HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNIN�7tEPARTMENT STAFF REPORT FOR THE HEARMG DATE OF MARCH 1, 2007
STAFF REPORT Hearing Date: March 1, 2007
(Continued from February 15, 2007)
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Belhaven Subdivision
• AZ-07-001
Annexation and Zoning of 6.99 acres from RUT (Ada County) to R-4
(Medium low -density residential) zone
• PP-07-001
Preliminary Plat of 22 single-family residential building lots and 5 common
lots on 6.84 acres in a proposed R-4 zone
I. 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 22 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.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-07-001 & PP-07-001) 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 is recommending that the AZ & PP applications
be approved with the conditions listed in Exhibit B of the staff report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-07-001 and PP-07-001 as presented in the staff report for the
hearing date of March 1, 2007, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-07-001 and PP-07-001 as presented during the hearing on
March 1, 2007, for the following reasons: (State specific reasons for denial of the annexation
and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-07-001 and PP-07-001 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
2#
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNING EPARTMENT STAFF REPORT FOR THE HEA*G DATE OF MARCH 1, 2007
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
5230 N. Black Cat Road
SW % of Section 27, TAN., R.1W.
Tax Parcel: SO427325700
b. Applicant:
Pole Creek Properties, Inc.
P.O. Box 190073
Boise, ID 83719
c. Owner:
David S. and Doris A. Frost Trust
2810 N. Lanewood Road
Eagle, ID 83616
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant 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 22 single-family residential building lots
and 5 common lots on 6.84 acres for Belhaven Subdivision. The applicant is proposing 0.46 of
an acre or 6.73% of the site for common open space with 5.4% of usable open space. The
proposed gross density for the subdivision is 3.21 dwelling units per acre with a net density of
4.86 dwelling units per acre.
1. Preliminary Plat, labeled Sheet PP 1.0, prepared by Treasure Valley Engineers, dated
11 /06 (attached in Exhibit A)
2. Landscape Plan, labeled Sheet LP 1.0, prepared by Treasure Valley Engineers, dated
11/06 (attached in Exhibit A)
h. Applicant's Statement/Justification: Per the narrative submitted by the applicant, the applicant
is requesting approval to annex and zone the subject property to the R-4 zone and plat the
property with 22 single-family residential building lots and 5 common area lots. The proposed
net density is 4.86 dwelling units per acre with a gross density of 3.21 dwelling units per acre.
The applicant is proposing 0.46 of an acre or 6.73% of the site for common open space with
5.4% of usable open space. The proposed density is in compliance with the intent of the
current Comprehensive Plan Future Land Use Map, which designates this area as Medium
Density Residential. Belhaven Subdivision will be a quality and compatible addition to this
area of Meridian. The development is adjacent to similar residential developments, and the
requested zoning to R-4 is in compliance with the City's Comprehensive Plan and will benefit
the public interest by providing a mix of desirable housing needs to this area of the City while
allowing for the continued improvement and expansion of city services and an increase in the
City's tax base.
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNINbrbEPARTMENT STAFF REPORT FOR THE HEAMG DATE OF MARCH 1, 2007
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the Commission and 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, a public hearing is
required before the Commission and City Council on this matter.
c. Newspaper notifications published on: January 29, 2007 and February 12, 2007
d. Radius notices mailed to properties within 300 feet on: January 19, 2007
e. Applicant posted notice on site by: February 20, 2007
6. LAND USE
a. Existing Land Use(s): Rural residential property that contains a commercial tree farm
b. Description of Character of Surrounding Area: Single-family rural residential uses with
associated agricultural/pasture land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Agricultural land (proposed Volterra Sub.), zoned R-4
2. East: Agricultural land (proposed Volterra Sub.), zoned R-4
3. South: Single-family rural residential homes and land, zoned RUT (Ada County)
4. West: Single-family rural residential home/agricultural land, zoned RUT (Ada
County)
d. History of Previous Actions: A property line adjustment was recently approved for this
property in Ada County, recorded on January 31, 2007 as Record of Survey No. 7768. No
applications have been previously reviewed by the City.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is currently not sewerable. 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.) This property is currently not sewerable. This
property is in the North Black Cat Shed. A regional lift station is being
designed to sewer this area, it is planned to be constructed by April 2008.
