HomeMy WebLinkAboutREV Irvine Subdivision AZ
AZ 05-038
MERIDIAN PLANNING & ZONING MEETING
March 2, 2006
APPLICANT Dyver Development, LLC ITEM NO. 17
REQUEST Annexation and Zoning of of 38.5 acres from RUT to R-8 zone for Irvine
Subdivision - southeast corner of Ten Mile Road and Chinden Boulevard
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Report
CITY POLICE DEPT:
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CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Phone:
Date: 1,
Staff Ini ¡als:
Contacted:
Emailed:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
STAFF REPORT
TO
Hearing Date: March 2, 2006
Planning Commission
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SUBJECT
Joe Guenther, Associate City Planner
Meridian Planning Department
Irvine Subdivision
FROM:
RECEIVED
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"~=~LTY OF" MERIOI.AN
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Redbleed frontage, miRimum lot size, lot lines ','lith zero side yard setbael~s for .. i
attached prod1:lets and excess bloel~ leagth
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
AZ-05-038 REVISED
Annexation of38.5 acres from RUT to R~8
PP-05-037 REVISED
200 Single-family residential lots and 21 other lots
CUP-05-039- WITHDRAWN
History of item:
On September 1,2005, the Planning Commission accepted the applicant's request to continue the item
until September 15,2005. On September 15,2005 the Planning Commission accepted the applicant's
request to continue the item until October 6, 2005. On October 6,2005 the Planning Commission
accepted the applicant's request to continue the item until October 20,2005. The Planning Commission
accepted the applicant's requests to continue the item to address ITD concerns.
On October 20,2005 the Planning Commission heard the item and recommended approval of the revised
preliminary plat dated September 30, 2005 to the Meridian City Council.
On November 15,2005, the City Council heard the item and recommended denial as the project was not
in the best interests ofthe city and the lot sizes were too small.
On January 3, 2006, the City Council accepted the applicant's request to reconsideration and remanded
the item to the Planning Commission with direction to provide a revised preliminary plat.
On January 24,2006, the applicant submitted a revised site plan dated January 19,2006. The applicant
requested to be reviewed under the Unified Development Code and withdrew the request for a Planned
Development (CUP-05-039) under the Meridian City Code. The Planning Department scheduled the item
to be heard at the March 2, 2006 Planning Commission hearing.
The revised request is for annexation and zoning 008.5 acres of land that is currently zoned RUT in Ada
County. The applicant is seeking an R-8 zone (Medium Density Residential District) for the entire parcel
consistent with the Unified Development Code. The applicant has submitted a revised preliminary plat for
the subject property for 175 single-family lots all with detached products, and 12 common/other lots on
38.5 acres. Amenities for the development have been revised and the request no longer includes a
clubhouse; useable open space has been reduced from 4.61 acres to 1.97 acres or the minimum 5%
required.
2, SUMMARY RECOMMENDATION: Staff is recommending approval of the subject annexation and
zoning (AZ-05-038-Revised), preliminary plat (PP-05-037-Revised) for the reasons listed herein and
subject to the conditions of approval listed. The applicant proposes to sewer this development via
extensions of mains in Silverleaf Subdivision, which is temporarily pumping sewage to a discharge point
in N. Ten Mile Road. The applicant shall be responsible for any upgrades to the lift station that may be
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
required. The Meridian City Council heard the item on November 15, 2005. At the public hearing they
moved to recommend denial, on January 3, 2006 the Meridian City Council remanded the revised
Irvine Subdivision to the Planning Commission. Staff has reviewed the revised design dated January
19, 2006 and submitted comments as detailed in this report dated March 2, 2006.
Staff requests that the COlmnission consider recommending a redraw of the Irvine Subdivision to
incorporate the ITD response and required open space as detailed in this report.
PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number(s) AZ-05-038/PP-05-037as presented in the staff report for the
hearing date of March 2,2006, and the preliminary plat labeled PP-l, dated January 19,2006
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 Number(s) AZ-05-038/PP-05-037as presented in the staff report for the
hearing date of March 2, 2006, for the following reasons: (you should state specific reasons for
denial of the annexation or plat and you must state specific reason(s) for denial of the conditional
use pennit.)
Recommend Continuance
After considering all staff, applicant and public testimony, I move to continue File Number(s)
AZ-05-038/PP-05-037 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
3, APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
SE corner ofTen Mile Road and Chinden Road
4NI W26
b. Owner
Dvyer Development, LLC
36 E. Pine Street
Meridian, Idaho 83642
c. Applicant:
Shawn Nickel
Land Consultants Inc.
52 N. 2nd street
Eagle, Idaho, 83616
d. Representative: Shawn Nickel, Land Consultants, Inc
e. Present Zoning: COUNTY- RUT
f Present Comprehensive Plan Designation:
Medium Density Residential- North Meridian Comprehensive Plan Amendment
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit AI): Revised January 19,2006.
2. Date oflandscape plan (attached as Exhibit A2): Revised February 1,2006
h. Applicant's Statement/Justification: The proposed overall density (4.55 dwellings per acre) of
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
the project complies with the City's designation of Medium Density Residential, which
allows for residential densities which allows 3 to 8 dwellings per acre. We believe the use
of the project will provide a development which will complement the surrounding land
uses and will be a continuation of the Silverleafproject south and east of the site.
4, PROCESS FACTS
a.
The subject application will in fact constitute an annexation and/or rezone as deteffilined
by City Ordinance. By reason of the provisions ofthe Meridian City Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
The subject application will in fact constitute a preliminary plat as deteffilined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11 Chapter 6, a
public hearing is required before the City Council on this matter.
Newspaper notifications published on: February 13,2006 and February 27,2006
Radius notices mailed to properties within 300 feet on: February 3, 2006
b.
c.
d.
e.
