Staff Comments
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
FROM:
Josh Wilson
Associate City Planner
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STAFF REPORT
P & Z Commission Hearing
Hearing Date: 3/16/2006
TO:
Planning & Zoning Commission
SUBJECT:
Basin Creek Subdivision
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. AZ-06-0 11
Annexation and Zoning of29.69 acres from RUT (Ada County) to R-4 zone
. PP-06-009
Preliminary Plat of 88 single-family building lots and 10 common lots on
29.69 acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Pacific Landmark Development has applied for Annexation and Zoning (AZ) of 29.69
acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval
of 88 single family residential lots and 10 common lots on 29.69 acres. The site is located west of N.
Locust Grove Road and north of McMil1an Road. This site currently contains a home which is proposed
to remain and the site has not been previously platted. NOTE: The application materials state that there
are 10 common lots included in the development, but staff believes this is incorrect and there are only 9
common lots proposed.
2. SUMMARY RECOMMENDATION
Due to the fact that the Ada County Highway District has not been able to provide staff with an analysis
of the project, staff recommends continuance of AZ-06-011 and PP-06-009 for Basin Creek Subdivision
until such time that ACHD approves the development proposal.
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-06-011 and PP-06-009 as presented in the staff report for the
hearing date of March 16, 2006, with the following modifications to the proposed development
agreement: (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~06-011 and PP-06-009 as presented in the staff report for the
hearing date of March 16, 2006, for the following reasons: (you should state specific reasons for
denial ofthe annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-0 II and PP-06-009 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W ofN. Locust Grove Road and N of McMillan Road/ 5603 N. Locust Grove Road
Section 30, T4N RIE
b. Owners:
Grant and Joyce Lee
5603 N. Locust Grove Road
Meridian, ill 83642
c. Applicant:
Pacific Landmark Development
12550 SE 93rd Avenue, Suite 230
Clackamas, OR 97015
d. Representative: Ashley Ford, WRG Design
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): January 13,2006
2. Date of Landscape Plan (attached as Exhibit A2): January 13,2006
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 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: February 27 and March 13,2006
d. Radius notices mailed to properties within 300 feet on: February 22, 2006
e. Applicant posted notice on site by: March 6, 2005
6. LAND USE
a. Existing Land Use(s): Existing home and vacant land
b. Description of Character of SulTounding Area: A mix of single family residential and vacant
agricultural land, much of which has been recently approved for residential developments
c. Adjacent Land Use and Zoning
1. North: Arcadia Subdivision and vacant land and residences, zoned RA and RUT.
2. East: Dunwoody Subdivision, zoned RUT.
3. South: LDS Church and proposed Cardigan Subdivision, zoned R-4.
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
4. West: Saguaro Canyon Subdivision, zoned R-4.
d. History of Previous Actions: Leeshire Subdivision (AZ-004-017, PP-04-024, CUP-04-026)
e. Existing Constraints and Opportunities:
I. Public Works
Location of sewer: There is currently sewer in Locust Grove Road, but the
application is proposing sewer through the Saguaro Canyon Subdivision to the
west.
Location of water: There is a water main in Locust Grove Road and a planned
water stub in Saguaro Canyon to the west.
Issues or concerns: Depending on phasing of this development a pressure
reducing vault may be required to be installed by the applicant.
2. Vegetation: None.
3. Flood plain: None.
4. Canals/Ditches/lITigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 29.69 acres
f. Subdivision Plat Information
1. Residential Lots: 88
2. Non-residential Lots: 0
3. Total Building Lots: 88
4. Common Lots: 9
5. Other Lots: N/ A
6. Total Lots: 97
7. Open Lots: 9
8. Residential Area: 29.69 acres
9. Gross Density: 2.96 units per acre (4.13 net density)
g. Landscaping
1. Width of street buffer(s): 35 feet required on Locust Grove Road. Note: The applicant
has only proposed 30 feet, see discussion below. Street buffers are not required on
any internal, local streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 3.2 acres/1 0.80%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-4 zone for detached single family
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from a new street connection to N. Locust Grove Road (E. Halpin
St.), from an extension of Sun Shimmer A venue from the proposed Cardigan Bay Subdivision
to the south, from an extension of E. Halpin St. from Saguaro Canyon to the west, and from an
extension of Castlebury Avenue from Arcadia Subdivision to the north. The applicant has also
proposed an additional stub street to the north property line. Please see ACHD report for
details.