The trunk to be installed in Black Cat that would flow to this lift station is
not funded at this time and is currently being planned to be development
driven. 2.) The plat depicts an easement for the Settler's Canal along the
northern side of this property, without an encroachment agreement it will
render portions of the individual lots unusable to the lot owners.
2. Vegetation: There are 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
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNIN --DEPARTMENT STAFF REPORT FOR THE HEARMG DATE OF MARCH 1, 2007
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 Subdivison 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 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 being subdivided (6.99 acres including right-of-way for
N. Black Cat Road)
f. Subdivision Plat Information:
1. Residential Lots: 22
2. Non-residential Lots: 0
3. Total Building Lots: 22
4. Common Lots: 5
5. Other Lots: 0
6. Total Lots: 27
7. Open Lots: 0
8. Residential Area: 6.84 acres (6.99 acres including right-of-way for N. Black Cat
Road)
9. Gross Density: 3.21 units per acre (Net density: 4.86 units per acre)
10. Lot Sizes: Lot sizes range from 8,584 square feet (or 0.19 of an acre) to 9,407 square
feet (or 0.22 of an acre) with an average lot size of 9,100 square feet (or 0.21 of an
acre).
g. Landscaping:
1. Width of street buffer(s): A 25-foot wide buffer is required along N. Black Cat Road.
Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers
Along Streets.
2. Width of buffer(s) between land uses: None required
3. Percentage of site as open space: 6.73% or 0.46 of an acre (5.4% 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
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNIN'&bEPARTMENT STAFF REPORT FOR THE HEAI'MG DATE OF MARCH 1, 2007
Side accessed garage setback (from back of sidewalk) 15 15
Front accessed garage setback (from back of sidewalk) 20 20
Side setback (5, public utility & drainage easement is required) 5 5
Rear setback 15 15
Frontage (detached, with garage facing street) 60 60
Frontage (cul-de-sac or at approx. a 90' angle) 30 30
Minimum property size 8,000 (s.f.) 8,000 (s.f.)
Maximum building height 35 35
Minimum living area (detached) 1,400 (s.f.) 1,400 (s.f.)
Minimum ground floor area for multi -story units 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)
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
this development will be provided 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 sidewalks. Two stub streets for future
connectivity are provided at the south boundary, from N. Sun Haven Avenue and New Haven
Street, and one stub street is provided at the north boundary, from N. Fir Haven Avenue. City
Staff and ACHD are supportive of the proposed access point to the subdivision from N. Black
Cat Road and the stub streets being proposed to adjacent parcels. 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 single access point approved with this subdivision.
7. COMMENTS MEETING
On January 26, 2007, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
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 22 single-family residential building lots on 6.84 acres for a gross density of 3.21
dwelling units/acre. The proposed density lies 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. -
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNIN6EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
➢ Sanitary sewer and water service will be extended to the project at the developer's
expense.
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
➢ The subject lands are currently serviced by the Meridian School District 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 and fencing is proposed and will be provided on the site in accordance with
UDC 11-3B and UDC 11-3A-7 as shown on the landscape plan submitted with the
application. Signage for the subdivision should comply with UDC 11-3D and will require
separate sign permit approval.
• 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.
Six-foot tall vinyl fencing is proposed along the west property boundary adjacent to N. Black
Cat Road. The applicant states that the builders will be responsible for constructing 6-foot
tall cedar fencing along the north, east, & south property boundaries. (Note: Fencing is
required to be constructed along the north & east boundaries with Volterra Subdivision) Perimeter fencing is required to be installed prior to issuance of building permits (see
Section 10 below and Exhibit B for more information).
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNINZ7tEPARTMENT STAFF REPORT FOR THE HEARNG DATE OF MARCH 1, 2007
• 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
8,584-9,407 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 5.40% usable open space within the development.
• Chapter VI, Goal I1, Objective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
Two stub streets are proposed at the south boundary and one stub street is proposed at the
north boundary. Staff believes that the proposed stub streets provide good connectivity to the
properties to the north and south.