Applicant posted notice on site by: February 16,2006
5. LAND USE
a. Existing Land Use(s): Agricultural
b. Description of Character of SuITounding Area:
c. Adjacent Land Use and Zoning
1. North: Agricultural Ada County RR, Spurwing Golf Course
2. East: AgriculturallResidential Silverleaf Subdivision - Meridian City R-4 and Ada
County RUT
3. South: Single Family Residential Silverleaf Subdivision - Meridian City R-4
4. West: Agricultural Ada County RUT - Future Bainbridge Subdivision Meridian
City R-8/PD
Agri cuI turallU rbanizing
d. History of Previous Actions: N/ A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Extension of mains in Silveleaf Subdivision.
Extension of mains in Silverleaf Subdivision and Ten Mile
Location of water:
Road
Issues or concerns: The future rights-ofMway along SH 20/26 Chinden Blvd are
under consultant review by ITD for future requirements for acquisition. ITD has
stated they are not able to purchase the entire amount of right-of-way they may
require for future expansion of SH 20/26 Chinden Blvd, ITD has requested 100
feet of right of way.
2. Vegetation: Agricultural/Irrigated
3. Flood plain: NA
4. CanalslDitches Irrigation: Simpson Lateral/ HaITell Lateral
5. Hazards: None Identified
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
6. Proposed Zoning: R-8
7. Size of Property: 38.5 acres
8. Description of Use: 187 single family residential lots
f Subdivision Plat Infonnation
1. Residential Lots: 175
2. Non-residential Lots: 1
3. Common Lots: 11
4. Total Lots: 187
5. Gross Density:
g. Landscaping
4.55 units per acre
35 feet for gateway corridor on Chinden Blvd
30 feet (25 required) on Ten Mile Road.
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as useable open space:
The applicant has defined 1.97 acres or 5.1 % open space, Lot 5 Block 2, Lot 9
Block 3, Lot 9 Block 4, Lot 9 Block 5 (See section 5-h for additional analysis)
4. Other landscaping standards:
The landscape architect shall certify that one tree per 8,000 square feet of lawn
has been provided on the landscape plan.
1. Width of street buffer(s):
Lot 30, Block 1 shown as unused rights of way on Chinden Blvd SH20/26 to be
retained by the developer shall be landscaped with lawn or other vegetative undercover
until such time as ITD has acquired the property for future roadway improvements.
10 foot pathway along Chinden to be reserved for ITD construction with
SH20/26 improvements will be contained in Lot 1 Block 1.
h. Required Open Space:
The open space does not meet the standards of the UDC as drawn. Please see section 9.2 of
this report for UDC analysis
i. Amenities:
The applicant is required to provide two qualified amenities for single family residential
subdivisions that are 20 to 40 acres in area.
The applicant is showing qualified site amenities as follows:
11-3G.3C-l - Quality of Life Amenities - None
11-3G-3C-2 - Recreation Amenities - Pool/tot lot
11-3G-3C.3 - Pedestrian Amenities - None
Irvine Subdivision-REVISED
AZ~05-038/PP-05-037
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
Amenities shall be generally located in centrally accessible locations and all common
areas shall be maintained by the Irvine Homeowners Association. The applicant is
proposing the pool and tot lot as amenities.
i. Proposed and Required Residential Standards
R-8 (Standards)
Setbacks (*all streets local)
Front Living Area
Side Accessed Garage
Front Accessed Garage
Street side
Side
Rear
Street frontage -
With garage facing street
Lot Size ~SF detached
Proposed
15
15
20
20
Required
15
15
20
20
4
4
12
12
50
50
With garage facing street
Maximum Building Height
L Proposed and Required Non-Residential
Non-residential lots are to be used for amenities and open space. Lot 30 Block I is to be
retained by the developer for future right of way acquisition.
ill. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
Access to Chinden is to be prohibited. Access to Silverleaf subdivision is as proposed
with connections at Silver River Street, Silverspruce Avenue and Tango Creek Drive. A
stub street with full services shall be provided to the property excluded at the south west
listed as StevensOlls property and shown as Stonepine Street
For a detailed report on the public streets and access points to public streets, please the
attached staff report from the Ada County Highway District (Exhibit C).
6, AGENCY COMMENTS MEETING On February 10,2006 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
5,000
35
5,000
35
7, COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' on the North Meridian
Comprehensive Plan Future Land Use Map which is under progress for adoption. The Council
has heard the amendment on two occasions and wi1llikely approve the North Meridian
Comprehensive PIan Amendment on March 7, 2006. Never-the-Iess, the site is cmently
designated a Low Density Residential on the 2002 Comprehensive Plan, and the applicant has
requested a step up in density. In Chapter VII ofthe Comprehensive Plan, medium density is
defined as areas including single-family homes at densities of three to eight dwelling units per
acre. Although the proposed density (4.55 d.u./acre) is above the minimum target density of3
Irvine Subdivision-REVISED
AZ-05-038/PP-O5-037
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
d.u./acre for Low Density Residential, staff finds that the subject application conforms with the
revised North Meridian Proposal purpose and intent. ill the applicant's submittal letter, dated July
15,2005 several Comprehensive Plan policies are listed (please see applicant's letter) and a step
up in density is requested in compliance with the existing comprehensive designation.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
. Require that development projects have planned for the provision of all public serVIces
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. 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 western roadway adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service will not
change.
The northern roadway adjacent to the subject lands are currently owned and
maintained by the Idaho Transportation Department (ITD). 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 and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters to the City
stating that their policy for access to a Type IV Principal Arterial will be at intersections
only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other
than intersections) in special cases and on a temporary basis. Staff finds that the proposal of
no access point to Chinden Boulevard (SH 20-26) meets the location requirements of lTD.
Further, stafffinds that Ten Mile Road will serve as the access point to Chinden Boulevard
for all the properties in this section. ITD has conditioned the subdivision for additional rights
of way along Chinden Boulevard, a redesign of the proposal dated July 05,2005 has been
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
submitted which shows the right~of way line at 90 feet to center line for approximately the
first 500 feet east of the centerline ofTen Mile Road.
