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Home My WebLink AboutREV Irvine Subdivision PP MERIDIAN PLANNING & ZONING MEETING March 2, 2006 P P 05-037 APPLICANT Dyver Development, LLC ITEM NO. 18 REQUEST Preliminary Plat approval of 175 building lots and 12 common lots on 38.5 acres in a proposed 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 Staff Report in Al Packet CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: See attached Comments ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached Comments See attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attached Revised Preliminary Plat Contacted: CW \ Date: 1; ~ß 04 Staff Initials: Emailed: (V ~ '4Jl \) ~~ . ~~1 ~~~ ~ C\V V]{) Phone: Materials presented at public meetings shall become property of the City of Meridian. """,,' , '2" i; :,;~' ;i" ,., ~,_.' .,.. , FEB 1 7 2006 City of ,'vier¡¿¡:'lL '::ity Clerk Ofhee ~ & ~ 1~ 'Dé4t1Uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 14 February 2006 phone5: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho. .. - -~-~---~- - --.---------~- ---- -------'- --- - ------- - u---=-Meriaran,-ID-S3642--- - ~---- _u----- -- --- RE: PP OS-037 REVISED/Irvine Subdivision Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application for Preliminary Plat approval of 175 building lots and 12 common lots on 38.5 acres in a proposed R- 8 zone for Irvine Subdivision. ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES MUST BE COMPLETED BY MARCH 15, 2006. Sincerely, - rØ4I ¡(~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Crew Foreman File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS" 23,000 BOISE PROJECT RIGHTS - 40,000 Joint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark REVISED LETTER February 8,2006 City of Meridian _n- -- -,-~---.---~§6Q_ß._-:W~t~!t~~~!1~~___-------~~~-,-,,_.-- ~------- -- - ---- -- -- --~-- -- Suite 202 Meridian, ill 83642 - ----..--- --.."------- Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval ofthe Irvine Subdivision will have a significant impact on school enrollments at Ponderosa Elementary. Sawtooth Middle and Eagle High School. We can predict that these homes, when completed, will house fifty-four (54) elementary aged children, forty-eight (48) middle school aged children, and forty-two (42) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. --"---"---- Sclwøl capaci!y i~ addressOO--in-Id~-6508-.-,]:lw-Mm4i-an8choo-I-Dis-tfiet--i.s-------- -- ------- - -- -- currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, ~~ Building & Construction Manager ~ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT \ÏtB~lI~ E nvi ron mental Health Division Rezone # Conditional Use # Preliminary / Final/Short Plat :çrvì n-L pp 05-037 S"vboL \/; S ìo ~ Return to: 0 Boise 0 Eagle 0 Garden City ,ð:Meridian 0 Kuna DACZ 0 Star 0 1. We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to- the exact typ~ of use must be provided before we c~m comment on this Propo_sal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual. sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surlace waters. 0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ø'a. After written approval from appropriate entities are submitted, we can approve this proposal for: - ðGentral sewage 0 community sewage system 0 community water well 0 interim sewage -8rCentral water 0 individual sewage 0 individual water )8f 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: .{S[éentral sewage 0 community sewage system 0 sewage dry lines ..acentral water - -. . 0 community water -- ~10. Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center 0 14. Please see attached stormwater management recommendations 015. Reviewed By: /" /-/"., /- // .// 15726.001EHO904 ;; Review Sheet CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE March 2, 2006 ITEM # 17,18,19 PROJECT NUMBER AZ 05-038, PP 05-037,CUP 05-039 PROJECT NAME Irvine Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ~\ þ.J Jjj~Ml ~ :::Je r"r VI c:;:: -I ¿ J,UAA-3 tJY\. Y- I TRANSPORTATION BOARD Charles Winder Chairman John X. Combo Wee Chairman District 6 John McHugh District 1 - Bruce Sweeney District 2 Monte McClure District 3 Gary Blick District 4 Neil Miller District 5 David Ekern, P.E. Director Sue Higgins Board Secretary IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 Boise, 10 83714-8028 (208) 334-8300 itd.idaho.gov February 22, 2006 VIA FAX: 208-888-6854 City of Meridian Planning Department 660 E. Watertower, Ste. 202 Meridian, ill 83642 Attn: Will Berg .---,.. ,~,-,,""""'C\"'"""lJ"'-",,-\""-;~-"':" .,-\t"',j¡\f\\.r\~'f~j\, " ~'en ì 1, , ¡ 11. ."~-' " ,'1'"'., .l..:.J '.../ .....--"' -, ' ,,' :'-1 ~'J ..,,'. ¡, , ,," "" ,', "¡ ')O{I" :. !:::.~ i :' ,", "U RE: REVISEDPRELlMINARYPLAT .--" r.- "'!tJ~T)\Aì" ~:~;~o~:S ~~g~::r2~~:;en Mile & 20/26 \S~-~}" ! ,=~5= ~~:', .~- (' ';.~ ,~' ,_n Name: Irvine Subdivision (Dyver Development. LLC) Dear W.iT. Berg, Thank you for allowing the Idaho Transportation Department (lTD) the opportunity to comment on the applicant's preliminary plat for the property located at the SE comer of N. Ten Mile & Chinden Blvd. (US 20/26), Meridian, Idaho. lTD offers the following comments: At this time, lTD is unable to comment on the above referenced application. Upon receipt of the hearing notice, ITD did not receive a legible plat. The week of February 6, 2006 lTD made a request to the City of Meridian to send a larger plat. To date lTD, has not received the requested plat. If you have questions, please contact me (208) 334.8955. SinCerelY" ~n~ r I?