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
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, Staff believes that the requested R-4 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 (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.
Out Parcel: The 1-acre out parcel (Parcel #SO427325825) at the southwest corner of the site,
owned by Paul & Gayle Poorman, was legally created through a one acre division in Ada County
prior to the adoption of the Meridian City Code in 1984. A property boundary adjustment was
recently approved by Ada County (ROS No. 7768) that enlarged the property to 1.45 +/- acres.
Development Agreement: UDC 11-5B-3D2 and Idaho Code § 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the
City that may require some written commitment for all future uses. Staff believes that a DA is
necessary to ensure that this property develops per Staff s conditions. If the Commission or
Belhaven Subdivision AZ-07_001 & PP-07-001
PAGE 7
CITY OF MERIDIAN PLANNIN�?&PARTMENT STAFF REPORT FOR THE HEA G DATE OF MARCH 1, 2007
Council feels additional development agreement requirements are necessary, staff recommends
a clear outline of the commitments of the developer being required.
A Development Agreement (DA) will be required as part of the annexation of this property. Prior
to the annexation ordinance approval, a DA 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 Attomev Bill Nary at 888-4433 within 6 months of Council
approval to initiate this process. The DA shall include, at minimum, the following:
• The applicant should 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.
• New Haven Street shall be constructed as a stub street to the southeast to the Pera
property, Parcel # R0982010050. The location of New Haven Street shall be
approximately 165 feet west of the Aschenbrenner's (parcel #R0982010075) western
property line.
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-8 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 8,584 square feet (or 0.19 of an acre) to 9,407 square feet
(or 0.22 of an acre). All lots shall meet the minimum setback & 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. The
proposed building lots along the north and east boundary of the site encroach into this
existing easement. If a license agreement with the Irrigation District is not obtained, it
will render the portion of the lots encumbered by the easement unusable to the individual
lot owners. The building lots should either be adjusted so that they do not encroach
within this easement or a License Agreement should be entered into between the
developer and the irrigation district allowing the encroachment. If the irrigation
district will not allow an encroachment agreement for the lots to fence into the easement,
then the portion of the lots encumbered by the easement will be required to be placed in a
common lot, to be owned and maintained by the Homeowners' Association.
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 Sub.
was tiling of the Settlers Canal. However, the first applicant/owner to submit a final plat
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 11/06 shall be modified as follows:
Revise the proposed zoning noted on the landscape plan to reflect R-4
instead of R-8.
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNING~DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
• The fencing type along the north and east boundary is shown incorrectly;
please revise plan accordingly. (Fencing along this boundary should be
constructed with Volterra Subdivision.)
• Revise the density figure shown to reflect the density noted in the
application.
• 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. Mitigation
information shall be provided on the landscape plan submitted with the final
plat.
• 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 11-3B-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 0.37 of an acre (5.4%) of
landscaped usable open space, meeting the 5% minimum required by UDC 11-3G-3A-1.
A 10,350 square foot landscaped common area is proposed at the east end of the
development along with two other smaller common areas located near the west end of the
subdivision. Staff has reviewed the proposed open space and 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: Seepage beds for stormwater drainage are shown on Lot 4, Block 2 and Lot 5,
Block 3. 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
sidewalks.
Two stub streets for future connectivity are provided at the south boundary, from N. Sun
Haven Avenue and New Haven Street, and one stub street is provided at the north
boundary, from N. Fir Haven Avenue. The applicant is proposing to construct a
temporary turn around on Lot 4, Block 2. This lot will be unbuildable until New Haven
Street is extended to the south in the future. The proposed location of the New Haven
Street stub is approximately 2 feet from the Aschenbrenner's property line to the
southeast. When this road is extended in the future, it will create an unusable area
between the street and the Aschenbrenner property. Staff recommends that New
Haven Street be relocated at the southeast boundary of the subdivision to be
approximately 165 feet from the Aschenbrenner's western property line, between
Lots 7 & 8, Block 4.