The applicant is requesting to retain Lot 30, Block 1 of the design dated January 19,2006.
This lot should be noted on the plat that it is for future right of way reservation for when lTD
roadway improvements occur. The width ofright of way reservations shall be as setforth by
the lTD, UDC 11-3H-3C2
.
"Require appropriate landscape and buffers along transportation coaidors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is proposing to
construct a 35-foot wide landscape buffer with a perimeter fence and dense vegetation along
Chinden Boulevard. The applicant is also proposing to construct a 301òot wide landscape
buffer along Ten Mile Road. Staff is supportive of these widths, as long as the entire buffer
lies outside the ultimate right-ofway. The applicant will be required to enter into a license
agreement with lTD for the future 10-foot multiuse pathway along SH 20/26 Chinden
Boulevard to allow the pathway to be constructed within the landscape buffer. Staff added
conditions requiring that the applicant 1) leave an appropriate level area for the pathway
and 2) plant it with sod until ITD constructs the pathway. The applicant shall provide noise
abatement in compliance with UDC 11-3H-D.
See Site Specific Conditions in the Preliminary Plat section below in Exhibit C
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach"
from the National Center for Bicycling and walking in all land use decisions." (Chapter VI,
Goal II, Objective A, #3)
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.
The additional rights of way for Ten Mile and SH 20/26 Chinden Blvd. will be large enough
to accommodate future pedestrian and bicycle lane as well as interconnection of sidewalks
along arterial roads.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density residential
uses on the Comprehensive Plan Future Land Use Map.
.
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 (Chapter VII, Goal IV,
Objective C, Action 10)
The subject property is designated Medium Density Residential on the North Meridian Future
Land Use Map which identifies this area as an appropriate area for medium density
residential development. This proposal meets the Comprehensive Plan definition of medium
density, with a gross density of 4.55 dwelling units per acre. Staff has reviewed Irvine
Subdivision under the Medium Density Residential North Meridian Future Land Use Map
Irvine Subdivision.REVISED
AZ.05.038/PP.05.037
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
designation. Currently, the applicant has requested a "step up" in density from the 2002
City of Meridian Future Land Use Map. Staff supports the "step up" from low density
residential to medium density residential.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter VI,
Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway mid-mile between
Ten Mile Road and Black Cat Road, and between Chinden Boulevard and McMillan Road
The proposal will provide connection to Ten Mile Road which will provide interconnection to
future collector streets.
Stafffinds that the vrovosed zoning and subseQuent uses (sinQle-familv homes) will be
harmonious with and in accordance with the Comvrehensive Plan.
8. ZONING ORDINANCE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-2 lists single-family residential
development uses as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
MEDIUM DENSITY RESIDENTIAL DISTRICT (R-8) 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. Residential
land uses are also allowed within the O-T, TN-C, and TN-R districts as set forth in Chapter 3
Article D.
c.11-30-1:
Common Open Space and Amenity Requirements
The regulations of this Article are intended to provide for common open space and site amenities
in residential districts that improve the livability of residential neighborhoods, buffer the street
edge, and protect natural amenities.
d. 11-3H-l Development along Federal and State Highways
The regulations of this Article are intended to achieve three purposes: 1) limit access points to
state highways in order to maintain traffic flow and provide better circulation and safety within
the community and for the traveling public, 2) to preserve right-of-way for future highway
expansions, and 3) design new residential development along state highways to mitigate noise
impacts associated with such roadways.
9, ANALYSIS
9a, Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
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.
1.1 The annexation legal description submitted with the application (stamped on July 1, 2005
by Clinton Hansen, PLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 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.
1.4 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.
1.5 UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require
a property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the homogenous nature of only
residential uses. and the compliance with Meridian City Unified Development Code, staff
believes that a Development Agreement is not necessary to ensure that this property is
developed in a fashion that is consistent with the comprehensive plan designation and does not
ne!!atively impact nearby properties. If the Commission or Council feels a development
agreement is necessary staffrecommends a clear outline ofthe commitments of the developer
being required.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access:
Connectivity (Silverleaf Subdivisions):
The stub street from Silverleaf Subdivision shall connect from N. Silverspruce Avenue and
again from W. Tango Creek Drive. The subdivision is constrained by previous development
in the areas east and south of the site and is bound by ACHD and ITD policies of
interconnectivity. No direct access to Chinden Boulevard SH 20/26 is approved with this
subdivision. No direct access is allowed to Ten Mile Road is approved outside of the point
of connection permitted by ACHD.
A new stub street has been proposed to the Stevenson property in the southwest comer ofthe
site. This stub street shall have future connections from Stonepipe Street to the west
The Myers Property lies directly east of the site along Chinden Blvd. and by policy requires a
frontage road. It is anticipated that Silver River Street will serve as the required frontage road
to SH 20/26- Chinden Blvd. The stub street connection to the east of the site has been
provided closer to Chinden to provide interconnectivity than required by ITD. Silver River
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
Street shall connect through to the mid section connection to Chinden Blvd but the width of
the right of way on Chinden may affect the 10cation of the stub street
2.2. LandscapinQ:: Staff is generally supportive of the landscaping design with the following
considerations:
Perimeter fencing along Chinden Blvd shall be designed according to the noise mitigation
standards found in UDC 11~3H to be maintained by the home owners association.
The 30 feet of right-of-way landscaping on Ten Mile Road and 35 feet of landscaping on
Chinden Boulevard shall be maintained by the Home Owners Association.
A sidewalk connection along Ten Mile Road shall connect to the right of way for Chinden
Blvd through Lot 30, Block 1.
Lot 30 Block 1 shall have a clear termination defined as to the future lot line along Ten Mile
Road.
Prior to final plat the applicant shall submit a landscape plan depicting the required changes
to the landscape plan as detailed by this report.
