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Home My WebLink AboutSharp Estates Subdivision AZ AZ 05-062 MERIDIAN PLANNING & ZONING MEETING APPLICANT The Gables, Inc. February 2, 2006 ITEM NO. 10 REQUEST Continued Public Hearing from January 19,2006 - Annexation and Zoning of 5.11 acres from RUT to R-8 zone for Sharp Estates Subdivision - 2445 North Wingate Lane AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See Previous Item Packet CITY PLANNING DIRECTOR: CITY ATTORNEY QJ CO \Yì f«(\cl ~~ .-\-0 (1. \d- 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: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See affidavit of Posting Contacted: -+:11 nee' IN 11 rn ì c ~í2(h ~rg~}-t Date: ~ ~e: ?,c\ s - ~ 03 Emailed: --.a.\?cc\ \ ((i) r<ì 'vx\spnn~ .. fOm Staff Initials: Mater~ presented at public meetings shall become property of the City of Meridian. STATE OF IDAHO ) ) § ) COUNTY OF ADA AFFIDAVIT OF POSTING I, Mike Arnold. Premier Siqns, Inc. 2100 E. Fairview Avenue. Suite 7 855h0380 (name) (address) (phone) Meridian Idaho , being first duly sworn upon (city) (state) oath, depose and say: RECEIVED JAN 232006 .'.,' CITY OF MERIDIAN CITY CLËRK OFF!~F I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Annexation and ZoninQ of 5.11 acres from RUT to Ro8 & Preliminary Plat approval of 25 sinQleofamilv residential buildina lots and 2 common lots for Sharp Estates Subdivision. Dated this 23rd. day of January , 2006 ~i9~ SUBSCRIBED AND SWORN to before me the day and year first above written. ~~ / .,LZ",hA/ Notary P it for jdaho, , Residing at l7/-;;/7 cd:....--:/ ~£/{ .../ I My Commission Expires: 7- ZP,¿j 7 \""'"" '" ",\~ fLL:"'L"", ,'.,.. ""'1'.. 'f ,;'"'" ."", " """ ~" f..9 ~---""~A~":~", ~ EG¡O '\ ~ ~O~~ ~ § -;; CJ:- ~ '\ /:JlJG\'~ /.¡ g \ ',."". ',,"'--... j' ~, 8- ,."""""", 'fJ" " ""'" '4 Te ot "" ""/"""\1\\111' Master\affid-postillg I '-.,," AZ 05-062 MERIDIAN PLANNING & ZONING MEETING APPLICANT The Gables, Inc. January 19, 2006 ITEM NO. 19 REQUEST Annexation and Zoning of 5.11 acres from RUT to R-8 zone for Sharp Estates Subdivision - 2445 North Wingate Lane AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See attached Staff Comments / Memo to Continue CITY POLICE DEPT: CITY FIRE DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No Comment C\)IJ\\' ~ \\\ \D D- t1-b CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: CENTRAL DISTRICT HEALTH: See attached Comments See attached Comments ADA COUNTY HIGHWAY DISTRICT: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: See attached Comments IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 A. Drawings 1. Preliminary Plat (dated: 12-1-05) I 1- I..~: ... --~ -::--' .I~- . . ¡ ð= 1--~~2i~tl, ~¡¡ r-~-- I, I ~'! i I -I =r I . . . ~gil I~ LJ L~ ~~i t liJ!~ Pì ~IŒ1 I Q"I' ~~i C'i "" 1 . . ~-¡ ~: -I ..,_.~~~1 I ~. III 'I I , .. a.¡ i .:m!d ~!!!!',rl¡"J'J'¡J ~;~:~~!,~~~'~ I!lIi:UI; 1,111: Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 19,2006 2. Landscape Plan (dated llh15-05) ,.¡ ~ .,¡ Ie!'! ..... '" . ~~~ ~I~ ~§i~!. ~CI)Iii~~~ , ~CI)I;t~~!!J ~~I:~I ~~ :;~~ :itl) ;;;1 ~I; ~~a Vj ~ Exhibit A - Page 2 ,-- ----.I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 19,2006 STAF}' REPORT TO: FROM: C. Caleb Hood Current Planning Manager Meridian Planning Department 208-884-5533 Hearing Date: 1/19/2006 Planning & Zoning Commission SUBJECT: PP-05~062 Preliminary Plat approval of 25 single-family residential building lots and 2 common lots on 5.11 acres in a proposed R-8 zone. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, The Gables, LLC, has applied for Annexation and Zoning (AZ) to R-8 (Medium- Density Residential) for 5.11 acres of property cun-ently zoned RUT in Ada County. The site is located south of Packard Acres Subdivision No.3, on the west side of Wingate Lane, approximately ~ mile south of Ustick Road. Cun-ently, there is a single-family home and associated outbuildings on this site. The site has not been previously platted. The subject property is within the Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommendill!! apProval of the proposed Sharp Estates Subdivision (AZ-05-062 and PP-05-062) with the conditions listed in Exhibit B of the Staff Report. 3. PROPOSED MOTION (to be considered after the public hearing) Recommend Approval I move to recommend approval to the City Council of File Numbers AZ-05-062 and PPh05-062 as presented in staff report for the hearing date of January 19, 2006 with the following modifications: (Add any proposed modifications.) Recommend Denial I move to recommend denial to the City Council of File Numbers AZ-05-062 and PP-05-062 as presented in the staff report for the hearing date of January 19, 2006 for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Recommend Continuance I move to continue File Numbers AZ-05-062 and PP-05-062 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Sharp Estates Subdivision AZ-05-062/PP-O5-062 PAGEl ,-----, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]9,2006 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2445 N. Wingate Lane; approximately Yz mile south of Us tick Road and Yz mile west of Eagle Road / 3N1E5 b, Owner: Dale & Helen Sharp 2445 N. Wingate Lane Meridian, Idaho 83642 c. Applicant: The Gables, LLC 1771 N. Wildwood, #200 Boise, Idaho 83713 d. Representative: e. Present Zoning: Ron Sargent RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting conCUITent approval for Annexation and Zoning of the subject 5.11 acres to R-8 and Preliminary Plat approval of25 single-family buildable lots and 2 common lots. All of the homes within the development are proposed to be single-family detached. All of the proposed lots confonn to the dimensional standards ofthe R-8 zone. The average lot size in the proposed development is 6,307 square feet. The gross density of the project is 4.9 dwelling units per acre. Just over 10% (approximately Yz of an acre) of the site is being set aside for open space. The applicant is proposing to construct an east-west, 10-foot wide pedestrian path within the southern common lots. 1. Date of preliminary plat (attached in Exhibit A): 12/1/05 2. Date oflandscape plan (attached in Exhibit A): 11/15/05 h. Applicant's Statement/Justification: The subdivision is to have 25 buildable lots on 5.11 acres with .53 acres of open space. A thirty foot wide pathway will be constructed along the south side of the property with the potential to connect from the property to the other street to the west and east. There will also be common area on either side of Devlin Ave. at the southern entrance to the subdivision (please see Applicant's Submittal Letter.