/~- õ~ fW S~van Sr. Transportation Planner ss:ah SLN Planning Inc. 839 E. Winding Creek Drive, Suite 201 . Eagle Idaho 83616 . Office 208.938.3812 . Fax: 208.938-5873 January 24, 2006 Honorable Mayor and City Council City of Meridian 33 E. Idaho Ave. Meridian, Idaho 83642 Òßo~ c¡ J41(,? ~{) p~~, lOOIl Q ff: 'ß/lJ fA ~ o~% RE: Irvine Subdivision Annexation/Zoning, Preliminary Plat - Remanded Application Information Dear Mayor and Council; As representative for Dyver Development, LLC, please accept this revised preliminary plat for Irvine Subdivision, located on the southeast comer ofTen Mile Road and Highway 20/26. This application is being resubmitted following the City Council's decision to remand the application back to the Planning and Zoning Commission for redesign. This submittal also includes the withdrawal of the original Conditional Use PennitlPD application. The revised preliminary plat has been designed to meet the standards of the R-8. As stated, the R-8 zoning designation will remain. The revised subdivision plat contains 175 residential lots ranging in size 1ìom a minimum 5,000 square feet to approximately 10,742 square feet. All streets will be public and will be constructed, along with curb, gutter and sidewalks, to Ada County Highway District and Meridian City standards. Sewer and water service will be available to service this development and will be provided by the City of Meridian. Drainage will be handled by on-site detention areas and will be designed to the standards of all appropriate regulatory agencies. A pressure iITigation system will be provided for all lots within the development. The revised plat includes landscaped common areas and amenities that satisfY the Subdivision standards. The 12 common lots include exterior roadway buffers, in addition to pathways and open space areas. The total common areas account for 4.69 acres (12.2%) of the property. All common landscape area lots will be owned and maintained by the Homeowners Association that will be established for the subdivision. The amenities that will be provided will include a pool with changing room and a tot-lot. ill conclusion, Irvine Subdivision has been redesigned based upon the specific input 1ìom City CounciL It will remain a quality and compatible addition to this area of Meridian. The development is adjacent to similar residential developments, and will provide transition to existing development along its boundaries. The requested zoning to R-8 is in compliance with the City's Comprehensive Plan and will benefit the public interest by providing a mix of desirable housing needs to this area of the City while allowing for the continued improvement and expansion of city services and an increase in the City's tax base. We look forward to the continued work with you and your staff and request approval of this project. Sincerely, p/ ~ ~ ;;J'. Shawn 1. Nickel Representing Dyver Development, LLC '. .1 -'1'" .:.~ ~!1" !~ ~~I)I- ¡ I ;Vf~Yr t~--- i ~\~) ~¡j¡ J lit:! - ~ -- ~"'~~' ~ :Þ-ú< ¡! i~~ :,Jj!LFìJ~ "I 'IT;; , \ A@!!j----~.-,;, ,'><IO"jt'" ,/,1,.'--"'1' , . >"';"", ,;/"'/~ ,1~lL :'I~I' "-:1_/,,1 !",!,-11<"'",' _-'1--'1 'I'î---'t---""I"II' '¡,'I_/'I "'¡~;J){ï¡i!", ill ià: I 'i@ .1. 0 -0 0 . --e e 0 0 e ',,-1!1 @$/ @ . @ @ /' Ii ¡iÌJ 'I':'~! II 'i@ I~: -'> _::~~y~., :1:~~-:':"~~:~fff'~- ,-~~.~,~-'~~V "'-~ il~!/I;! I¡~ Ifll[:;, ~ ~- ~ ~ ~ ~ ~ "::1(/". I~!")' 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I ¡ ,I ',-- u , - 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 l Jo¡1,,;; ~" en ". 'iF . "t~.J ". ::" /21'1 J1 --14 J\/ " V/I líll141t L),\/.g;, FROM: Joe Guenther, Associate City Planner Meridian Planning Department Irvine Subdivision SUBJECT AZ-05-038 REVISED Annexation 008.5 acres from RUT to R-8 PP~05-03 7 REVISED ".. - . RE OR.rVEn -- "..._~-" 200 Single-family residential lots and 21 other lots CUP.05~039. WITHDRAWN -" "", ", "'-- ",,' Ii :" ()!:.: fl// 1=: ~ In ¡ 4 t I .. "'- '-,,' "" ,,' i~'" i "'-,," - ",'" , ",¡ i::',qL( """'\"':'::"','._"': ",'O(!f: ~~C;:1 :;::::':.:= :~~~~;~:~i." "it!¡ zero side YilTd setbaoks fo> 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST History of item: On September I" 2005" the Planning Commission accepted the applicant's reqnest 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 of the 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 ,evised site plan dated January 19,2006" Tbe 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 ofland that is currently zoned RUT in Ada County, The applicant is seeking an R-8 zone (Medium Density Residential District) foT 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 statiou that may be PAGEl Irvine Subdivision-REVISED llZ-O5-038!PP-O5-037 CITY OF MERrDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 requiæd. 