2.3 Tree Mitigation: 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 are removed. The applicant should coordinate a tree protection/mitigation
pIan with Elroy Huff at the Meridian Parks Department
2.4. Ditches. Laterals. and Canals: All irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. Settlers Irrigation District has the Harrell lateral and the Simpson
Lateral on this site and has commented on the proposal as showing compliance with the
required improvements.
2.5 Pressure lrriQ:ation: 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 ll-3B-6. See Site Exhibit B below.
2.6. FencinQ:: The applicant is proposing to construct a minimum of a five foot tall solid fence
around the perimeter of the site with five-foot open fencing along common areas. A detailed
fencing plan should be submitted upon application of the final plat Additional standards for
fencing and details of fencing material shall be submitted at the time of the final plat If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit All fences should taper
down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with City Code in effect at the time the permit is issued. Fencing on SH 20/
Chin den Blvd should comply with all ITD requirements for noise abatement and shall be
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
placed on a 6' benn as shown on the landscape plan and meet the elevation and construction
standards of ITD. The applicant shall comply with all fencing standards as listed in UDC 11 M
3A-7.
2.7 Unimproved Right-of-Way: Meridian City Code requires a 10-foot wide gravel shoulder
abutting right-of-way where the unimproved portion of the right.of-way is greater than 13
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Work Program. The remainder of the unimproved
right-of-way should be landscaped with lawn or other vegetative groundcover. Ten Mile
Road shows an 8.foot gravel shoulder where Chinden Blvd shows a 12-foot gravel edge
abutting this site these dimensions meet the intent of this section with the remaining portion
of the right-of-way being landscaped with lawn or other vegetative groundcover.
2.8 SH 20/26 Chinden Blvd: The applicant shall enter into an agreement with ITD to place
the required sidewalk/pathway within the required landscape buffer. The applicant is not
required to construct the pathway at this time. The City of Meridian does require cooperation
between the applicant and ITD to resolve the details of the future lO-foot pathway as detailed
by ITD's cross section submitted with the November 15, 2005 transmittal. ITD shall
determine the required right of way width UDC 11-3H.
2.9 Amenities: UDC 11-3G requires properties with more than twenty acres to provide two or
more qualified site amenities to be provided as part of each plat. The proposed amenities for
the subject planned development include: open space and recreational amenities of tot lot and
pool. The proposed open space is shown to make up 5.1 % of the site; an additional 5%
minimum is required to qualify as an amenity.
2.9a Common Open Space: is shown by the applicant as Lot 5 Block 2, Lot 9 Block 3,
Lot 9 Block 4, Lot 9 Block 5, Lot 9 Block 8, LoU3 Block 10 and Lot 11 Block 6.
.
Lot 5 Block 2 must be reduced by approximately 6,075 sq/ft for the parking lot to
31,767 sq ft of common open space.
Lots 9 blocks 3, 4, 5, and 8 are qualified street buffers (UDC 11-3G-3B4) for a total
of (32, 186x 50%) 16,093 square feet.
Lot 11 Block 6 does not qualify as it is not 50xl00 in area (UDC 11-3G-3Bla)
Lot 13 Block 10 is an active use lot of 4,429
.
.
.
The total qualified open space is 55,289 sq/ft which is 3.1 percent qualified open space.
2.9b Qualified Site Amenities:
Quality of Life Amenity: None Provided
Recreation Amenities: Tot Lot, Swimming pool
Pedestrian or bicycle circulation system amenities: None Provided.
11. EXIDBITS
A Drawings
1. Preliminary Plat (dated: Revised January 19,2006)
2. Landscape Plan (dated: Revised February 1,2006)
B. Conditions of Approval
Irvine Subdivision-REVISED
AZ-05-038/PP-05-037
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Settlers Irrigation District
C. Idaho Transportation Department letter dated October 3, 2005
D. Legal Description
E. Required Findings from Zoning Ordinance
Irvine Subdivision-REVISED
AZ-05-038/PP-05.037
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
A. Drawings
1. Preliminary Plat (dated: AMENDED January 19,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP~ 1 prepared by Bailey Engineering, revised January 24, 2006,
is approved, with the required amendments and conditions listed herein. All comments/conditions
of the accompanying Annexation/Zoning (AZ-05-038.Revised) shall also be considered
conditions of the Preliminary Plat (PP~05-037-Revised).
The applicant shall construct a 30-foot landscape buffer along Ten Mile Road and a 35-foot
buffer along Chinden Blvd. The sidewalks within these buffers shall be placed as to line up with
existing buffers in neighboring subdivisions.
That the applicant shall certify that Lots 8 and 10 of Block 3 have the required 50 feet of ITontage
as required by UDC 11-2A
That the applicant shall certify prior to final plat submission that a minimum of five (5) percent
common open space has been provided in compliance with UDC 11-3G-3a.1
The applicant shall place a note on the plat to note that Lot 30, Block 1 of the design dated
January 19, 2006 is for future right of way reservation for when ITD roadway improvements
occur and shall not be used as a reservation strip to limit access to the public right of way.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Ten Mile Road as required by ACHD.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Chinden Boulevard as required by lTD.
A landscape plan shall be submitted prior to final plat showing the landscaping in relation to the
changes required by this report. The submitted two-page landscape plan prepared by Bailey
Engineering, dated February 1, 2006 is not approved. The following should be included in a
revised landscape plan:
.
Lot 30, Block 1 shown as unused rights of way on shall be landscaped with lawn or other
vegetative undercover until such time as ITD has acquired the property for future roadway
improvements.
.
The pathway along Chinden Blvd shall be 10' wide.
.
The applicant shall provide a continuation of the Ten Mile Roadway sidewalk through Lot 30
Block 1 for pedestrian connection to Chinden Blvd SH 20/26.
.
The applicant shall provide a landscape design in Lot 1, Block 1 consistent with noise
abatement standards for residential uses along state highways in accordance with UDC 11-
3H-D.
.
