HomeMy WebLinkAboutSolitude Subdivision AZ
AZ 06-007
MERIDIAN PLANNING & ZONING MEETING
March 2, 2006
APPLICANT Providence Development Group, LLC
ITEM NO.
20
REQUEST Annexation and Zoning of 59.88 acre.s from RUT To R-8 zone for Solitude
Subdivision - southeast corner of East McMillan Road and North Meridian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of Posting
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Emailed: ~
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Staff Initials:
Phone 3 ;gÁJ1/!,o ¿~
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
ST AFF REPORT
P & Z Commission Hearing
Hearing Date: 3/2/2006
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FROM:
SUBJECT:
Planning & Zoning Commission
Joe Guenther, Associate City Planner
Solitude Subdivision
. AZ-06-007
Annexation and Zoning of 59.88 acres from RUT to R-8 zone
. PP.06-006
Preliminary Plat of 225 single family building lots and 16 common lots on
59.88 acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Becky McKay, has applied for Annexation and Zoning (AZ) of 59.88 acres from RUT
(Ada County) to R-8 (Medium-Density Residential) and Preliminary Plat approval of 225 single family
residential lots and 9 common lots on 59.88 acres. The site is located east ofN. Meridian Road, and south
of McMil1an Road.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-06-007 and PP-06-006 for Solitude Subdivision as presented in the
staff report for the hearing date of March 2, 2006 based on the Findings of Fact as listed in Exhibit D and
subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared
findings consistent with this recommendation.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number(s) AZ-06-007/PP-06.006 as presented in the staff report for the
hearing date of March 2, 2006, and the preliminary plat labeled PP-l, dated January 19,2006
with the following modifications to the conditions of approval: (add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number(s) AZ-06-007/PP-06-006 as 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 permit.)
Recommend Continuance
After considering an staff, applicant and public testimony, I move to continue File Number(s)
AZ~06-007 /PP-06-006 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
a. Site Address/Location:
I~E C E IV~EI)
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CITY OF tv1ERIDIAN
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4. APPLICATION AND PROPERTY FACTS
Solitude Subdivision AZ-06-007, PP-06-006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
East of Meridian Road, and south of McMillian
Wl/2, Section 31, T4N RlE
b. Owners:
Steiner Development, LLC
554 E. Bellvue Road, Ste8
Atwater Ca 95301
c. Applicant:
Becky McKay
150 E. Adkins
Eagle, Idaho 83616
d. Representative: Becky McKay, Engineering Solutions
e. Present Zoning: RUT
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): January 13, 2006
2. Date of Landscape Plan (attached as Exhibit A2): January 13,2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
b, The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 6, a
public hearing is required before the City Council on this matter.
c. Newspaper notifications published on: February 13,2006 and February 27,2006
d. Radius notices mailed to properties within 300 feet on: February 3, 2006
e. Applicant posted notice on site by: February 16,2006
6. LAND USE
a. Existing Land Use(s): Vacant agricultural land
b. Description of Character of SulTounding Area: The area is presently mostly agricultural land
with rural residences, however the recent approvals of Amber Creek Subdivision to the west
and the building Burney Glen Subdivision to the south will drastically change the character of
the area to that of a residential neighborhood.
c. Adjacent Land Use and Zoning
1. North: Veiltana Subdivision, Meridian School district site, R-4
2. East: Cobre Basin Subdivision zoned R-4.
3. South: Burney Glen Subdivision zoned R-8.
4. West: Approved Amber Creek Subdivision, zoned R.8.
Solitude Subdivision AZ-06-007, PP-OG-006
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer is located in N. Meridian Road on the south side of
this project.
Location of water: There is water stubbed from Cobre Basin and Burney Glenn
Subdivisions as well as installed on all frontage roads.
Issues or concerns: Conceptual sewer plans are not allowing for taking the Cobre
Basin lift station off-line.
2. Vegetation: Agricultural
3. Flood plain: NA
4. Canals/Ditches Irrigation: Lemp Canal- Settlers Irrigation District
5. Hazards: None known.
6. Proposed Zoning: R-8
7. Size of Property: 59.88 acres
f. Subdivision Plat Information
1. Residential Lots: 225
2. Non-residential Lots: 0
3. Total Building Lots: 225
4. Common Lots:
16
5. Other Lots: N/A
6. Total Lots: 241
7. Residential Area: 59.88 acres
8. Gross Density: 3.8 units per acre (5.0 net density)
g. Landscaping
1. Width of street buffer(s): 40 feet on Meridian Road, 40 feet on McMillan Road 20
feet on Donavan Ave and White Sands Ave (proposed Collector Streets) Street buffers
are not required on any internal, local streets.