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 Commission consider recOmmending a redraw of the Irvine Suhdivision 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-1, 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 comer ofTen Mile Road and Chinden Road 4Nl 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 PAGE 2 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 ofIandscape 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.OS-O38/PP-OS.037 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/0ZIO6 the project complies with the City's designation ofMedimn Density Residential, which allows for residential densities which allows 3 to 8 dwellings per acre. We helieve the USe of the project will provide a development which will complement the surrounding land uses and will be a continuation of the SilverIeafproject south and east of the site. 4. PROCESS FACTS a. The subject application will in fact constitute an annexation and/or rezone as detennined 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 bet constitute a preliminary plat as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title II 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 Applicant posted notice on site by: February 16,2006 b. c. d. e. 5. LAND USE a. Existing Land Use(s): Agricultural b. Description of Character of SlllTounding Area: c. Adjacent Land Use and Zoning 1. North: Agricultural Ada County RR, Spurwing Golf Course 2. East: AgriculturallResidential Silverleaf Subdivision - Meridian City RA and Ada County RUT 3. South: Single Family Residential SilverleafSubdivision - Meridian City RA 4. West: Agricultural Ada County RUT - Future Bainbridge Subdivision Meridian City R-8/PD d. History of Previous Actions: N/A e. Existing Constraints and Opportunities 1. Public Works Agri c ul tural/U rbanizing Location of sewer: Location of water: Road Extension of mains in Silveleaf Subdivision. Extension of mains in Silverleaf Subdivision and Ten Mile Issues or concerns: The future rights-of-way 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. Canals/Ditches Irrigation: Simpson Lateral/ HaaelI Lateral 5. Hazards: None Identified Irvine Subdivision-REVISED AZ-O5-038/PP-O5-037 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: f Subdivision Plat Information 187 single family residential lots 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 1. Width of street buffer(s): 35 feet for gateway coITidor 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. 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-O5-038/PP-O5-037 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) Proposed Required Front Living Area 15 15 Side Accessed Garage 15 15 Front Accessed Garage 20 20 Street side 20 20 Side 4 4 Rear 12 12 Street frontage - With garage facing street 50 50 Lot Size -SF detached With garage facing street Maximum Building Height 1. Proposed and Required Non-Residential Non-residential lots are to be used for amenities and open space. Lot 30 Block 1 is to be retained by the developer for future right of way acquisition. m. Summary of Proposed Streets and/or Access (Private, public, common drive, etc.): Access to Chinden is to be prohibited. Access to Silver!eaf subdivision is as proposed with connections at Silver River Street, Silverspruce A venue and Tango Creek Drive. A stub street with full services shall be provided to the property excluded at the south west listed as Stevensons 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. 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 will likely approve the North Meridian Comprehensive Plan Amendment on March 7, 2006. Neverwthe-less, the site is cUITently designated a Low Density Residential on the 2002 Comprehensive Plan, and the applicant has requested a step up in density. In Chapter VII of the 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 5,000 35 5,000 35 Irvine Subdivision-REVISED AZ-05-038/PP-O5-037 PAGE 5 - CfTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 d. u.lacre for Low Density Residential, staff finds that the subject application confonns with the revised North Meridian Proposal puIpose and intent. In 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 ac(jacent 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-halfmile 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-O5-038/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-ol- way line at 90 feet to center line for approximately the first 500 feet east of the centerline of Ten 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 ITD roadway improvements OCcur. The width ofright of way reservations shall be as setforth by theITD, UDC 1I-3H-3C2 . "Require appropriate landscape and buffers along transportation coITidors (setback, vegetation, low walls, benns, etc.)." (Chapter VII, Goal TV, 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 30-foot wide landscape buffer along Ten Mile Road. Staff is Supportive of these widths, as long as the entire bl!ffer lies outside the ultimate right-ol-way. The applicant will be required to enter into a license agreement with ITD 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 TV, Objective C, Action 1) All of the properties acijacent 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 PU1þose of providing the City with a range of affordable housing oPPortunities (Chapter VII, Goal TV, 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 supparts the "step up" from low density residential to medium density residential. . "On-street bikeways should be incorporated on all future CoIlector 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. 