7. COMMENTS MEETING
On February 24, 2006 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. Staffhas 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 single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 88 single-family lots on 29.69 acres for a gross density of 2.96 dwelling units/acre. While the
gross density is slightly below the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
.
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH ]6,2006
.
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 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to the adjacent subdivision.
.
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 residential properties
to the south and north are compatible with the proposed development, and that the existing
residences to the west have been buffered with appropriately sized lots.
.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(1ow~, 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 zone. 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 designation for this site.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
One stub street has been provided to the large, undeveloped parcel to the north which is
proposed to be developed similar to the subject parcel and a connection has been proposed to the
approved stub from the south from Tustin Subdivision. (See ACHD report for details).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single~fami1y developments as a
Permitted Use.
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
Basin Creek Subdivision AZ.06-011, PP-06-009
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single-family development and a good infill
project. Please see Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on January 20, 2006 by
Matthew Burrell, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Landscaped Open Space: The applicant is proposing to set aside 3.2 acres (10.80% of the
property) for open space and staff is supportive of the design. The applicant has
proposed a neighborhood park, with a picnic shelter and basketball courts, and pedestrian
pathways as part of the open space design.
2. Landscape Buffer alon!! N. Locust Grove Road: N. Locust Grove Road adjacent to the
property is classified as an Entryway Corridor on the 2002 Future Land Use, and requires
a 35.foot landscape buffer per UDC 11-2A-5. The applicant has proposed a landscape
buffer along Locust Grove Road that is 30 feet in width. This buffer shall be increased in
width to 35 feet, in accordance with UDC 1I-2A-5.
3. Parkways: The applicant has proposed detached 4-foot sidewalks with 7.5-foot parkways
and street trees on the local streets in the development. UDC 11-3A-17 requires that
parkways shall be a minimum of 8 feet in width to be planted with trees, and the
parkways shall be increased in width to 8 feet in accordance with UDC 11-3A-17. Trees
within 8.foot wide parkways are restricted to Class II trees.
4. No Parkin!!: No on.street parking shall be allowed along E. Halpin Street from N. Locust
Grove Road west to the intersection with Pasa Tiempo Avenue. The street shall be
signed as "No Parking" per the Meridian Fire Department's connnents.
Basin Creek Subdivision AZ.06-0 11, PP-06-009
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
5. Minimum House Size: The R-4 zone has a minimum house of 1,400 square feet and all
homes within the proposed subdivision shall meet this requirement.
6. Pressure IrrÜzation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year~round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
7. Fencin2:: The applicant has submitted a detailed fencing plan (on the landscape plan
dated January 13, 2006) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building penuits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with UDC 11-3A- 7.
8. Common Areas: Maintenance of all common areas shall be the responsibility of the Basin
Creek Home Owners' Association.
9. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: Due to the fact that the Ada County Highway District has not been able
to provide staff with an analysis of the project, staff recommends continuance of AZ-06-011 and
PP-06-009 for Basin Creek Subdivision until such time that ACHD approves the development
proposal.
11. EXIDBITS
A. Drawings
1. Preliminary Plat (dated: January 13,2006)
2. Landscape Plan (dated: January 13,2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Basin Creek Subdivision AZ-06-011, PP-O6-009
PAGE 7
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
A. Drawings
1. Preliminary Plat (dated; January 13,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
1.1.1
1.1.2
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.3
1.3.1
1.3.2
Exhibit B
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated January 20,2006, stamped
by Matthew Burrell, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
SITE SPECIFIC REQUIREMENTS~PRELIMINAR Y PLAT
The preliminary plat labeled as Sheet CO2, prepared by WRG Design, dated January 13,2006, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ.06-0 11) shall also be considered conditions of the Preliminary Plat (PP-
06-009).
No on-street parking shal1 be allowed along E. Halpin Street from N. Locust Grove Road west to
the intersection with Pasa Tiempo Avenue. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
The landscape buffer along N. Locust Grove Road on Lot 1, Block 1 and Lot 18, Block 3 shall be
increased in width to 35 feet, in accordance with UDC 11-2A-5.
The parkways along the local streets shall be increased in width to 8 feet in accordance with UDC
11-3A~17. Trees within 8-foot wide parkways are restricted to Class II trees.