All parking lot landscaping shall comply with UDC 11-3B-S and approved with a certificate
of zoning compliance.
Exhibit B Page I
1.2
1.2.1
1.2.2
1.2.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
.
Where the Simpson/HaITell Lateral is being covered, all vegetation shall be installed as
depicted. If the Settlers Irrigation District restricts the type and quantity of vegetation, the
landscape buffers shall be increased as to accommodate the plan as approved or the applicant
may apply for alternative compliance.
.
A minimum of five percent common open space shall be provided in accordance with UDC
11-3G.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning Department.
1.1.9 An road drainage shall be contained on site in the drainage swales/areas as depicted.
1.1.10 Maintenance of an common areas shall be the responsibility of the Irvine Subdivision
Homeowners' Association.
1.1.11 Other than the public street access approved by ACHD, direct lot access to Chinden Boulevard
and Ten Mile Road is prohibited. A note shall be placed on the final plat restricting access to
Chinden Boulevard and Ten Mile Road.
1.1.12 Place a note on the face of the final plat stating that all future fi-ont garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
1.1.13 All irrigation ditches, laterals or canals, exclusive of natural waterways, the Simpson Lateral and
the HaITell lateral, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be covered in compliance with UDC 11-3A-6, unless otherwise approved by the
City and the Irrigation District(s).
1.1.14 The applicant shan grant a pedestrian easement for the pathway within the landscape lot along
Chinden Blvd.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
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.
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
Exhibit B Page 2
2. Public Works Department
2.1 Permanent sanitary sewer service to this development is to be provided by the undeveloped
"North" Black Cat service area. The applicant proposes to sewer this development via extensions
of mains in Silverleaf Subdivision, which is temporarily pumping sewage to a discharge point in
N. Ten Mile Road. The applicant shall be responsible for any upgrades to the lift station that may
be required.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
confonnance of City of Meridian Public Works Departments Standard Specifications.
Water service to this site is being proposed via extension of mains in Silverleaf Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
Provide a 20.foot easement for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The description shall be consistent with the graphically
depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal
description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x
II" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the
plat referencing this document.
The preliminary plat shows sewer mains being installed in the common lots between the attached
products. Any sewer mains located in these areas would need to be protected by a standard 20-
foot City of Meridian sewer easement, and free of mature landscaping. Additionally a 14.foot
wide all weather access road shall be placed over the sewer main to facilitate cleaning and
maintenance of the sewer system and its appurtenances.
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
1.2.7
2.2
2.3
2.4
2.5
2.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
1.2.4
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
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.
All 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,
unless otherwise approved by Settlers 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.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.5
1.2.6
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B.
Exhibit B Page 3
2.12
2.13
2.14
2.15
2.16
2.17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
2.7
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 inigation systems be supplied by a year-round
source of water. The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Additional width to the public utilities, drainage and inigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" 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.
The applicant has not indicated how the stonn drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off~street parking areas. Stonn water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized inigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.8
2.9
2.10
2.11
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in confonnance with city code
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 shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
3. Fire Department
2.18
2.19
2.20
2.21
2.22
2.23
3.1 Acceptance ofthe water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of500
feet apart. International Fire Code Appendix C.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y/' 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 spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.4 Entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.6 For all Fire Lanes, paint the curb red and provide sign age "No Parking Fire Lane".
3.7 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.8 Building setbacks shall be per the International Building Code for one and two story construction.
3.9 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'
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
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.
3.10 The proposed 200-10t subdivision with an estimated 2.9 residents per household would have a
total estimated population of 580 residents at build out.
3.11 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Joe Silva (888-1234) to address
this concern prior to the public hearing.
3.12 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.
3.13 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient response
by fire and emergency medical service vehicles. This cost of this installation is to be borne by the
developer
3.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ITom 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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).
4, Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
The proposed plat and/or site design encourages high-speed, cuHhrough traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on Silver River Street.
Please contact the Police Chief for detailed review of any development proposal and submit
stamped (approved) plans with your final plat application.
S, Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth
in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & c.
This condition will apply to the section of pathway to be located along SH 20/Chinden Blvd.
6, Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
4.2
4.3
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
7. Ada County Highway District
Site Specific Conditions of Approval
7.1 Dedicate a total of 48-feet of right-of-way along Ten Mile Road and construct a minimum 5-foot
wide concrete sidewalk along Ten Mile Road, located a minimum of 41-feet from the centerline of
the right~of-way.
7.2 Construct the main entrance to intersect Ten Mile Road approximately 50S-feet north of the south
property line, as proposed.
7.3 Extend North Silverspruce Avenue into the site from the south property line (approximately 550-feet
east ofTen Mile Road), as proposed.
7.4 Extend West Tango Creek Drive into the site from the east property line (approximately 240-feet
north of the south property line), as proposed.
7.5 Construct a stub street (West Silver River Street) to the east property line approximately l65~feet
south of State Highway 20/26 (Chinden Boulevard), as proposed. Install a sign at the tenninus of the
roadway that states, "this roadway will be extended in the future."
7.6 Construct West Stone Pine Street, North Spindrift Avenue, North Seawind Avenue, West Seadrift
Drive and West Silver River Street (from Santa Rita Avenue to the east property line) as 34-foot
street sections with rolled curb, gutter and attached 5-foot concrete sidewalks within 50~feet ofright~
of-way, as proposed. Provide the District with documentation showing the review and approval of
the reduced street section.
7.7 Construct North Sunny Cove Street, North Santa Rita Avenue, North Seacliffe Avenue and North
Silver River Street (from Santa Rita Avenue to North Seawind Avenue) as 34-foot street sections with
rolled curb, gutter and detached 4-foot concrete sidewalks that are separated from the curb line with a
5-foot wide planter within 52-feet of right-of-way, as proposed. Provide the District with
documentation showing the review and approval of the reduced street section. Comply with the
District's Tree Planter Width Interim Policy***see Finding of Fact 5 on page 6 of this report for
further infonnation regarding this policy.