8. ZONING ORDINANCE a. AIlowed Uses in the Residential Districts; UDC Table 11-2A-2lists single-family residential development uses as pennitted 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 aIlowable density of dwelling units per acre and con-esponding 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.11-3G-l: 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 PAGE 8 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-O5-038/PP-O5-037 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03102/06 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) sbows ilie property as contiguous to ilie 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 homol2:enous nature of only residential uses and the com liance with Meridian Ci Unified Develo ment Code staff believes that a Develo ment A eement is not necess to ensure that this ro e is develo ed in a fashion that is consistent with the com rehensive Ian desi ation and does not nel2:ativelv impact nearby properties. If the Commission or Council feels a development agreement is necessary staff recommends a clear outline of the commitments of the developer being required. 2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS 2.1 Public Streets and Access: Connectivity (Silverleaf Subdivisions): The stub street from SilverleafSubdivision 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 pennitted by ACHD. A new stub street has been proposed to the Stevenson property in the southwest comer of the 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 lTD. Silver River Irvine Subdivision-REVISED AZ-O5-038/PP-O5-037 PAGE 9 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 Street shaH connect through to the mid section connection to Chinden Blvd but the width of the right of way on Chinden may affect the location of the stub street. 2.2. Landscaping: 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 I. Lot 30 Block 1 shall have a clear tennination 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 MitÜmtion: Any tree over 4" in caliper that is removed from the property shaH 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 plan with Elroy Huff at the Meridian Parks Department. 2.4. Ditches. Laterals. and Canals: AH itrigation 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 HarreHlateral and the Simpson Lateral on this site and has commented on the proposal as showing compliance with the required improvements. 2.5 Pressure IrrÜmtion: The City of Meridian requires that pressurized ilTigation 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 wen source is not available, a single~point connection to the culinary water system shaH 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 ilTigation system should be instaHed to all landscape areas per the approved specifications and in accordance with UDC 11.3B-6. See Site Exhibit B below. PAGE IO 2.6. Fencing: 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 shaH be submitted at the time of the final plat. If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. 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 pennit is issued. Fencing on SH 20/ Chinden Blvd should comply with all ITD requirements for noise abatement and shall be Irvine Subdivision-REVISED AZ-05-038/PP-05-037 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 placed on a 6' benD as shown on the landscape plan and meet the elevation and construction standards of lTD. The applicant shaH comply with aH fencing standards as listed in UDC 11 ~ 3A-7. .. 2.7 Unimproved RÜ!ht-of~Way: Meridian City Code requires a lO-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 shaH enter into an agreement with lTD 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 lTD to resolve the details of the future lO-foot pathway as detailed by lTD's cross section submitted with the November 15, 2005 transmitta1. lTD shaH detennine 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 poo1. 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 Qpen 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, Lot13 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 50x1O0 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. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: Revised January 19,2006) 2. Landscape Plan (dated: Revised February 1,2006) B. Conditions of Approval 2.% Qualified Site Amenities: Quality of Life Amenity: None Provided Recreation Amenities: Tot Lot, Swimming pool Pedestrian or bicycle circulation system amenities: None Provided. PAGE 11 [rvine Subdivision-REVISED AZ-05-038/PP-05-037 . 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 Inigation District C. Idaho Transportation Department letter dated October 3,2005 D. Legal Description E. Required Findings from Zoning Ordinance PAGE 12 Irvine Subdivision-REVISED AZ-05-038/PP-05-037 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) If.! .;1111 I-:'-'--¡:""=r~-' -""-"":'1 .'W¡I'.'- r,,~iU, -llil"" ¡"'-'-'¡'-,'T"¡ I f' Ix '1'/1 ¡' ¡ ! ¡ ii/,f'! ¡'PHîW:If!III';Wl IiHf ¡!1¡~ !1rJ ¡1H! ' '. !. L::')mrúi, I!SII" ,'ll,'I¡'trl'illm, 1111!i'I'!'I". ...1"'" ~:"~""'f ì!,¡II'l x,1 ¡¡i/lrE ""'t,,~ !~ ,'~"'r"""I! ï{iJ!iidHIJU ;'ji~/.'\"""!' f rBffi l'i~" t~, " :;i~' ) ~~,.;.:?I ¡Mn;f !¡ !! j ; : I R ,.Þr ~ ¡ : '"....", ri..... [..~, 111 I;¡l¡;:¡ t ',' U /I Pllll J II i ~~ ¡ '¡ I ,/,¡! ! F~ ""~" , ,.:;" m X¡"I-flj!!p..lt'.1/ !' ¡ '-........i 'r>I'Ì Ir'l..