All homes within the subdivision shall contain at least 1,400 square feet of living area.
Maintenance of all common areas shall be the responsibility of the Basin Creek Subdivision
Homeowners' Association.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
GENERAL REQUIREMENTS~PRELIMINAR Y PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A~ 17.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
1.3.3
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If pennanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A-7.
1.3.5 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.3.7 Staffs failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant ofresponsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B~ 7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
2.4
2.5
Exhibit B
1.3.4
Sanitary sewer service to this development is being proposed via extension of mains installed but
not yet activated in Saguaro Canyon. The City of Meridian does not guarantee sewer service in
the time lines outlined the uoc.
The applicant shall install sewer mains to and through this development, including any stub
streets required by the Planning Department. The 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.
Minimum sewer slope on dead end runs is .6% per City of Meridian Public Work's Standard
Specifications.
No manholes or water valves shall be allowed in the landscape islands shown in the intersections.
If water mains or sewer mains are routed under the landscape islands then no trees shall be
allowed in the landscape islands.
Water service to this site is being proposed via extension of mains in Saguaro Canyon
Subdivision and Locust Grove Road. The applicant shall be responsible to install water mains to
and through this development, coordinate main size and routing with Public Works.
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
Prior to occupancy the applicant shall have two main connections. If one of the connections is to
be to Locust Grove Road then the applicant shal1 be responsible for the installation of a pressure
reducing vault, location to be coordinated with Public Works. The PRY shall communication
capabilities consistent with City of Meridian's SCADA system.
The applicant has indicated in the application that the pressurized irrigation is going to be a
private system, but the narrative indicates Settlers is going to own and maintain this system. If it
is to be maintained as a private system, plans and specifications will be reviewed by the Public
Works Department as part of the construction plan review. A "draft copy" of the operations and
maintenance manual will be required prior to plan approval with the "final draft" being required
prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
Prior to signature on the final plat by the City Engineer the applicant shall vacate the Idaho Power
easement shown on the preliminary plat.
The applicant shall be responsible for the payment of assessments and the actual physical hook-
up of the existing house to City of Meridian sewer and water.
Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated anywhere the sidewalk is located past the right-of-way. The additional width
would need to be sufficient to allow for 10 feet of easement past the sidewalk.
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.
Al1 irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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.
Iflateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
2.18
2.19
2.20
2.21
2.22
2.23
2.24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that al1 development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high.pressure sodium streetlights shal1 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
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gal1ons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance ofthe water supply for [ITe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shal1 not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
Exhibit B
6. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shal1 be marked in
accordance with Appendix D Section DI03.6 Signs.
7. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
8. 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.
9. The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 GVW.
10. The proposed 88-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 255 residents at build out.
11. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. The Parks Department has no comments related to this application.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
No comments received as of the date of this report.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
C. Legal Description
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ß¡¡sìll Crcel,-AuJlcxatilll1 Descriptio.1
1\ parcel of land situated in the Noliheas[ one-quarter (NE j 14) of Settioll 30, Township <1
North, Runge J East, Boise MerÎdian, Ada County, Idaho, being more parlìcularly descrîlx:d
as follows:
The Southeast olle-quarter (BE 1/4) oftht.: Southwest aile-quarter (SW 114) of the Northeast
(me-quarter (NE 1/4) and the Soulh one-half (5 1/2) of the Southeast onc-qmuter (SE ]/4) of
the Northeast one-quarter (NE 1/4) of Scction 30, Township 4 North, Rilllge I East, Boise
Meridian. Ada County. Idaho:
Beginning at It 3" brass cap stamped "PL5 7880" marking the Enstone-quarter corner of
Scction 30, said Hast one-quarter comer situated on thc ccnterline of Locust Grove Road;
TIlcne!:: ]caving said centerline ofLoell.'>t Grove Road, alollg the south line of the Noliheast one~
quarter (N'E 1/4) of Section 30, North 89"54'00" West, J 971.29 feet to II 5/8" iron rod with
yellow plastic cap stamped "PLS 8444", marking the southwest comer ofthe Southeast one--
qunrter (SE 1/4) of the Southwest (me-quarter (SW 1/4) oCthe Northeast olle-quarter (NE 1/4)
of Section 30;
Thence along the west line thorcol; North 00"32'25" East 664.42 feet to It 518" jmn rod wif.h
yellow plastic cap stamped "PL5 J 1120", marking the nortJ\wcst corner of the Southeast ono-
c unrtcr (SE 1/4) of the Southwest one-quarter (SW 114) ofthe Northeast ollc'qllarler (NE 1/4)
of Section 30;
Thence along the noM line thereof, and continuing along the north line of the South one-half
(S 1/2) ofthc Southeast one-quarter (SE 1/4) of the Northeast one-qu!\rter (NE 114) of
Section 30, South 89°53 '19" East, J 972.31 fectto the east line of said Nol1:heast onNII]¡ rter
mE 114) and the centerline of Locust Grove Road;
Thence along the e(jst line thereof and said centerline of Locust Grove Road, South
00°37'43" West. 664.04 fcct to the I'oint ofUcginnìng"
Contains 30.f)7 acres, lIIore or less.