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public - hearing is required before the City Council on this matter. c. Newspaper notifications published on: January 2nd and January 16t\ 2006 d. Radius notices mailed to properties within 300 feet on: December 23rd, 2005 e. Applicant posted notice on site by: January 9th, 2006 Sharp E~tates Subdivision AZ-05-062/PP-05-062 PAGE 2 ----..,-. CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARJNG DATE OF JANUARY 19, 2006 6. LAND USE a. Existing Land Use(s): this site. b. Description of Character of SulTounding Area: This is an infill development All of the parcels sulTounding this property are part of city-approved residential subdivisions. c. Adjacent Land Use and Zoning: There is a single-family home and some associated outbuildings on 1. North: Single-family lots within Packard Acres Subdivision, zoned R-4 2. East: Single-family lots within Packard Acres Subdivision, zoned R-4 3. South: SinglehÚlmily lots within Kearney Place Subdivision, zoned R-8 4. West: Single-family lots within Chateau Meadows Subdivision, zoned R-8 d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: There is culTently sewer in N. Devlin Avenue both on the north and south side of this property. Location of water: There are water stubs to the north and south of this parcel in N. Devlin Avenue. Issues or concerns: None. 2. Vegetation: There are several existing trees on this property that need to be protected during construction, or be mitigated for. 3. Floodplain: N/A 4. Canals/Ditches Irrigation: Any open ilTigation ditches, laterals and canals, should be tiled when this property develops. 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: R-8 (Medium-Density Residential) 7. Size of Property: 5.11 acres f. Subdivision Plat Information: 1. Residential Lots: 25 2. Non-residential Lots: 3. Total Building Lots: 4. Common Lots: 2 5. Other Lots: 0 6. Total Lots: 27 7. Gross Density: g. Landscaping 0 25 4.9 units per acre (net density is 6.0 d.u./acre) 1. Width of street buffer(s): Street buffers are not required on any of the internal, Sharp Estates Subdivision AZ-O5-062/PP-O5-062 PAGE 3 CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAIUNG DATE OF JANUARY 19,2006 local streets. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 0.53 acres/I0.4% 4. Other landscaping standards: Landscaping adjacent to micro-paths should generally 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). See Section 10, Analysis below. h. Amenities: Ten percent open space and pedestrian pathways. i. Off-Street Parking: ODC 11-3C-6 requires single-family detached dwellings to have 2 enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage. j. Proposed and Required Residential Standards: R.8 Setbacks (in feet) Proposed Required Front Living Area (to sidewalk)* 15 15 Side Accessed Garage (to sidewalk)* 15 15 Front Accessed Garage (to sidewalk)*20 20 Side 4 4 Rear 12 12 Frontage (garage facing street) 50 50 Frontage (on common driveway) 10 10 Frontage (alley loaded garage) N/A 40 Lot Size (garage facing street) 5,000 5,000 Lot Size (alley loaded garage N/A 4,000 *See Common Driveway in Section 10, Analysis below for required standards for lots adjacent to a common driveway. k. Proposed and Required Non-Residential: N/A 1. Summary of Proposed Streets and/or Access: Although there are two public stub streets to the property, access is cUITently taken from Wingate Lane, a private street. The applicant is proposing to abandon any interest in Wingate Lane and provide access to the lots in the subdivision via Devlin Avenue stub street extensions from the north (through Packard Acres) and south (through Kearney Place). All of the internal streets are local streets with either a 34-foot wide or 36-foot wide street section (measured back of curb to back of curb) and contain sidewalks that are attached to the back of the curb. Staff is supportive of the proposed street system. For a detailed report on all of ACHD's conditions, please see the ACHD report and Exhibit B. 7. COMMENTS MEETING On December 30, 2005, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sharp Estates Subdivision AZ-O5-062/PP-O5-062 PAGE 4 CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 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 between three and eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 25 single-family lots on 5.11 acres for a gross density of 4.9 dwelling units/acre. Staff finds that the overall density is within the range of a medium density project. 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/ollowing 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 su~ject 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 su~ject 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 VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions. This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications comply with the policies listed in the literature noted above. Chapter VI, Goal II, Objective A, Action 6 h Require street connections between subdivisions at Sharp Estates Subdivision AZ-05-062/PP-05-062 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]9,2006 regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes to extend two stub streets, one from Packard Acres Subdivision No.3 (Devlin Avenue), and one form Kearney Place Subdivision No.3 (Devlin Avenue). There are no undeveloped parcels adjacent to this property. Staff believes that the applicant has done a nice job of connecting and extending existing stub streets to this property. Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. See analysis above. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide pennanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. Fencing exists along the north, east and westproperty lines. There is also existingfencing located approximately 30 feet north of the south property line (adjacent to the irrigation ditch.) Prior to house construction, fencing should be constructed around the perimeter of this site. See Analysis below and Exhibit B for more information. Chapter VI, Goal II, Obj ective A, Action 5 - Require pedestrian access COill1ectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to construct attached sidewalks adjacent to all of the proposed streets, which connect to adjacent properties. The applicant is also proposing to construct a la-foot wide pathway near the south property line. This pathway will connect with adjacent pedestrian connections in Chateau Meadows to the west and Packard Acres No.1 to the east. Staff is supportive of the proposed pedestrian connections to adjacent properties. See Analysis below for more information about the pedestrian path on the south side of this property. Chapter VII, Goal N, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. See above. Chapter VII, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. This property does not have access to any classified arterial or collector street. Chapter VII, Goal N, 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 single-family residential properties to the north, south, east and west are compatible with the proposed development. Sharp Estates Subdivision AZ-OS-062/PP-OS-062 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 19,2006 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-8 zone. Chateau Meadows, Kearney Place and Packard Acres No.3 all obtained R-8 zoning. Packard Acres Subdivision No.1 obtained R-4 zoning. Staff finds that the requested zoning designation contributes to the variety of residential zoning categories in this area and is generally consistent with the Comprehensive Plan designationfor this site. Staff believes that the proposed density (4.9 du. 's/acre) and zoning (R-8) for this property is appropriate. Stalfrecommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNU'IED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes as pennitted uses in the R-8 zoning district. b. Purpose Statement of Zone: R-8 Medium-Density Residential: 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 coITesponding housing types that can be accommodated within the density range. c. General Standards: All of the proposed lots comply with the standard lot size and street frontage requirements ofthe R.8 zone established in the UDC. No dimensional modifications are being requested for the proposed development. Staff is recommending an alternative to the standard requirement for landscaping adjacent to the pathway on the south side of the development (see Special Considerations in Section 10 below.) 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R-8 zone is appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings for annexation. The annexation legal description submitted with the application (stamped on November 14, 2005 by John Goettsche, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 2. PP Application: The proposed preliminary plat substantially complies with the Unified Development Code. Special Considerations: Sharp Estates Subdivision AZ-O5-062/PP-05-062 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 19,2006 Common Driveway: The applicant is proposing to use a common driveway for Lots 4, 5, 6 and 7, Block 1. Staff is supportive of the common driveway proposal. UDC 11- 6C-3D7 requires setbacks, building envelopes, and orientation of the lots and structures to be shown on the plat; building setbacks should be measured from the edge of the common driveway easement or property lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every single-family detached dwelling to have a two-car garage and a 20' x 20' parking pad on the lot. The asphalt for the common driveway should not count towards the required parking pad area. Lots 4, 5, 6 and 7, Block 1 should maintain at least 10 feet of public street frontage (flag) and the common driveway easement should be depicted and explained on the face of the final plat. Comply with aU common driveway provisions listed in UDC 11-6C-3D. See Exhibit B below. Pathwavs: The applicant is proposing to construct a lO-foot wide asphalt pathway along the south side of this development. This pathway will tie in with the cinder pathway to the east in Packard Acres No.1. The cider pathway in Packard Acres No.1 then connects to an unimproved path along the south side of Carol Subdivision. The pedestrian connection in this area is hindered by some gates, but eventuaUy temllnates at River Valley Elementary School to the east. UDC 11-3B-12C requires a 5-foot wide landscape strip on both sides of a micro pathway with at least 1 deciduous tree being planted every 35 linear feet on both sides of the pathway. However, due to the pathway being within a Nampa Meridian lITigation District (NMID) easement. staff is recommending that the applicant be granted a modification of this standard requirement. Instead of trees. staff recommends that the applicant be granted alternative compliance from the standard landscape requirement along pathways. Staff recommends that the applicant be required to install shrubs and other low-Iyin!! 2:roundcover on both sides of the pathwav (as allowed by NMID.) See the Landscaping section and Exhibit B below. Landscaping: The landscape plan prepared by Treasure Valley Engineers, on 11-15- 05, labeled Sheet Ll is approved with the following modifications/notes: . Per UDC 11~3G-3A, set aside 10.4% (0.53 acres) of the site for useable open space and provide a lO~foot wide asphalt pathway within common Lot 9, Block 1, and common Lot 18, Block 2, as proposed. . Maintain at least a 5-foot wide landscape strip on both sides of the proposed asphalt pathways on Lot 9, Block 1, and Lot 18, Block 2. As an alternative to trees, construct shrubs and other low-lying groundcover on each side of the proposed 10-foot wide asphalt pathways. . Per UDC 11- 3G-3E 1, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. . Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. . 