~.Jr"!,,, II Imfr=. I --'.m'-T~'rY'~ ¡Ii ~l! 1; II !! I ~f!fIL....-....m..L_..___"t.__m,-'=;::J,i ......-...,..,-...... """-~.~.... ""'..............._'~.."'.,-,-~,..,.........,.,..--..".."..,..,'_......""""'---- Irvine Subdivision'Revised Exhibit A Page I .Þ: " '1' ¡>"~-, ¡ i I t J i¡i~il¡ - .E>- láii$~' ~i;fd~1 fl~~::! ¡Ib:di " '": " CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 ,,~',,~!l~~scape ~I~11 J date~: ~~y!~~~~eþruarYJ.:~g,~,?) F1~~ir:~:rÓ- . f ..1, :1 ¡ 'ii ' " m~~"--"-m." I" " ......." , "" Qþ§9:>:,()<~)", ., " .i~@~.", \'1 ~[\)' ~tjß ..,}fI;J' .Ii¡¡¡~r~~~- ' :~, i. "", J~i ¡/f}¡ ¡ ~. ' f",:,,'.J?S .' """", ~,i'l""-"",...\.i.:,:, ')-'... ;,., ,ii:, lftJ ¡'Ii;:). .¡"""",'" d . "'Y'"\,, ¡iif.:',,::';!:d;.;,' "! :6 ,- <1"., ((..i.,.:.!; 'f;r- "~'" ¡ , '1~ ..-",', """""" ,].(JJ: ;'B:'I ", ". ;.l,,'.,'¡..:.',fi.,~.'.?.,-», i'ãl : " ~! '- r j¡I-'~~- '.,¡I"'_'.~t¡",:~,~,',..'.~,:,/,'.-.',',~,I":';I"':" .. I , .,'I~ä¡, I " ' . ".-,". '59'b Qii' <!¡i~;~J ,: !.~ ",i(~: ): f " i"~I" I' "': '" I ' ,'" '1;' ' '¡,I.:,',',','!'.,.'.:.:"...,',';:.j.',',',.,i,i ß:';¡!¡~ ~: . i """Ii', ", " ,rt1' ILÆU .¡¡~-~~~-",~cc~ " 'm " " " "-,, "If"" 'I ""',"' ,,; i'i', iii,',', .'....,j, '" -, 'i Irvine Subdivision-Revised Exhibit A Page 2 ~' .;' i! /: "j "," .': " i, ii,," , - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 , i ..LJ i ... ! >~:5f;¡ '~:~~~ / ¡f-~~j> f~fr1 ~;::~!r'i;¡i~i:,~¡ i .11t L~, -liii:r~~~~~ Irvine Subdivision-Revised Exhibit A Page 3 , j "",., "i(:~ 1~~o?5è@r{ .¡.f" r ¡ i I i .!'; . ",;;:;:.C": 7." . .. . . i:r 'i < .'."'."","",'.' ~~$} ~~»>:.; .. . . - . , .......'..' 1..,.,:.,",~_...:.:...-~-...c.."...>,-,-,...,.-..,.,,~....J " ! .}... ";' ~1¡j:' '. ~:~~E <>;:¡-Y\:. ." .;. '.þ J. ""..C/." , i " -.ii ,i .{ :,'; ¡'Ii i :'1 ' " ". ' , , ii~~~~~, ~ ;! ... ",i ',,': i ..."Ii i,,"II!,,;! ' ::~ j "I"" ".." i¡i,! 1", ,.. 'ii ....;"""" ""; . , ii, " """'I.. " ' ','I "" ¡', r "<, ,,"."',. "."" . [~(':tiif:~':::;';" '§'i«~' ..~L'?3!:."._",."",..~~L"'-k,.. ~! ~ i ",,~.cL , -' 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 1.1.8 Exhibit B Page I 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 SITE SPECIFIC REQUIREMENTS-PRELIl\.1INARY 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-OS.038.Revised) shall also be considered conditions of the Preliminary Plat (PP~05-03 7 ~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 frontage 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.l 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.8 and approved with a certificate of zoning compliance. J 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 IrTigation District restricts the type and quantity of vegetation, the landscape buffers shaH 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 shan 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 ofthe Planning Department. 1.1.9 AU road drainage shall be contained on site in the drainage swales/areas as depicted. 1.1.10 Maintenance of aU 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 shaH 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 front 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 iITigation ditches, laterals or canals, exclusive of natural waterways, the Simpson Lateral and the HatTell 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 shall grant a pedestrian easement for the pathway within the landscape lot along Chin den Blvd. 1.2 1.2.1 GENERAL REQUIREMENTS-PRELlMINAR Y PLAT 1.2.2 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 ODC 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 ODC 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 shaH 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 1.2.3 Exhibit B Page 2 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 pennít. 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 in-igation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per ODC 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 tenus of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.2.5 1.2.6 1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B. 2. Public Works Department 2.1 Pennanent 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 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 conformance 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 EXHlBIT A) and an 8112" x 11" 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 2.2 2.3 2.4 Exhibit B Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 .-. . be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual wiH be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase ofthis project. If it is to be owned and maintained by an Irrigation District then evidence of a license agreement shan 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 wen water for ~ theprilharysoUTce. If a surface or well source is not available, a single-point connection to the culinary water system shan 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 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. 2.10 Any existing domestic wells and/or septic systems within this project shaH be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wens may be used for non- domestic purposes such as landscape irrigation. 2.7 -----~~.- .