF SECTION 27 TOWNSEaP 4 NORTH, RANGE I WEST. BOISE VEMIAN ADA COUNTY, MAHO 2006 jV co ms -v: XTfm VW VEIN ITS Rm Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to R-4. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of this Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that single-family residential detached dwellings are allowed within the requested zoning district of R-4 as principal permitted uses. The accompanying plat demonstrates the development will provide for a range of housing opportunities with the variety of lot sizes proposed. 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. 4. 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 delivery of services by any political subdivision providing services to this site, as conditioned in the staff report. 5. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds that all essential services 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, and this is a logical expansion of the City limits. In accordance with the findings listed above, Staff finds that Annexation and Zoning of this property to R-4 would be in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision -making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with recommended changes, 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; Staff finds that public services can be made available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) 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 own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) 5. 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. 6. The development preserves significant natural, scenic or historic features. 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 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 D