Except for E. Spring Haven Street, access to N. Black Cat Road is prohibited. City staff and ACHD staff are supportive of the proposed access point to the subdivision and the
number of stub streets provided to adjacent parcels for future connectivity, per the
conditions listed in Exhibit B of the staff report.
Belhaven Subdivision AZ-07_001 & PP-07-001
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
Elevations: The applicant submitted elevations for the subject project. Staff likes the
appearance of the first three elevations shown in Exhibit A better than the last three. The
features that staff approves of are the gable rooflines facing the street, shutters,
substantial pillars with substantial bases accented with brick/stone, and covered porch
areas. Staff does not care for the narrowness of the homes in the last 3 elevations with the
smaller pillars with no brick/stone accents and the lack of gable roofs facing the street.
The applicant should construct homes on the site that contain the above -mentioned design
features that staff approves of. Staff is including a Development Agreement requirement
that the applicant include these design features in future homes built in this subdivision.
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 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. If for some reason fencing is
not installed along these boundaries, the applicant states that the builders will be
responsible to install 6-foot tall cedar fencing along the north and east boundaries. The
builders will also be responsible to install 6-foot tall cedar fencing along the southern
boundary of the subdivision. 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-07-001 and
PP-07-001 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends that the AZ & PP applications be approved with the conditions listed in
Exhibit B of the staff report.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Treasure Valley Engineers, labeled Sheet PP 1.0, dated
11/06
3. Landscape Plan, prepared by Treasure Valley Engineers, labeled Sheet LP 1.0, dated
11 /06
4. Elevations
B. Conditions of Approval
L Planning Department
2. Public Works Department
3. Fire Department
Belhaven Subdivision AZ-07-001 & PP-07-001
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CITY OF MERIDIAN PLANNIN't-�)EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
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
D. Required Findings from Unified Development Code
Belhaven Subdivision AZ-07.001 & PP-07-001
PAGE 1 1
CITY OF MERIDIAN PLANNIN�C'6EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
A. Drawings
1. Vicinity Map
MCMILLAN
SCALE I
Soo G
h
' SCat
Exhibit A
CITY OF MERIDIAN PLANNIN6'76EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
2. Preliminary plat
tit 51
C,3
a
Exhibit A
CITY OF MERIDIAN PLANNIN'(7f)EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
3. Landscape Plan
Exhibit A
CITY OF MERIDIAN PLANNIN'?,-DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
4. Elevations
Exhibit A
CITY OF MERIDIAN PLANNIN'C-&PARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
Exhibit A
CITY OF MERIDIAN PLANNINnEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 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 applicant shall construct homes on the site that contain the following design features: at
least one gable roofline facing the street, shutters on the front facade, substantial pillars
with substantial bases accented with brick/stone on the front facade, and covered front
porch areas.
• New Haven Street shall be constructed as a stub street to the southeast to the Pera property,
Parcel # R0982010050. The location of New Haven Street shall be approximately 165 feet
west of the Aschenbrenner's (parcel #R0982010075) western property line.
1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PP 1.0, prepared by Treasure Valley Engineers, dated
11/06, is not approved. Revisions to the plat shall be made in accordance with the conditions
listed herein. Submit 10 full-size revised copies of the plat along with an 8 V2" x 11" reduction
and electronic version of the plat, to the Planning Department at least 10 days prior to the
City Council hearing. All comments and provisions of the accompanying Annexation and
Zoning application (AZ-07-001) and the development agreement for this site shall also be
considered conditions of the Preliminary Plat (PP-07-001).
1.2.2 The landscape plan prepared by Treasure Valley Engineers on 11/06, and labeled Sheet LP 1.0
shall be modified as follows:
• The fencing type along the north and east boundary is shown incorrectly; please revise
plan accordingly. (Fencing along this boundary should be constructed with Volterra
Subdivision.)
• Revise the proposed zoning noted on the landscape plan to reflect R-4 instead of R-8.
• Revise the density figure shown to reflect the density noted in the application.
• 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.
• 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.
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
Exhibit B
CITY OF MERIDIAN PLANNIN'C'bEPARTMENT STAFF REPORT FOR THE HEAT MG DATE OF MARCH 1, 2007
proposed by Staff. The preceding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.2.3 The density figure noted on the face of the plat does not match the figure noted in the application.