- 2.8 2.9 2.11 The applicant has not indicated how the storm 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 shan be submitted to the City Engineer (Ord. 557, 10-1.91) for all off-street parking areas. Storm water treatment and disposal shaH 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 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 shan 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 an development features comply with the Americans with Disabilities Act and the Fair HousingAct. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. 2.12 2.13 2.14 2.15 2.16 2.17 Exhibit B Page 4 2.19 2.20 2.21 2.22 2.23 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 2.18 Applicant shaIl 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. AIl grading of the site shall be perfonned in conformance with city code Compaction test results shaIl be submitted to the Meridian Building Department for all building pads receiving engineered backfiIl, where footing would sit atop fiIl 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 ofthe 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. AIl streetlights shall be instaIled 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 pennit ITom the Public Works Department prior to commencing instaIlations. 3. Fire Department 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 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. mtemational 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 shaIl 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 shaIl 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 shaIl have a clear driving surface which is 20' wide. 3.6 For all Fire Lanes, paint the curb red and provide signage "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 shaIl 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, cut-through 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. 5. 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 8 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 4l-feet from the centerline of the right-of-way. 7.2 Construct the main entrance to intersect Ten Mile Road approximately 505-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 165-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 of right. 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 of 20-feet and construct the alley intersections to be a minimum of IS-foot radii. Provide a minimum of22-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 DA TE OF 03/02/06 7.12 Construct a right turn lane on Ten Mile Road at the main entrance. (the tum 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) ITontage. Submit to the District a letter ITom 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 specifica11y been approved with this application, direct lot access to Ten Mile Road is prohibited. A note wi11 be required on the final plat stating this access restriction. 7.15 Comply with a11 Standard Conditions of Approval. Standard Conditions of Approval 7.16 Any existing irrigation facilities shaH be relocated outside of the right-of-way. A11 utility relocation costs associated with improving street ITontages abutting the site sha11 be bome 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 a11owed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.19 A11 design and construction sha11 be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and a11 applicable ACHD Ordinances unless specifica11y 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 pennits), which incorporates any required design changes. 7.2 I Construction, use and property development shaH be in confonnance with aU 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 aU existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant sha11 be required to ca11 DIGLINE (1.800-342-1585) at least two fun 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 tenns 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 confinnation of any change ITom the Ada County Highway District. Exhibit B Page 8 8.4 8.5 8.6 Exhibit B Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 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 ofthe subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Settlers' Irrigation District AU irrigation/drainage facilities along with their easements must be protected and continue to function. The facilities involved are Simpson Lateral (40' easement), HatTelI 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. 8. 8.1 8.2 8.3 Any Change to the existing itTigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers Irrigation District's Board of Directors. All stonn drainage must be retained on.site. The development must supply pressure irrigation access to all lots within the above-mentioned subdivision from the CUITent delivery point. If the developer wishes to have SID own, operate, and maintain the pressure ilTigation system an agreement must be in place prior to the pre- construction meeting. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 Exhibit C. Idaho Transportation Department (three pages, two comments by Sue Sullivan and one page of "Adjacent to Residential Option 1") Dated October 3, 2005. IDAHO TRANSPORTATION DEPARTMENT po. Box 8028 Boise. 10 83714-8028 lAANspo¡¡r"flON ijOARO Ct¡¡"las W'r<!t¡r D"Iimml,' JOhn X. Combo vice ('11,1Ii""", OiSl,;", " ./(;hl! M,,>H\'gtl n'$tflm 1 BrucH $w~e"i.