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 11-3B-14. Sharp Estates Subdivision AZ-05-062/PP-05-062 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 19,2006 Submit a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Access: Access to this site is cuaently provided from Wingate Lane, a private lane. The applicant is proposing to extend stub streets from the north and south as access to this property. Wingate Lane was created with a private road agreement that was created in 1913. The applicant is proposing to abandon any interest this property has in Wingate Lane. Staff is supportive of this proposal. Staff recommends that prior to signature of the final plat by the City Engineer, the applicant be required to submit a copy of a recorded document, a release of dominant parcel interest, for the interest that this parcel has in Wingate Lane (coordinate the drafting of this document with the City's Legal Department.) Further, the applicant should either be required to depict the existing Wingate Lane easement on the face of the final plat, OR tenninate/vacate the private road agreement. NOTE: The buildable area of Lots 10 and 11, Block 2, will be significantly affected if the Wingate Lane private road easement on this property is not vacated. Lot 10, Block 1, will only have about a 29-foot wide building pad area. See Exhibits A and B below. Existing ResidenceslBuildings; The site cuaently contains multiple buildings. Because the existing structures span across proposed lot lines, a]] buildings sha]] be removed or relocated, prior to signature of the final plat by the City Engineer. See Exhibit B below. Fencing: The applicant is not proposing to construct any new fencing with this development. There is existing fencing along the north, east, and west property lines. A detailed fencing plan should be submitted upon application of the final plat. If pennanent fencing is not provided before issuance of a building pennit, temporary construction fencing to contain debris must be insta]]ed around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-3A-7. Fencing adjacent to Lot 6, Block 1 and Lot 18, Block 2, shall be restricted to either 4-foot solid or 6-foot open vision (UDC 11-3A-7A7bi). See Exhibit B below. Common Areas; Maintenance of a]] common areas sha]] be the responsibility of the Sharp Estates Home Owners' Association. See Exhibit B below. Ditches. Laterals. and Canals: There are existing irrigation ditches that run along and through this parcel. Per UDC 11-3A-6 a]] 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. See Exhibit B below. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or we]] water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11 h3A- 15 andMCC 9-1-28. Sharp Estates Subdivision AZ-05-062/PP-OS-O62 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 b. Staff Recommendation: Staff recommends approval of the subject applications AZ-05- 062 and PP-05-062, with the conditions listed in Exhibit B of the Staff Report for the hearing date ofJanuarv 19. 2006. 11. EXHffiITS A. Drawings 1. Preliminary Plat (dated: 12-1-05) 2. Landscape Plan (dated: 11-15-05) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Unified Development Code SImp Estates Subdivision AZ-05-062/PP-05-062 PAGE 10 1.1.2 1.1.3 1.1.4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS--PRELIMINARY PLAT (PP-05-062) 1.1.1 The preliminary plat labeled as PI, prepared by Treasure Valley Engineers, dated December 1, 2005 is approved, with the conditions listed herein. All comments and conditions of the accompanying Annexation and Zoning (AZ-05-062) application shall also be considered conditions of the Prelirninary Plat (PP-05-062). The applicant is proposing to use a common driveway for Lots 4, 5, 6 and 7, Block 1. Lots 4, 5, 6 and 7, Block 1 shall maintain at least 10 feet of public street frontage (flag) and the common driveway easement shall be depicted and explained on the face of the final plat; building setbacks should be measured from the edge of the common driveway easement or property lines, whichever is more restrictive. In accordance with ODC 11-6C-3D7, depict the required setbacks, building envelopes, and orientation of the lots and structures on Lots 4,5,6 and 7, Block 1, on the face of the final plat. In accordance with ODC 11 h3C.6, provide each single-family detached dwelling with a two-car garage and a 20' x 20' parking pad between the garage face and the common driveway (the asphalt for the common driveway shall not count towards the required parking pad area.) Comply with all common driveway provisions listed in ODC 11-6C-3D. UDC 11-3B-I2C requires a 5.foot wide landscape strip on both sides of a micro pathway with at least 1 deciduous tree being planted every 35 linear feet on both sides of the pathway. Due to the proposed pathway on Lot 9, Block 1, and Lot 18, Block 2, being within a Nampa Meridian Irrigation District (NMID) easement, the applicant is hereby granted alternative compliance from the standard requirement to install trees along side the pathway. In lieu of trees, the applicant shall install shrubs and other low-lying groundcover on both sides of the pathway (as allowed by NMID.) The landscape plan prepared by Treasure Valley Engineers, on 11-15-05, labeled Sheet Ll is approved with the following modifications/notes: . Per UDC 11-3G-3A, set aside 10.4% (0.53 acres) of the site for useable open space and provide a 10-foot wide asphalt pathway within common Lot 9, Block 1, and common Lot 18, Block 2, as proposed. . Maintain at least a 5-foot wide landscape strip on both sides of the proposed asphalt pathways on Lot 9, Block 1, and Lot 18, Block 2. As an alternative to trees, construct shrubs and other low-lying groundcover on each side of the proposed 10-foot wide asphalt pathways (as allowed by NMID). . Per UDC 11-3G-3El, install at least one deciduous shade tree per every 8,000 square feet of common open space area, and install lawn, either seed or sod. . Per UDC 11-3B-1O, 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. Submit a copy of said plan with the final plat application. . A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to occupancy of any buildings. All standards of installation shall apply as listed in ODC 11-3B-I4. Exhibit B - Page I 1.1.8 1.1.9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). 1.1.5 Prior to signature of the final plat by the City Engineer, the applicant shall submit a copy of a recorded document, a release of dominant parcel interest, for the interest that this parcel has in Wingate Lane (coordinate the drafting of this document with the City's Legal Department.) Further, the applicant shall either depict the existing Wingate Lane easement on the face of the final plat, OR terminate/vacate the private road agreement. 