2. Width ofbuffer(s) between land uses:
N/A
3. Percentage of site as open space: 2.99 acres or 7.4%
4. Other landscaping standards: The Lemp Canal requires tiling as shown,
landscaping shaH be designed to Settlers Irrigation standards.
h. Proposed and Required Non-Residential Setbacks: per the R-8 zone for detached single family
R-8 Standard
Front (Living area)
Front (Garage)
15 feet
20 feet
Solitude Subdivision AZ-06-007, PP-O6-006
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Side
Rear
4 feet
12 feet
Max. Building Height
35 feet
Min. Lot Size 5,000 square feet
Min. Street Frontage 50 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from N. Meridian Road to White Sands Ave and from McMillan to
N. Donavan Avenue. The applicant will be required to connect to the approved stub from
Cobre Basin Subdivision to the east as shown and Burney Glen Subdivision to the South as
shown. ACHD has not reviewed the traffic report and conditions of approval will be added
when available.
7. COMMENTS MEETING
On February 10, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain between three and eight dwellings per
acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 225 single-family
lots on 59.88 acres for a gross density of 3.8 dwelling units/acre. Staff finds that the overall density is
within the range of a medium density project.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
.
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the subject
property. The City of Meridian plans to provide municipal services to the lands proposed to be
annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
. The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Solitude Subdivision AZ-06-007, PP-06-006
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Municipal, fee+supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend three stub streets from Cobre Basin Subdivision
(Red Rock, Havasu Falls, and Havasupai Street) and the applicant will be required to connect to the
stub street from Burney Glen Subdivision to the south, which is in compliance with the conditions of
approval from ACHD.
.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has proposed one curb cut on N. Meridian Road for White Sands Avenue, and one curb
cut from McMillan Roadfor N. Donavan Avenue which was approved by ACHD and is supported by
staff
.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties ITom
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff fìnds that the proposed single-family residential
properties to the south and east, and the existing residential properties to the west will be compatible
with the proposed development.
.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-8 zone. Cobre Basin Subdivision to the east
obtained R-4 zoning and Burney Glen Subdivision to the south obtained R-8 zoning. Stafffinds that
the requested zoning designation contributes to the variety of residential zoning categories in this
area and is generally consistent with the Comprehensive Plan designation for this site.
Staff believes that the proposed density (3.8 d.u./acre) and zoning (R-8) for this property is appropriate.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single family detached homes as a
Pennitted Use in the R-8 zone.
Solitude Subdivision AZ-06-007, PP-06-006
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
b, Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range,
c. 11-3G-1:
Common Open Space and Amenity Requirements
The regulations of this Article are intended to provide for common open space and site amenities
in residential districts that improve the livability of residential neighborhoods, buffer the street
edge, and protect natural amenities.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single family development. Please see
Exhibit D for detailed analysis of facts and findings.
1,1 The annexation legal description submitted with the application (prepared on January 12,
2006 by Terry Puegh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian,
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5.7.517, when
services are available from the City of Meridian. Wells may be used for non-domestic
purposes such as landscape irrigation.
1.4 That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses shall not
involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
1.5 UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require
a property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the homogenous nature of only
residential uses. and the compliance with Meridian CitY Unified Development Code, staff
believes that a Development Agreement is not necessary to ensure that this property is
developed in a fashion that is consistent with the comprehensive plan designation and does not
negativelv impact nearby properties. lithe Commission or Council feels a development
agreement is necessary staff recommends a clear outline of the commitments of the developer
being required,
Solitude Subdivision AZ~06-007, PP-06-006
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed residential development.
Please see Exhibit D for detailed analysis of facts and findings.
1. Phasing: The applicant is proposing three phases of this development starting at the
south and east comers where sewer services are currently available. Phase 1 will include
connections to Burney Glen Subdivision and the road connection to Meridian Road.
Phase 2 will include the bulk of the amenities and the open space lot with two
connections to Cobre Basin Subdivision. Phase 3 will connect the development to
McMillan Road and the final connection to Cobre basin Subdivision.
2, Amenities: UDC 11-30 requires residential developments to provide one amenity per 20
acres as part of each plat. The proposed amenities for the subject development include:
recreational amenities of a tot lot and gazebo. The proposed open space is shown to
make up 7.4% of the site; an additional5% minimum is required to qualify as an amenity.
2.a Common Oven Svace: is shown by the applicant as Lot 1 Block 9, Lot 1 Block 14,
Lot 12 Block 10, Lots 24 Block 6. All other landscape lots are required buffers.
.
Lot 1 Block 9 and Lot 1 Block 14 are the main open space lots of2.74 acres and
1.457 acres common open space
Lot 12 Block 10 and Lot 24 Block 6 are active use lots of 7,115 square feet common
open space
.
The total qualifìed open space is 189,936 sq/ft which is 7.4% qualified open space.
2,b Qualified Site Amenities:
Quality of Life Amenity: Picnic Area - Gazebo
Recreation Amenities: Tot Lot/children's play structures
Pedestrian or bicycle circulation system amenities: Pathway connections to
adj acent open spaces
3. Stub Streets: The preliminary plat shows a public street connection to the stub streets in
the adjacent subdivisions as required. The applicant has also provided two stub streets for
the unplatted parcel which contains multiple structures and is left as an enclave.
4. Variance for Block Length: The applicant has not submitted a Variance application for
Havasupi Street. Block lengths shaH not exceed 750 feet without a pedestrian connection,
alley, or public street intersection. The applicant's submission does not address the block
length of787 feet shown for Havasupai Street. Staff would recommend the applicant add
a pedestrian connection through Blocks 9, 13, and 14 to connect Kaibab Trail Street to
Lot 1 Block 9 this design should be amended prior to the City Council hearing.