~ DiStrict ;> Mont~ McClur. [Ji'sirim :) G¡¡ry 8I1<;k DI$tr'ci <I Neil Miller DiM/ielS navid E'~rn, f~E. DhK'lor s<ip Hinnill$ tk>¡¡M -""""f'""m}' ~----'-""'-"" Exhibit C Page I October 3. 20()5 (208) 334-8300 ito.idaho.gov City of Meddiun Planning Ikp!lnrnem 660 E, WaWrlower, Stc. 202 Meridiun, JI) 83642 Ann: Joe GUcntll<:r VIA FAX: 20S-888-Mi54 IŒ: ANNEXATION/REZONE/PRELIMISARY PLAT Route: US Highway 20/26 Loçation: Sf: Comcr ofTen Mik &. 20126 N:llnc: Irvinc Subdivision (Dyver DeVeloplllent, LLCì D(:.II' Mr. Guemher, Thank you for ,,nwing the Idaho Trunsporl!llion Deparnnem (ITD) the opporl[JIIÜy II' comment on the applicant's pre/jrniuary plat for rh~: property located at rhl:; SE corner 01' N. Ten Mik & Ch¡ndc¡J Blvd. (US 20/26), Meridian. Idaho. ITD offers the foUO\vlug counnents: Gcnerlll Comnwnt: [ Ihought pt\rhaps we had negleCled to counnenr al Ihe aunexalionlrclonc stage. Per (Oday' s convcrsatÙJn with Meridian smff, I now undersr'lnd thaI, this is (he :umexalionlwlone slage. J do nO1 feel liS sllY nhoUi requl\sting appropriate redesign o{the subdivision. I)nst COInIlll'lIls 011 US 20/26 setbacks. A kw devefopnwl)fs along US 2(j12(j were dc.$igned, per ITD COlllnWnl during 2()()4. to meet ,1 serbaçk of 70' from the cemerlinc of the existing highway. This setback would IJave providcd enough room (iJr I J a painted median tre<ltmcnt or 2.)!UJ urban slrJrm sewer trual.men/. Givc!] (he high volumes forecast for this route, we desire ,I wider median (28') that wi/ provide a higher level of saf~~tyl~)" the traveling public- 'I-hc Storm sewer treatment is not desirable dll(~ to the challenges of finding ou1JeI opponunitics. A dirch section th¡¡t e,m detain ilndinlihrnle s(Jm~~ of the' drain¡agc is a more sUstainable design- StudrlSchedulc. ITO and COMPASS rec<.'mly blogm! th(~ US 20/26 Corridor Study. The gO¡¡J of thî.l study is to preserve the corridor Ibr f!Hure capadi.y illlprovcm<:nr rwcds (widening). Thø StOpe includes publiç involvClIwnt a conœpt report/cm'rid;)!" plan. access m:magemenr- ünd (in environmental dOCUllltJm, An envimnUlenl.al document and funding arc need(~d before Wt: call procccd with right of way ¡¡çquisîtioll, Th(~ SC()¡)(~ does nor ineJudc final dcsign, nor is ther.:: funding available ('.1 Construct any widening, D(~\'dokrs and buyers should be made aware (hat improvern(Jnrs ro US 20/26 will nùl happen for Some time, We havc moved tht' dtwign of SOme alternative typical sections forwnnJ in th(: proj<:Çt dl~vdopm(JI][ process il] an (¡ttempt to slay abreaSI of developmctitaud aoticipHlc, future setback ne(\ds. Any dt'signs we show you auhis lim(' mtly be ok\d¡¡¡ed during the projet'l design. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 Ucconlillclldalions foJ" Irvine Subdivision. I under5l1llld (here is " k'tlesiglll."d plat. ¡ have not seen Ihis design yet. My cnml11CnlS refc¡Yncc a rim Jmed 715105. The currelll setback to {he back Jwperty line of the lots fronting US 20/Z6 is 105" from the centerline of the existing p,lvcmcnt. A desjrabk set bad to rhe back propNly 11ni,' of the lots would be 135'. Compromises 10 i'h<~ typical secliofl eould haw inl'/uded 'he folJowing: . A storm SCwI:r S"::Cljorl could I~ aCl:ommodJted in ¡lie. currem sitl: design. Conce/'J1s abont this t/'('atmelll h¡lye been nomd above. This is noi a desirable oplinn. The dc\,<:JoJl<.,r presented " logkal argument ¡/W{ we a/ready had ¡he 70' setback constraining our solutions, As I review the plais. this only signitkM¡t!y ¡tl'fcc:m IIbout SOO' in Sivcrl~lIf sub- We (;lIn wurk wi¡h thaL T¡ll~ fK~deStrian rctÜge l'ould be ,ligIHI)' narmwed; hO\\'c>er. peT l:Ollversatinns wiih Meridian staff Ihis \\',IS an i.n:lport¡ml 1'(,H!UfC, given ¡hc pavIJrnem widths, and We SUppOrt that. It is possihl" th:'l narrowing the dir"h .\c(;11(111 could hc Ìllv<,slig¡H<:d. I will nOt have the hydraulic design dala to ,uppor¡ ¡hat wilhoul. funher design- I would b~, very COH<:CI11IJd rhai, givcn tll¡) I'll! grlldes in the are¡¡, and that ¡he: highway ditch ¡¡,;ccl'!S rl'guJar WCK\-:un-ing Wat~r rrom the landscape ¡¡re¡" II ditch with Içss (¡¡",adty would (.,lUse sll!umlic)f¡ d tlw sllbgrlldc. . . FrontaglVHl1ckagc Roud PCI' the Cily of Meridian ordinance, II l'o/lœtor Iypè f,lcility should tx" (;on8rructed roughly parallèl !O fJS 20120. There is a road on the SJ/verfeilf plat cli/led KingwlJ{xL It ilppe~lrs In f:>! Ihe n1[1I(; Ir~¡llc n:sidems would u~e to ¡ICCCSS the comrllercial ar(.'i!:II Loçhsilu ilnd also the pf(}po~ed ekrnc)(;IrY 8çhool. On [h" Irvinc pIa[, th" same rn¡¡d. .is ca1/ed WŒ;¡ Tango creek'> West Tango Creek (aka Kingwood) should be r('dú;;ignúd to serve a I~Ucr eolkclor function, ¡". minimize, if not c1iminale. ¡¡ny I"t'sidcruial fnmtagc. Trllflic JlllpilCl Study Improvcments UI /h(.' inkrs(,dioll of N. T"II Mile and liS ~OI2() should be considered to acwrnl11oc!¡Hl' th" tlighway (~mry/exit InOVemerus or vehide;; resulting fimll the su~iccI del'Cl()Pl11cntlapplic:ttioll. The ¡¡ppliçant should cmnplele a. TraHic Impact Sludy ¡¡¡ the imer;;cclioll to assess highw¡¡y impaçts ,llId to nxornllJcnd WhM. ir IIny.impl'oV"n1<\IÜS (Le. a(ocderatioIlJdcceJcra¡Íon bnes. Ctruer turn b,lys, CIC.) arc IWCessary. We have nO! rl'(;ei\'ed this data to dllre. As nl)wd :lbovtJ, no funds for rhese irnpw\,(.'ments by ITD are available in ¡h(.'