1.1.6 Prior to signature of the final plat by the City Engineer, all buildings shall be removed from this site or relocated in compliance with the City Code. 1.1.7 The applicant is not proposing to construct any new fencing with this development. A detailed fencing plan shall be submitted upon application of the [mal plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed according to UDC lI-3A-7. Fencing adjacent to Lot 6, Block 1 and Lot 18, Block 2, shall be restricted to either 4-foot solid or 6-foot open vision. Maintenance of all common areas shall be the responsibility of the Sharp Estates Home Owners' Association. Per UDC 1I-3A-6 all inigation 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 iuigationldrainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.1.10 Underground, pressurized iuigation must be provided to all lots within tIns development. 1.2 1.2.1 1.2.2 1.2.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-O5-062) 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(s). Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC lI-3A-17. 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- 3A.I8 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as pennitted under UDC lI-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 llh3A-I8, then the applicant shall relocate the Exhibit B - Page 2 2.6 2.7 2.8 2.9 2.10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 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 tìnal construction. 1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.2.5 Staff's failure to cite specific ordinance provisions or tenns of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. 1.2.6 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 mains in N. Devlin Avenue. 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 fonns 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 confonnance of City of Meridian Public Works Departments Standard Specifications. Water service to this site is being proposed via extension of mains in N. Devlin Avenue. 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 required to continue the 1 O~inch water main in N. Devlin Avenue as opposed to the 8-inch that is proposed. The applicant has indicated that the pressurized irrigation system in this development is to be owned and operated by Nampa and Meridian Irrigation District. A letter of plan approval 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 (MCC 12-13-8.3). 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. 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 9h4-8. Wells may be used for non- domestic purposes such as landscape iITigation. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building pennits. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized 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 2.2 2.3 2.4 2.5 Exhibit B - Page 2 2.15 2.16 2.17 2.18 2.19 3.1 3.2 3.3 3.4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 2.11 certificates of occupancy. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 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 Pennitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Army Corps of Engineers. Developer shall coordinate mailbox locations with the Meridian Post Office. All grading of the site shall be perfonned in conformance with MCC 11-12-3H. 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. 2.12 2.13 2.14 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit from the Public Works Department prior to commencing installations. 3. Fire Department One and two family dwellings will require a firehflow 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. 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. Final Approval ofthe 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 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. The phasing plan may require that any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Exhibit B - Page 2 3.12 3.13 3.14 3.15 3.16 3.17 3.18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 3.5 All entrance and intemal roads and alleys shall have a tuming radius of 28' inside and 48' outside radius. 3.6 All common driveways shall be straight or have a tuming radius of 28' inside and 48' outside and shall have a clear driving surface which is at least 20' wide. 3.7 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length. 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 26' wide. Streets with less than a 35' street width shall have no parking. Streets with less than 39' shall have parking only on one side. These measurements shall be based on the face of curb dimension. Special approval required over 750' IFC Table D1O3.4. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.8 For all Fire Lanes, provide signage "No Parking Fire Lane". 3.9 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.10 Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping. 3.11 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. To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than Y2 the diagonal measurement of the full development. Building setbacks shall be per the Intemational Building Code for one and two story construction. The roadways shall be built to Ada COW1ty 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. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be bome by the developer. 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). The Fire Dept. has concems about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact Vicki Heugly at 898-5500 to address this concem prior to the public hearing. Provide exterior egress lighting as required by the Intemational Building & Fire Codes. Exhibit B - Page 2 7.1.1 7.1.2 7.1.3 7.1.4 7.2.1 7.2.2 7.2.3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 19,2006 4. Police Department 4.1 Lot 6, Block 1, creates a residence that will be isolated from their suITounding neighbors. Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the houses/dwelling units in the general area are oriented toward one another and encourage interaction between more neighbors. 4.2 Any interior fencing next to common open space shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. Parks Department 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. 