7.8 Construct North Silverspruce Avenue and West Tango Creek Drive as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way, as proposed.
7.9 Construct 20-foot wide alleys within the subdivision. Pave the alleys their full width of20-feet and
construct the alley intersections to be a minimum of IS-foot radii. Provide a minimum of 22-feet of
clear distance from the back of the parking stall (or garage) to the opposite side of the alley. Parking
in alley is prohibited. The proposed parking lots accessing the alley are acceptable and approved with
this application.
7.10 Construct four knuckles without center islands within the subdivision, as proposed.
7.11 Construct a left turn lane on Ten Mile Road at the main entrance. Coordinate the design of the turn
lane with District staff.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
7.12 Construct a right turn lane on Ten Mile Road at the main entrance. (the turn lane must include both a
taper and a lane). Coordinate the design of the turn lane and taper with District staff.
7.13 Comply with requirements ofITD for State Highway 20-26 (Chinden Boulevard) frontage. Submit
to the District a letter from ITD regarding said requirements prior to District approval of the final plat
or issuance of a building pennit (or other required pennits), whichever occurs first Contact District
III Traffic Engineer at 334-8340.
7.14 Other than the access point that has specifically been approved with this application, direct lot access
to Ten Mile Road is prohibited. A note will be required on the final plat stating this access restriction.
7.15 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.16 Any existing irrigation facilities shall be relocated outside of the right-of-way. All utility relocation
costs associated with improving street frontages abutting the site shall be borne by the developer.
7.17 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.
7.18 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.
7.19 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or
other required permits), which incorporates any required design changes.
7.21 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.
7.22 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
7.23 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.24 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
Exhibit B Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
8,
8.1
8.2
8.3
8.4
8.5
8.6
7.25 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.
Settlers' Irrigation District
All inigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are Simpson Lateral (40' easement), Harrell Lateral #21 (20'
easement). Contact SID for additional requirements.
A Land Use Change Application must be on file prior to any approvals.
A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
Any Change to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
All storm drainage must be retained on-site.
The development must supply pressure inigation access to all lots within the above-mentioned
subdivision from the current delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure irrigation system an agreement must be in place prior to the pre~
construction meeting.
Exhibit B Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
Exhibit Co Idaho Transportation Department (three pages, two comments by Sue Sullivan and one
page of "Adjacent to Residential Option I") Dated October 3,2005,
IDAHO TRANSPORTATION DEPARTMENT
PO. Box 8028
Boi&""10 83714-8028
TflANSPO~TATION SOARD
Ch"rl~1» WirKj",
OWilll.111
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Gary BliCK
Djsl,iGI'1
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DiGtncl S
o,.",j [«'Ill, Pt.
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[¡'();,fd St'ät'I,1rý
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Exhibit C Page 1
(208) 334.8300
itd.idaho.gol/
CklOber J, 2005
VIA FAX: 208-888-6854
City of Meridiun P ¡Ulning Dep:lHllicnt
6(iO E. WmCIlO\\Cf. SIC. 202
l\-1<:r¡di~n, !J) 83642
Attn: Joe (Jucnther
HE:
A1'iNEXATIONfREZONE/PRELIMl:-4AR Y I'LA T
Routt: US Highway 20/26
LQcation: SE Corner ofTcnMik &2U/26
Name: Irvine Subdivision (Dyver Development, LLC¡
OtOr Mr. (ì,wlIlher.
Thank you for ¡tHawing the Idaho Tnulsportati()n DeparlllleJII (JTD) th~ opportunity to conunent on
the applicant's preliminary plm for the properly locah:d at the SE c()rn~r of N. '1"<:11 Mile. & Chinden
Blvd. (US 20f26), Meridian. Idaho, ITD offers the following continents:
Gl'lIcrnl Comment:
I though! perhaps we had neglected to commenr al,lhe ¡lnnexaÜon/rczone stage. Per (Od..y' s
convcrsalÍon with Meridian staff. r now understand Ihal tltis is the an!l(:xati{)n/rezon~ stage. J do not
feel as shy aboUI rcqm:sting appropriate redesign of tit.:: subdivision.
Past COlllll1Cllts 011 US 20/26 setbacks. A fe.w developments ¡liong US 20/26 were designed, per
ITD ,:onUl)cnt during 2004. 10 mcet a sCiback of 70" from the œnlefline of the (:x,isling highway.
Thb sl:lback would h¡tve provid(:d enough room fori ,) a paílH,~d median Ireatmenl or 2,,) an urban
storm sewer treatment.
Give)'lh(: high vohllnes ¡(¡recast for this roHle. We' Jcsif(~:1 widcr ¡œdian (2S') that will provide t\
higher level of snfety for the traveling public, The swrm sewer treatment is not desirable: duc, to the
ch¡tJ engcs of finding oul.!el opportunities. A ditth seclion tlUl! ClUJ detain and intiltntte S(JITK~ of the
drainage is a rnor,' sustain~ble design.
SI,udJ/Sdll'dlll¡,. [TO and COMPASS recently began the US :!(J/2(i Corridor Swdy, The );O,¡j of
this study is to preserve the corridor tbr fUlllfC capacity improvement needs (widening} The stope
in<:ludes public involvenlt'lIt, It conccpt rcportlcorridot' plan, ac,'css Ill;magemcnt and all
e.nvirontn\Jntal document. An env.ir'onnknl.al document and funding arc nc,eded before we can
proceed wilh right or way adlubilion, TIJe StOp,' does no! include final design. nor is there funding
available to eollslruel any widening. D,~\"clopcrs ;lnJ buyers should be mad,] aWllr,' that
ill1prOWIlICnls to US 20126 will nOt happcn for some time.