l\L\TfHEW A, BURRELL
IDAHO P,L.,s.", 1:>37
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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B:lsill C~ek-Lcgal Description
A parcel ofliJnd situated In the Northeast (J \N Qartcr (NE I/4) of Section 30, Township 4
North, Range East, Boise M~ridjaCi, Ada County, Idaho, being more partiL'u!arly described
liS follows;
The Southeast one.quarter (SE 1/4) oftbe Southwest one-quarter (SW 114) oft ¡(\ Northeast
one-quarter (NE 1/4) and the South one-half(S 1/2) of the Southeast onc-quarter(SE 114) of
the Northl'ast one-quarter(NE 1/4) of Section 30, Township 4 North, Range I Ea:>t, 'Boise
Meridian. Ada County, Idaho, except that porlion deeded to Ada County HIghway District by
right of way deed recorded June 28. 1982, as Instrument No. 8227285:
Commencing at a 3'. brass cap stamped "PLS 7880" marking the East one-quartlJr corner of
S"ctÎOII )0, said East one-quarter comer situated all the œlller!ine of Locust Grove Road;
Thence leaving said centerline of Locust Grove Road, aJong the soulh linc oftllc Northeast
aile-quarter (NE 1/4) o[Section 30, NÓrth 89"54'00" West, 25.00 feet to the wcsterlyrightc
ot~way line of Locust Grove Road and the Point ofHegiuuing;
Thence conthluillg along tJw sou In line thereat: North 89"54'00" W "51,1946.29 tect to a 5/8"
iron rod with yellow plastic cap stamped "PLS 8444", marking the :>ollthwcst comer oflhe
Soutbeast olle-quarter (SF.: 1/4) of the Southwest one-quarter (SW 1/4) <.>ftbe Norlhellst aile-
quarter (NE 1/4) of Section 30;
Thence along the west Jine /tlereol'. North 00"32'25" East 664.42 feet to a 5/8" iron rod with
yellow plastic cap stamped "PLS 11120", marking the northwest corner ofthe Southeast one,
quarter (SF.: 1/4) of the Southwest one.quarter (SW 114) of the Northeast one-quarter (NE 1/4)
of Section 30;
Thence along the north line thereof, and ColltÜlUing along the north line of the South onc~half
(8 1/2) of Ihe Southeast olle-quarter (SE 1/4) of the Nonhenst otIC-quarter (NE 1/4) <Jf
Section 30, South 89"53'19" Easl~ 1947.31 feet to II 1/2" iron rod stamped "PLS 4999" on
the westerly right-of-way 1 ¡ne of Locust Grove Road;
Thence along the westerly .right.ol~way line thereof, South 00") 7'4)" West, 664.04 fect to
the J~oint of Beginning.
C(lIlt!lil1~ 29.69 acres, moœ ('r less,
;\1¡\11HI¡W A. HURRELL
IDAJIOPJ".S,;!II,n7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
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 the
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family detached residential uses are allowed within the requested
zoning district of R-4 as a Principally Permitted Use. The accompanying plat
demonstrates the land wil1 be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
2.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
4.
5.
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning ofthis 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 tinal plat, or short plat,
the decision-making body shall make the following findings:
Exhibit D
1.
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
Exhibit D
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development wiU not be detrimental to the public health, safety or general
welfare; and
5.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the 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. Staffrecommends 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.