. near fullll'tJ. Ally nc(:ess:¡ry irlJprOVcll1(~nt:s t'cq!lÌ.rc :m :¡pproved -'(.'rrllit trOJn the ITn prior to construction. Noise ¡\butcIIIclll Thc dt~vclopcr should be required 10 Construct IIOÍs(.'. ab:ltcllIcnr per ()rdirJnl1ç(~- TyplcuJ Sectioll. Please rdÚ t<.\ ¡he Typinll S"dir.m fIJXt~d to you. Dated (O/3/()5. Titled "AdjaC'ellt to rt:sj¡jcmial-. Opti'Jl1 J"- This typical would b,) approprhUe ror this location. If you hlllt' <ul:stions. Pk:LSt' Ç()f}tact 11W (208¡ 33'j-8955. Sinct'rdy. -' ~"l ' ¿¡I,Ll. St.I<' SuJ/¡"Jn Sr. Tr:IfJ-,ponlJriu!1 P¡'UHK'r Sfl k J~/L~' ',,;¡Jj Exhibit C Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 Exhibit C Page 3 . -¡ ,!' 4i~ ì ~i .;g .. g J ~ ~ § g ;; " ;g -1)~ I{ i t " 5":"" (~ ii"" Pi "'ri i-;; ~h ,=i . ß r ~ 'J¡ ............... , ~ ~~.. : ~ f~.. ~~: t4 !.. ! i .m í;:>~ L...- Ii 'f'; .. :iP ~~: ..!Í:._. I~ ~ ' ~~~ ~J" --... ~ i I ! )1..." "". ,. ,....,. ----.", ; ""'" =--,..,~ lit ~E -þ on z", z "'--1 --1 0 :0 f'1 VI .... <:::I ", Z. --1 ..... Þ r- j :it; ê ,þ m_;g ~¡;~' i ~:;f" ".~~~ ~j~í .. ~ >" i~~i iî¡i-- T< ¡~H ,,~d HI (d <¡i !=i J! 9 ; i I ; I ~~:-;'-r ..Lm""..:~'iit--[... I '1.. ! ~"'--"- I 'f ; ,Ii" I~ "-; . , .. 'iU" : --""'..,- I -í~~ '¥'" !~.. lJ) ::t , .t>. .t>. VI ::I: , ..t. .f> Ifl .......... ~!p ';1 J ~ h¡ Ii I ,3.- ' ~ 'i" "'-'i-" :~ ~ .. ~~.tZr'-\II!JIt ~ o^ ç$\ .x' ,x ~ g ¡ I ~L f~ ~ ~-, """':~""'. OÞ-;:: -uOJ> --1c...c... ""Þo On;u ZITI Z..... "'-1.2: --1 -it") 0:0 V1 :;em Cry"'" tn".. ....."", 00 m.2: z ;j 7> r """""'-"""""---'--""""""'" CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 D. Legal Description II SURVEY GROUP ""'Vi'" """""1""" ì .--...,- I]Y ,...~¿,..L--.<,cL 'v' \ ,',',,', ',¡,n" ","', ",it., l.so l"i,.'rid'"n. íd:,ho BJ6'J2 ""'\~~g~;;~g~i¡¡~i(;m. Phi"'" (lDBi fH6.JSiÇ fax (100) 884.5399 Project No- 05-124 Irvll)e Subdivision AnnexatiOlI DC!lcriptioli ROT to R-8 June 16, 200S Re"Ùed August 8, ZOOS A pored of land located.in the West]/2 onhu NW 1/4 ofSCction 26, TAN., R 1 W., B.M., Adn County, Il1l1ho, more particuJarJy described a5 1i)lJows: BEGINNING at the comcr common to Sections 22, 23, 27, and the slljd Seclìon 26; Th>:nce South 89°W'58" East, 1313.781(:el to the West 1/16 Corner common to said Sections 23 and 26; Thence: continuing and along the Enst line ofthe SW 1/4 <Jfthe NW 1/4 South 00°29'18" West, 60-46 fect; Thenec South 00"29' /8" West, 1317.21 led 10 the NW 1/16 Wrner; 11JlJncc North 89°09'41" West, [()2J.O2 filet; Thence North 00"2' , J 0" East, 270.3<i feet; Thence North 89°09'47" West, 287.5J leel to ¡¡)oint on the West I¡nc of said Section 2<i; Thence North 00"21' I 0" East, I J 06.88 teet. to the Point of Beginning. Cof}tai,ning 39.71 acres, nJOrt Of less. D. TelTy Peugh, PLS ,",r""'";¡-"r":il""¡tlY",,v,,::,,,:,¡ Exhibit 0 Page I ,"- CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 "I"" ~ '",----"",\,...,,-,-, "" I"~ , t'" i (,,;<i~ ,,-~';$ ~'I~iH¡r.lir":ljjn ",<¡ol,I:,¡ II: '"1'/'" 111'1'1 : G' ¡lii'l! ~~¡Jr: Exhibit D Page 2 1 I " i i; ... ~" """"', ii, ! ,I ,/1: ! i.., il :! If ',uW¡m1Bm1i1l ,11'1 " Ij"li 'fl'l' HId " 1,1 , ,,' i ,!'¡' r¡ , , B :"""'f@"'-'~" "..1 ¡wn ! :¡u , ; ',"" wlm ¡m,¡j /j1tJ !i~ ,111 ¡I¡!!IIII')!' ',~ ',' -, '/ !I!/¡ì ¡!iff !) I !~~I!¡!¡F " ~n c' :It ;:6¿ ::;j£ 'i:\ ~[ ." f~ I:! )! t ".1 'fIll CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 03/02/06 E. Required Findings from Zoning Ordinance Annexation Findings: UDC 11-5B-3E Upon recommendation from the Commission, the Còuncil 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 Plan, '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 Chin den 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; ConcuITent 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 not 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 1 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 staff's 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 from 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 staff's analysis, public testimony received and any comments submitted ITom any other agencies or departments regarding whether this property should be annexed. Staff finds that the proposed zoning amendment wiU 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 II-5B-3.E). Due to the residential nature of the general vicinity. the project's confonnance to the Unified Develo ment Code and the a licant's a eement to abide b the conditions ofa~~roval contained in this staff report. staff finds that the annexation and zoning ofthis 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 C. 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 Councilor 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 AFFIDAVIT OF POSTING '.R'~".~'\ r'~ 'F': T\¡T.i'T'~'\:: .~~ tJ ~_.. Jt " J~..l ,', " ,'. , FI>: ':;, ')'tUOb GI'rY OF fv1ERiDI/)"I\,! ~:;: n 'I¡' i ~ ~ R it Cy: ~..~ i ,,- " STATE OF IDAHO COUNTY OF ADA ) ) § ) I, Mike Arnold. Premier ~nc. 2~ew Avenue. S,yjje 7 ~O (name) , (address) (phone) Mert.çUan (city) Idaho (state) I being first duly sworn upon oath, depose and say: I personally posted the sub!ect 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 nand Zoni to R-8 on 38.50 ac s. Dated this :17th. day of: F~/~ /' ( ature) SUBSCRIBED AND SWORN to before me the day and year first above written. ... / . RUTH ZAHORIK . NOTA~ PUBLIC , STATE OF IDAHO I ~ ~. - ~ ~ My Commission Expires; Masterlaffid-postÍng 1