6. Sanitary Service Company 6.1 SSC will not provide trash pickwup services utilizill!! the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access ftom the common driveway. 7. Ada County Highway District Site Specific Conditions ofAvDroval Extend the two existing stub streets, from the north and south property lines, into the site, as proposed. Construct the internal local streets as 36-foot street sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way, as proposed. Construct the cul-de-sac turnaround with a minimum turning radius of 45-feet. Comply with all Standard Conditions of Approval. Standard Conditions of ADvroval Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited ftom being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street ftontages abutting the site shall be borne by the developer. Exhibit B - Page 2 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 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. Comply with the District's Tree Planter Width Interim Policy. 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. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required pennits), which incorporates any required design changes. Construction, use and property development shall be in confonnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 7.2.12 7.2.13 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 tenus 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 continuation of any change from the Ada County Highway District. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use ofthe 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. Exhibit B - Page 2 CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 C. Legal Description JIfßJ V AllEY ~ /"'-"":'_~'- clln -'!VO rT¡nClj;/lAl, /;"{,1"""6/,";' ExhIbit A Property Description Sharp Estates The South Half of the Southeast Quarter of the Northwest Quarter of Section 5, Township 3 North, Range 1 East, Boise Meridian, Ada County. State of Idaho, more particularly described as follows: Beginning at a 5/6 mcn rabat marking the Center Quarter Corner of said Section 5; thence, along the south line of the Southeast Quarter of the Northwest Quarter of said Section 5, North 69"39'53" West a distance of 670.99 feet to a 5/8 inch rebar marl<ing the Southwest Comer of the Southeast Quarter of the Northwest Quarter of said Section 5, thence, along the weslline of the Southeast Quarter of the Northwest Quarter of said Section 5, North 00°27'38" East a distance of 331_92 10 the Northwest Comer of the South Half of the Southeast Quarter of the Northwest Quarter of said Seotion 5; thence, along the north line of the South Half of the Southeast Quarter of the Northwest Quarter of said Section 5, South 89"38'06" East a distance of 671.07 feet to a 5/8 inch rebar marking the Northeast Corner of the South Half of the Southeast Quarter of the Northwest Quarter of said Section 5; thence, along the east line of the Southeast Quarter of the NOrthWBSt Quarter of &aId SectIOn 5, South 00<128'28" West a distance of 331.57 feet to the Point of BegInning. Containing 5.11 acres. more or less. Subject to any existing easement aff~ting the above described parcel of land, writtef1, unwritten, recorded, or unrecorded, ø~ ~H. che, PLS 9584 11',.47'.4_.ç- P_1!"'I«nì'~'",p ","'<>".!ñ"'¡ngs',s.,""'I'II""I""'Ty <Ies«IIIM "°' "",.",b.. ". ,oc,' Tn'o""" \ .11,,' I "~¡r" ....,- "" ,¡,;;'.' ii' ",'-1111 k, '"",- ~:II No"';';" -I ',1,-,'" i:,:",~ -,C ,I"~"~"~ 'I": ',", I "-,< I ,', ,c I,:,.;", ,"iI""" I-, '" Exhibit C - Page 1 I JPVM'LVIIIfII ;;"'li!t ;~I.IL~" ,'.~1;JNff¡~' I~¡ rJIUi(, M~P ~ "-<,=' .~¡. -'"."!>' ~ . , N<JlPLIA"", ~.., I I ~ fZOll,,~ '~J-= . j' /~B-- ""'~f:"~~.:~';/::t';::~n,"", I lftfJ,'IUS . pu,v,IZ¡'i. -'[111<1"'" I " 1mr {Jim rœ f:m, ny:rn,""r.¡--.I.I._.,~~-,"<"", i tTi x ;:T g: () I --c J'Q rt> tV FOtf) 5% I!ŒA~ IIIH .!s ..101 :Ai' II~ A" 't001HIIFS' ~~ OF ~AO<:'RJ ~S 'I(J 1 çJfl:<I!:I"" A~D '/fiJ. c~ VIJS 8JlIII1JIT B SFUA TED IN THE SOUTHEAST QUARTER ::iF THE NORTH~ST QUARTER CF SECTION 5, ~OWNSHIP J NORTH, RANGE 1 EAST, BOIS[ ~,ERIDIAI.J, CITY OF MERIDiAN, ADA COCNTY, STATE O,=- IDAHO ~I.. ~; -ÇI1JNj Vi'. 1ijj;~. ~1'?f~~'1 05.: 1'Re)¡ "~~i'r .7'R'1[~ 'E II7I.W ~" ~ 3.!1 AC!£S r~'öNÐ ,/3' R<~,'-! "~'T"'~ ¡.~; : ,m-I ::(h~ER G1O.Û .~ tV 0 0 0-, ----: ÎJ ::j -< 0 "1 ~ I:I1 :>:' 8 ;; z ~~;,;:;oP;~; ~ ~i~. ŠE i r ;Þ- Z Z Z a tJ I:I1 .." ;Þ- ~ --3 ~ tTi Z --3 '" --3 >- "T1 "1 ~ m ." 0 :>:' --3 "T1 0 ~ --3 ::c tTi ::c m >- ~ Z a a >- --3 tT1 0 "1 ...... >- z s;: :>:' -< ~ ."'It' '(>î ":'::;,R ... ... ~ ";:c',',) 'c"" "'Œ.\c ;",:,",;-;.'~ ';'}'H; q,",~ 1::: ~l""'if° -' CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT fOR THE HEARING DATE OF JANUARY 19,2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shan 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-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, ofthe Staff Report. 5. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that single-family residential uses are allowed within the requested zoning district of Rw8. Medium Density Residential pennits the establishment of residential uses and is designed to protect the integrity of residential development by prohibiting the intrusion of incompatible nonresidential uses. The accompanying plat demonstrates the land will be developed with lot sizes, housing types and other dimensional requirements that confonn to the proposed zoning designation. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 3. 4. 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 detennining 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. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E). The R-8 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 ZoninQ: 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: Exhibit D - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 6. Exhibit D - Page 2 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Staff genera11y 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 finds that the subdivision will not require the expenditure of capital improvement funds. There is public financial capability of supporting services for the proposed development; 5. Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See finding "Items 3 and 4 above under Annexation Findings above, and the Conditions of Approval in Exhibit B for more detail.) The development will not be detrimental to the public health, safety or general welfare; and City Staff originally had some concerns about Lot 6, Block 1, and how the future residence will be somewhat isolated from the rest of the development. Such areas tend to have an increased crime potential. However, this situation is not much different from homes at the end of cul-de-sacs, and therefore should not create a safety problem. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 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 detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staffis unaware. <~-. ~~'-- ðo~uttø ~u- John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner January 10, 2006 To: The Gables LLC, Ron Sargent 1771 N. Wildwood #200 Boise, Idaho 83713 Subject: Sharp Estates M PP-05-062/MAZ -05-062 2445 N. Wingate Lane On January 10, 2006, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6171. ;øj)~ Lori Den Hart& Planner III Right-of-way & Development Services, Planning Division CC: Project file, Construction Services, Utilities City of Meridian Dale and Helen Sharp 2445 N. Wingate Lane Meridian. Idaho 83642 Ada County Highway Disbict . 3775 Adams Street. Garden Oty, 10 . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.US """'~-a: ~.~-~""'1~~~ ~ Right-of-Way & Development Department Planning Review Division ðø~uL1Ø ~"' Project/File: Lead Agency: Site address: Staff Level Approval: Applicant: Owner: Staff Contact: Tech Review: "..._,,---""--~-"" , Sharp Estates -MPP-O5-062/MAZ-O5-062 City of Meridian 2445 N. Wingate Lane January 9, 2006 The Gables LLC, Ron Sargent 1771 N. Wildwood #200 Boise, Idaho 83713 Dale and Helen Sharp 2445 N. Wingate Lane Meridian, Idaho 83642 Lori Den Hartog Phone: 387-6171 E-mail: Idenhartoq@.achd.ada.id.us January 6, 2006 Application Information: Acreage: 5.11 Current Zoning: RUT Proposed Zoning: R-8 Residential lots: 25 Common lots: 2 A. Findings of Fact Existing Conditions 1. Site Information: There is currently a single-family residence on the site. 2. Description of Adjacent Surrounding Area: Direction North South East West 1 Zonin R-8 R-8 R-4 R-8 2. 2 3. Existing Roadway Improvements and Right-ot-Way Adjacent To and Near the Site . Devlin Avenue stubs to the property from the north and from the south. Devlin Street is improved as a 36-foot street section within 50-feet of right-of-way. 4. Existing Access: lane. The property currently takes access from Wingate Lane which is a private 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 6. Trip Generation: This development is estimated to generate 240 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Traffic Impact Study: A traffic impact study was not required with this application. 9. Impacted Roadways: Frontage Functional Roadway Classification Devlin 50' Local 10. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or in the Capital Improvements Plan. B. Findings for Consideration 1. Right-at-Way and Street Section Right-ot-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb. gutter and 5-foot wide concrete sidewalks. Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of- curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. Applicant Proposal: The applicant is proposing to construct the internal local roadways as 36-foot street sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way. Staff Comment/Recommendation: The applicant's proposal meets District policy. Stu b Streets Staff Comment: The applicant is proposing to extend two stub streets that are currently constructed to both the north and south property lines. ûistrict staff is supportive of this proposal. 3 3. Turnarounds Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. Staff Comment: The applicant has proposed one cul-de-sac turnaround with no landscape island. 4. Wingate Lane Staff Comment: District staff recommends to the City of Meridian that the private road, Wingate Lane, be removed or narrowed to path width and the additional land be incorporated into the subdivisions to the north of this site. The District will require that the private street signs at the public street intersections from Challis Road south to the site be removed. C. Site Specific Conditions of Awroval 1. Extend the two existing stub streets, from the north and south property lines, into the site, as proposed. 2. Construct the internal local streets as 36-foot street sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way, as proposed. 3. Construct the cul-de-sac turnaround with a minimum turning radius of 45-feet. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of AIDJroval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. 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. 6. Comply with the District's Tree Planter Width Interim Policy. 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 Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 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. E. Conclusions of Law 1. 2. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist 4 ~nnbJ \ ~~ E'~1M~ v"II,~læl§ì ~ ~'W:~ I f=mfdtmfHm § ~ ~LJ h ~ TII '1 T - r- ( ~ ~ II ITI ~ ;~'i~ I T ~ "(fi EHHB~ v ~,~ V I r rTIIJJ~ ,,~-, ;\ f-.--- 1-- OIII7hÍ ri = Tg_, ~ ~¡f,l: ;"""11 J./¡'" ' ~W .-.~ - ~ . ~ ~ II III (iT b l-g~~ _}~~~r ~IË k:-- ~ -' ~ ~ ~ ;: ~ ~ ~ ~ "- \,~ t=~ 111 IT t= '-" tiírìiírbïJ SITE \1J I- [ 7'1 I II "ll-<-WII----' -~ ~~ ì T 1 c I T I I I I ~f--.. {/' ~ r:¡,...:- \ - ~I~~ ,-N-J'" !r ¿ 1# 1 Î r/~" I[JJ] I I I ~I(-}-J i~ lí1 .\\\\II\IIIII~ T ~EEr'r- l~ ~ C - '- <VkJ~" I 11'- '- ITTT f/ I I ~ :- V I I '- <:....- - ~ '- I 11/ ¡ 1 ~rmll . ì' ",< ;:: ~ ~I[ ]ff' ~ 9rm '= - - 1 -" N -=-l~ ~. ~ ~ w+ E I U T I~ I -< I~ S II UJ >~, i 1 \'--- ~ "~ I 5 t LANDSCAPE PLAN SHOWING SHARP ESTATES SUBDIVISION A PROPOSED RESIDENTIAL SUBDMSJON LOCATED IN A PORTION OF THE SE 1/4 OF THE Nt 1/4 SECTION 5, T3tI, HIE, B,t.(, MERIDIAN, ADA COUNTY, IDAHO NOVEIlBER 15, 2005 sc.ou: h.--.A.....J-.1 i "or, ,--.. ~ : oil' .. vo, or", ~ "~, I " , \ ~E PUH -,'..,. ~~~ ..- .;j -- , -- :Ir:II"- H!I' -=' -- .. - -oo..._--~-"" 1 SHRUB PLANTING DETAIL ...... 2 CONIFEROUS TREE DET. ...... 3 DECIDUOUS TREE DET. oo .... ~~ ---- CÐŒRALNOTES, , """"'~....._-~""--.....,..., ------"""'..........." ...........-.....-- ~ """"""'...--..............'"- . ...._~....-...- ~... .......,........_--- ..-. .==1;.':."~"=" o::...~~':,"::.:.", ""--""~'-. --.....-- -.