We huve moved the d('sign uf sonlt: aJt('HlaÜvc typical sections forward in the pmj\~çt deve!opmcnl
process in an mtem \t t(1 slay ,¡breast of development and antkJpatc fmure s<:(bad nel~ds, Any
designs we shpw you atlhislime may be modified during thc project design.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
RecommClltJl1liOIlS for 1r\'iUt~ Suhdivhion.
J understand (here is a reuesigl1\'d piaL I have nut seen thi> ucsign yeLM,y çommcnts rcferc.nœ a pial dmed 7/S/0S.
The culTtlnl sclb;lek to rhe back property line or the 1000s rronting US 2012ó is lOS' from the cent.:;rline or th.:; existing
pavelllcl1I. A desirable setback to ¡he bm~k properly line of Ihe Inls w(Julu be 13S'. CrHnpromises 10 th,1 lypical s.:;etion
cou]d h;¡ve indudcd th" rollowing:
.
A storm sewer s':;(lion could be accommodated in.lhc. .:;urrcnl sill' de,ign. Concerns about lhis treatment Juvc
been nowù aboV<'. This is noi ;¡ desìruble option, The devdoper prcsl'l1Icd a logical argument Ih;¡l we already
had [he 70' sl'lback eonslraining our solutions. As r rl,vir,w the plats, this onlr sign Ltïc;lI1t!y ;Iffects abour 5(XJ' in
Silverle;¡f sub. We can work with that.
T 1l~ pedeSU"ian rdÜgc could be ,UgIHly n~,rrowcd; 110\\\\\'1'1'. per LOonversmions wilhMeridian staff this was an
irnpomillt fcmure. given the pavcmcm widths, and we Slip port IhllL
It is Jossihle lhat 1l:lrI"owing Iht~ ditch ;;e,'lion could be investigrlted. [ will nor. haxc th(~ hydraulic (ksign d<lla to
$uppon thai without further de~ign. r would be, ",cry conccrn"d th;lI. giv,~n the flat grades in the arèa, ~1I.ld th:!.l
rhe highway dill'h a.:œpts rcgultlr rcocclII,'ing waleI' from lhe. 1~II(bc;¡pe an:(l, <I ditch with Itss l'apac,ity would
caus\' s;ulIr-:,rion or the subgwde.
.
.
"routall~~/ßllckugc Hond
Per the City of MerIdian ordinance, a l'olleO;:lOr typ" facility should lx conslnU:lCd roughly pandld 10 CS ::0/2(1,
There is u road on the SHvcricaf plat called Kingwood. It ,¡ppears t.o Ix' the mute Irvine residenl, would w,.;: to ;Ic.;:ess lhe
e(Jmll1ereí~1 are~ ..1 Lochs;¡u and also Ih.:: propos.::d ebnenlilry schooL On rhe Irvine pl~I(. the Silme road ,is cali..,dWcst
Tango l'rcà? Wesr Tango Creek (ab KingwooJ) should he redesIgned !O serve a better colJector function, ie.
minimize, if nO! clllllin,ue. ¡my rcsidenl.Îal frontage,
Tmfnc Impact Stud)'
Improvements al (he illh,rsettiou ofN. Ten Mile and US :;0/2(, should be con$idcn~d to a,:(:oll1l11odalc Ih" highw~iY
t'nlry/exir I1lOVCl11cms of v"hides resulting from the suhject deveJoprncnt/applicnlÎon, The applicant :¡hould cmnpklc a
TraInc Impacl Study al the imcrscctiün 10 assess highway imp:lcts and It' r.:co.ll1l11cnd what, i I" MY. impnwemems (i.e,
açceleration/dec.::kraliol1 lalles. center turn bays. <'IC.) :Ire ncœssary, We haw not received this data 10 d,Uc, As 1Jütcd
,lbov,~, no funds for Ihes.:; improveme1Jts by ITO arc available in the lH:ar futllre. Auy necessary improw.ll1ellts require
an approv<,d permit (rol1llh" ITD prior to cünstrucliol1.
Noise Ablltemcllt
Tb.., developer should be r,'quireù 10 ('onstruct nOI,e ;¡bakll1enl per Ofdìllauer~.
Typkul Section. Ple.lS" n:fer h) the Typical Section f:lI;.cd to you" Datcd IO/3/U5. Tilkd "Adj~cem to n:sidcwial m.
Opti<lII I". This typical w(JUIJ IN ap Jropriak fOf this loo;:mioll.
11 roll tw\"e "llle,t.ions, plc:ase CO1Jt;¡Clll1e (208) 334-8955.
Sincerely.
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Ol,tC ,11\ Ii jZL..
Slle SuJl¡van
51', Transpnllmio'liJ 1'J.Ilj Jcr
P¡',¡!1
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
D. Legal Description
SURVEY
GROUP
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Project N\). 05-124
Irvine Subdivision
Anncxation Description
RUT to R-8
Jlme 16,2005
Rcvised August 8, 2005
A pJrcèl ofland located in the We,t 1/2 of the NW 1/4 ufScc¡iou 26, TAN.,
R.] W., RM., Ada County, Idaho, more particularly dcgcribed as Ü,lJows; BEGINNING
at the e,orw:r common to Sections 22, 23, 27. and the said Section 26;
Thencc South 89" 10'58" East, JJIJ.ì8 (cellO the Wcst III 6 comer COlUfi10n to
said Seclions 23 and 26;
Th,:uce South 00°29'18" West, 1317.2] feet tn the NW 1/16 COllier;
Thcncc continuing and along the East line oCtile SW 1/4 ofthe NW 04 South
OOQ29' 18" West, 60A6 (cet;
Th~nc~ North 89°()9'47" West, [023.02 fect;
Thence North 0()"2I'\0" East, 270.36 feet;
Thencc North 89°09'47" West, 287_5 t ¡bet to a point on the West line ofsai¡]
Section 2(,;
Thence North 00"21' 10" East, 1106.88 led to the Point ofBeginl1ing. Containing
3'.1.71 acres, more Of less.