Please revise the plat to show the correct density.
1.2.4 New Haven Street shall be constructed as a stub street to the southeast to the Pera property,
Parcel # R0982010050. The location of New Haven Street shall be shifted to the west of its
current location, approximately 165 feet west of the Aschenbrenner's (parcel
#R0982010075), western property line, between Lots 7 & 8, Block 4.
1.2.5 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 individual lots on the
north and east sides of this plat to fence and landscape to their north and east property line.
If the applicant cannot obtain said license agreement, or can only obtain a license
agreement to encroach into a portion of the easement, the plat shall be revised to include
any easement area, without a signed license agreement, within a common lot to be owned
and maintained by the HOA. All buildable lots must comply with the minimum dimensional
standards of the UDC.
1.2.6 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.
1.2.7 Maintenance of all common areas shall be the responsibility of the Belhaven Subdivision
Homeowners Association.
1.2.8 A temporary turn around shall be provided on Lot 4, Block 2, as proposed.Until New Haven
Streets is extended, this lot shall be designated non -buildable on the plat.
1.2.9 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.
1.2.10 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.
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.
Exhibit B
CITY OF MERIDIAN PLANNIN�EPARTMENT STAFF REPORT FOR THE HEAR*G DATE OF MARCH 1, 2007
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 The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.6 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.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned to
be in Black Cat Road. At this time the City of Meridian is not planning to install this trunk and
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 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 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.
2.6 Prior to signature on the final plat the applicant shall submit a license agreement with Settler's
Irrigation District which allows the individual lots to fence to their rear property line which is
encumbered by the District's easement. If this agreement can not be obtained then the portion
which is not allowed to be fenced, shall be incorporated into a common lot to be owned and
maintained by the HOA, all lots must still meet the dimensional standards of Unified
Development Code.
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 fmalized prior to construction plan approval. The detailed agreement
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
Exhibit B
CITY OF MERIDIAN PLANNING EPARTMENT STAFF REPORT FOR THE HEARG DATE OF MARCH 1, 2007
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 (UDC 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 wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non -
domestic purposes such as landscape irrigation.
2.14 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.
2.15 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.
2.16 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.
2.17 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.18 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.
2.19 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Exhibit B
CITY OF MERIDIAN PLANNIN34bEPARTMENT STAFF REPORT FOR THE HEA*G DATE OF MARCH 1, 2007
2.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.22 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.
2.23 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.24 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.25 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 subdividers
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'/2" 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.
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.
4. POLICE DEPARTMENT
Exhibit B
CITY OF MERIDIAN PLANND O' EPARTMENT STAFF REPORT FOR THE HEAT MG DATE OF MARCH 1, 2007
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
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.
7.1.3 Locate one entry 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 a stub street to the south, New Haven Street, located approximately 95-feet west of the
southeast property line (measured property line to centerline). Provide a temporary turnaround at
the terminus of the roadway that shall encumber the entire Lot. A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE"
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.
7.1.10 Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING EPARTMENT STAFF REPORT FOR THE HEAR*G DATE OF MARCH 1, 2007
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 ACED 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.
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 ACED 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 ACED 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.
Exhibit B
CITY OF MERIDIAN PLANNINt-bEPARTMENT STAFF REPORT FOR THE HEAIMG DATE OF MARCH 1, 2007
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 PLANNITA��&PARTMENT STAFF REPORT FOR THE HEA!hNG DATE OF MARCH 1, 2007
C. Legal Description & Exhibit Map
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Exhibit C
CITY OF MERIDIAN PLANNIN�EPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
E3dilBIT Afnp
BELHAVEN SUB ANNEXATION LEGAL
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Exhibit C
CITY OF MERIDIAN PLANNIN't-bEPARTMENT STAFF REPORT FOR THE HEMR G 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.
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 I1-5B-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
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Exhibit D
CITY OF MERIDIAN PLANNINO'bEPARTMENT STAFF REPORT FOR THE HEAlbTOG DATE OF MARCH 1, 2007
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