-=.........""'" "'=:i r~::."':l, ~ .. w. .. ;¡- Qi' 'iii .- .. LAftDSCAPUjG TREE: l£GEND ......... OIl'" _ø ........ !un... "'" - ":'::: ':.':' , -- -- - N' "'..., , -- ""'U'-"'. ............... r... U'-'" , ....... .... ..... r.......... -- ....-..-w, -.... """"" - LAltDSCN'ING SlfiUB lfGEN} - .......... ~ -- "' -..............., ..... ....a. " " -... -- ....a.. . ... --- ~..., ,..._" ~ .......,,-- ""n ,..."'" " ow --...... ....."'" " -., ~ ...... ~-.....", om ...... u........ -.." --... r....... --. . w............... -"_M- -...... . .. -- -... .... ...... ... -- ...... . ........------- ":"":=~'::' -..-.-.. --~~ --- ..-..~ z ¡;! 0 ~ ~ ~ ~ i ¡:¡~ ~~ ~ !!i ,g ~ SNOlswnJ ~ ~ ...J ~ 0 VI'~ ~g!~ ~",~o~J, ~ ~ ~:,,:.~ .. øS!~- ~ F'~"'! ~ w ~ F ~ w. !illi ¡ IJi; I I ~ I ( æ n ¡ l'l! :, '" Ig eo. e~ §~ ; ~ ~, ~ -- Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name. address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 6 '" II Development Process Checklist II ¿$JSubmit a development application to a City or to the County ¿$JThe City or the County will transmit the development application to ACHD ¿$JThe ACHD Planning Review Division will receive the development application to review ¿$JThe Planning Review Division will do one of the following: DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time. DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ¿$JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. DWrite a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: . The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) . The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of.way, including, but not limited to, driveway approaches, street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) 0 Driveway or Property Approach(s) . Submit a "Driveway Approach Requesr form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. 0 Working in the ACHD Right-of-Way . Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) 0 Sediment & Erosion Submittal . At least one week prior to setting up a Pre.Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division. 0 Idaho Power Company . Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre-Con being scheduled. 0 Final Approval from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 7 ~ CENTRAL Œ BtA.l1~ Rezone # Conditional Use # Preliminary / Final/Short Plat CENTRAL DISTRICT HEALTH DEPARTMENT Return to: Environmental Health DivisiORE C E IVErP Boise 1.D Eagle A fi' : , fl': »1'0£-- 0 Garden City è OS;- --0 ~ '2- CfìY'~~!~;~I'~IA~eridian ,Pr' -I').ç-- --0 b L- ell Y CLERK7J1:'FIC~ ~~~a /:;1-1-4£ ¡? ./;;( ';ï91l2I ,ç' u '5 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. 07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ¿; After written pproval from appropriate entities are submitted, we can approve this proposal for: ~. I sewage ~c mmunity sewage system 0 community water well interim sewage tral water 0 individual sewage individual water ~. The following plants) must be submitted to and approved by the Idaho Department of Health & Welfare, Division ~vironmental Quality: ~al sewage Qpommunity sewage system 0 community water 0 sewage dry lines ~tral water ~ 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:þL£.J () J Reviewed By: ~ ~ 15726.001EHO904 Review Sheet --- . . c ~ \'1~\) "0 ~ f'."~. ~ \i ';j '::. l~û.j ü\f\N i of ~t.~~çr:'Ct:. 'l/J_....L.- :\ C'-€-~,\Z ,~ rr"< & ~ 1~ 'D6Wûct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395 FAX # 208-463.0092 20 December 2005 phone5; Areo Code 208 OFFICE: Nampo 466-7861 SHOP: Nampo 466.0663 Anna Canning, Planning Director City of Meridian ,,". . 66.Q E. Wat.~:t:tnweLLan.e Suite20L- . -."---.- Meridian, ID 83642 ---"----~"".-~- -" '-, '"._-. ,- RE: AZ 05-062/PP 05-062/Sharp Estates Dear Anna: Nampa & Meridian lITigation District requires that a Land Use Change Application be filed, for review, prior to final platting. Please contact Donna Moore at 466- 7861 for further infonnation. All laterals and waste ways must be protected. The District's Stokesbeny Lateral courses along the south boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code 31-3805. It is recommended that iITigation water be made available to all developments within the Nampa & Meridian Irrigation District. _Sincere1y - r:3ß/ jf!~ 1JilrHenson Asst. Water Superintendent Nampa & Meridian lITigation District BH/dbg C: , Water Superintendent Crew Foreman ,,- File -Office/Shop : .,' ',' -.' , , APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000 ~&.~~~~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 22 December 2005 phones: Area Code 208 OFFICE: Nampo 466-7861 SHOP: Nampa 466-0663 Ron Sargent Treasure Valley Engineers 5680 E. Franklin Road, Suite 220 Boise, ID 83687 - - - ,,--- .- "---'" - '------~---'- --"--",'--'- ------- ------------------------------,,-,--,----,-----'------'-~-------"'----,,--~----~ -'--~-----~----,--------- ------- - -,--- RE: Land Use Change Application - SharD Estates Subdivision Please note the District now reQuires three ~ Dear Mr. Sargent: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, Dictated by Ms. Moore ard mailed without signature In her absence to avoid delay Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Anna Canning, Planning Director, Meridian City Dale and Helen Sharp, 2445 N. Wingate Lane, Meridian, ID 83642 The Gables, LLC, 1771 N. Wildwood, Suite 200, Boise, 10 83713 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 Memo To: Planning & Zoning Commissioners From: C. Caleb Hood, Current Planning Manager CC: Applicant, Anna Canning, Ted Baird, Clerk's Office, Project File Date: January 17, 2006 Re: Sharp Estates Subdivision (AZ-05-062 / PP-O5-062) Staff has been made aware that the applicant for Sharp Estates Subdivision failed to post notice of the public hearing on the property for the January 19, 2006, Planning and Zoning Commission hearing. Staff is requesting the Commission open and continue the public hearing for Sharp Estates Subdivision (AZ-05-062 & pp- 05-062) to the February 2, 2006 Commission hearing, for the applicant to place public notice on the property. CITY OF MERIDIAN. PUBLIC HEARING SIGN-UP SHEET February 2, 2006 ITEM # 10,11 DATE PROJECT NUMBER AZ 05-062, PP 05-062 PROJECT NAME Sharp Estates Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL 11J1LL/~ 12 t;U1 / n-L. Y JÚV711 ~ ¡:: $/# ¡: 17-1.. Y I