D" Terry Peugh, PLS
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Exhibit D Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
E. Required Findings from Zoning Ordinance
Annexation Findings: UDC 11-SB-3E
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:
A. The map amendment complies with the applicable provisions of the comprehensive plan;
The applicant is proposing to zone the subject property to R-8 Medium Density Residential District.
Staff finds that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. In Chapter VII of the Comprehensive PIan, 'medium density' is defined as
areas including single-family homes at densities of three to eight dwelling units per acre; 'low
density' consist of single-family homes at densities of three dwelling units or less per acre. Staff
finds that the requested residential zoning designation, R-8, is harmonious with and in accordance
with the 2002 Comprehensive Plan and Future Land Use Map, which designates the SE comer of
Chinden Blvd and Ten Mile Roads to be "Low Density Residential", this is also consistent with the
request for a 'Step.up' to the medium density residential designation and the future North Meridian
Comprehensive Plan Amendment. The density proposed with the preliminary plat is consistent with
previous Commission and Council actions and generally conforms to the goals, objectives, and
action items contained in the Comprehensive Plan for these low density areas with a request for a
'step up' in density.
Staff finds that the proposed zoning is in general conformance with the comprehensive plan (please
see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action items
that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Concurrent with the annexation and zoning application, the applicant has submitted a preliminary
plat that proposes single-family detached residential products on the subject site (PP-05.049-
Revised dated Jan 19,2006). Staff does not anticipate that the applicant plans to rezone the subject
property in the future if the accompanying PP application is approved. Staff finds that the single-
family homes would be allowed (permitted) within the requested R-8 district. The entire site is
being proposed as residential and upon build-out staff would not anticipate changes of usage for
this site.
C. The map amendment shall uot be materially detrimental to the public health, safety, and
welfare;
The applicant has submitted elevations for the proposed units which will be designed and
constructed to meet similar architecture to the single family detached residences of the near
vicinity. Staff believes that the design of these single family attached dwelling units will be
compatible with the adjoining uses and transitional in nature to anticipated lower density uses north
of the site in Spurwing development and the adjacent subdivisions also in the medium or low
density comprehensive designations. Staff finds that the proposed development will change the
existing character of the area, which is still largely rural. However, the proposed development is
generally harmonious with the intended character envisioned by the Comprehensive Plan. Staff
does not find that the proposed zoning/uses will not be detrimental to the public health, safety, or
welfare. Further, staff does not anticipate that the proposed uses will be hazardous as long as the
applicant complies with the conditions contained in Exhibit B and all City Code provisions. Staff
Exhibit E Page I
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
recommends that the Commission and Council rely on any oral or written testimony that may be
provided when detennining this finding.
D. 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,
There have been no recent street improvements in the area. The abutting roadway Ten Mile Road is
not in ACHD's Five Year Work Program or CIP (20-year plan) for road widening. Silver leaf and
Bainbridge Subdivision to the south and west have been tentatively approved for development
similar to what is being proposed with Irvine Subdivision. The subject property is generally
surrounded by rural residential acreages. Staff does not find that there has been a change in the area
that dictates that this property should be rezoned. Staff recommends that the Commission and
Council rely on staffs analysis, public testimony received and any comments submitted from any
other agencies or departments regarding whether this property should be annexed.
Other urban services, such as water, are near to this site and the applicant should be able to extend
such services to the site. Staff finds that the subject site is proposed for development in a fashion
similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway impact fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in Exhibit
B7.
On February 12, 2005, a joint agency/department comments meeting was held with representatives
of key service providers to this property. Based on the joint agency/department meeting and other
comments received ITom agencies/departments, staff finds that except for sanitary sewer, the public
services listed above can be made available to accommodate the proposed development. The
Commission and Council should reference any written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this project.
Staff does not find that there has been a change in the area that dictates that this property should be
rezoned. Staff recommends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted from any other agencies or departments regarding
whether this property should be annexed. 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.
E, The annexation is in the best of interest of the City (UDC 11-5B-3,E).
Due to the residential nature of the general vicinity. the project's confonnance to the Unified
Development Code. and the applicant's agreement to abide bv the conditions of approval contained
in this staff report. staff finds that the annexation and zoning of this property to R-8 would be in the
best interest of the City.
2, Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The plat is in conformance with the Comprehensive Plan;
Please see Annexation Findings Item A above.
Exhibit E Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06
B. Public services are available or can be made available and are adequate accommodate the
proposed development;
Please see Annexation Findings Items C and D above
Co The plat is in conformance with scheduled public improvements in accord
the City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. There is public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E, The development will not be detrimental to the public heath, safety or general welfare; and
Staff is not aware of any health, safety or general welfare problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACHD and ITD consider road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to detennine
whether or not the proposed subdivision may cause health, safety or environmental problems of
which staff is unaware.
F, The development preserves significant natural, scenic or historic features,
Staff is not aware of any natural, scenic or historic features which require preservation. The
applicant will be required to improve all waterways which are existing on this site.
Exhibit E Page 3
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AFFIDAVIT OF POSTING
RECEIVED
FEB 2; 2006
cny OF MERIDIAN
C\TY CLERK Or:.~!(',-
STATE OF IDAHO
COUNTY OF ADA
)
) §
)
I,
Mike Am .d
(name),
Premier S' ns Inc 2100 E. Faitview Avenue ui e 7 855-0380
, (address) (phone)
Meridian
(city)
IQ!.ho
(state)
, baing first duty sworn upon
oath, depose and say:
I personally pOsted the subject property with the hearing notice sign 10 days prior to the public
hearing for th, Irvine Su Ivision.. Prelimina Plat for 175 residential lots with common
lots. Anne on and Z ni to R..s on 38.50 acres.
Dated this
:17th. day of
F~/;¡: /
( ature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
~. - ""-
{
~
.
RUTH tAHORIK
NOTARY PUBLIC
STATE OF IDAHO
~
...-~
My Commission Expires:
7j¡2/~
Master\affid-posting
1