5. Pressure Irrigation: The City of Meridian requires that pressurized ilTigation systems be
supplied by a yeaHound source of water (UDC 11-3A-15). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
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
Solitude Subdivision AZ-06-007, PP.06.006
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
6, Fencing: The applicant has not submitted a detailed fencing plan (no fencing indicated
on the landscape plan dated January 13, 2006) with the preliminary plat application for
the subdivision. Any perimeter fencing must be completed prior to issuance of building
pennits. All fences should taper down to 3 feet maximum within 20 feet of all right.of-
way. All fencing should be installed in accordance with UDC 11-3A-7. A detailed
fencing plan in accordance to 11-3A- 7 shall be submitted prior to the final plat.
7. Common Areas: Maintenance of all common areas shall be the responsibility of the
Solitude Home Owners' Association.
8. Ditches. Laterals. and Canals: Per UDC 11~3A-6 all ilTigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
9. Sidewalks: The applicant shall revise the landscape plan to show sidewalk connections at
the intersections of Meridian and McMillan Roads.
b, Staff Recommendation: Staff recommends approval of AZ-06-007 and PP-06-006 for
Solitude Subdivision as presented in the staff report for the hearing date of March 2, 2006 based
on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in
Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXIDBITS
A. Drawings
1. Preliminary Plat (dated: January 13,2006)
2. Landscape Plan (dated: January 13, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Settlers Irrigation District
C. Legal Description
D. Required Findings from Zoning Ordinance
Solitude Subdivision AZ-06-007, PP.06-006
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
A. Drawings
1. Preliminary Plat (dated: January 13,2006)
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2. Landscape Plan (dated: January 13,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF MARCH 2,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
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1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
SITE SPECIFIC REQUIREMENTS~PRELIMINAR Y PLAT
The preliminary plat prepared by Engineering Solutions, dated January 13, 2006, is approved,
with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-06-007) shall also be considered conditions of the Preliminary Plat (PP-
06-006).
Maintenance of all common areas shall be the responsibility of the Solitude Subdivision
Homeowners' Association.
The preliminary plat shall be modified to reflect the conditions contained in this report and 10
copies shall be submitted no later than 10 days prior to the City Council hearing on the
applications.
The landscape plan shall be modified to reflect the conditions contained in this report and the
revised preliminary plat and shall be submitted with the final plat application. A detailed fencing
plan in accordance to UDC 11.3A - 7 shall be submitted with the final plat.
The preliminary plat shall be revised to show a pedestrian connection from E. Kaibab Trail to Lot
1 Block 9 or the applicant shall submit a variance for block length prior to the City Council
reVIew.
That portion of the detached sidewalk which lies outside of the right-of~way shall be contained in
an easement which dedicates pedestrian cross-access and is in favor of the Ada County Highway
District, and said easement shall be depicted on the final plat or an instrument number referenced
in a plat note.
Street setbacks shall be measured from the back edge of sidewalk per UDC 11-2A~6.
Fencing on all lots adjacent to interior common open space lots shall comply with UDC 11-3A-7.
Any perimeter fencing must be completed prior to issuance of building permits, All fencing
should be installed in accordance with UDC 11-3A-7.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. If
the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC ll-3A-18, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
1.1.11 Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff.
1.1.10
1.1.12 Per UDC 11-3A-6 all iITigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
1.2
Exhibit B
GENERAL REQUIREMENTS~PRELIMINARY PLAT
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
The City of Meridian requires that pressurized iITigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized iITigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision, If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of.way. All fencing should be
installed in accordance with UDC 11-3A-7.
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 iITigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian lITigation District. Plans will need to be
approved by the appropriate iITigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B- 7.
2. PUBLIC WORKS DEPARTMENT
1.2.7
2.1
2.2
2.3
Exhibit B
Sanitary sewer service to this development is being proposed via extension of mains in N.
Meridian Road. The applicant shall install mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
The conceptual sewer design submitted with this preliminary plat shows eight-inch main being
routed to the lift station location. The final invert elevation is not acceptable as it does not allow
for the lift station to be taken offline. The applicant shall install12-inch main from the 12-inch
in Meridian Road to the northeast comer ofthis development (the Cobre Basin lift station), or
prior to City Council resubmit a conceptual sewer design that facilitates the abandonment of the
Cobre Basin lift station.
Water service to this site is being proposed via extension of mains in Cobre Basin and Burney
2.4
2.5
2.6
2.7
2.8
2,9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2,17
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Glenn Subdivisions as well as to the mains located in N. Meridian and E. McMillan Roads. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
Revise Lots 6, and 7 Block 8 to meet the required 50-feet of frontage.
The applicant has not indicated the pressure irrigation system in this proposed development is to
be maintained as a private system, therefore plans and specifications will be reviewed by the
Public Works Department as part of the construction plan review. A "draft copy" of the
operations and maintenance manual will be required prior to plan approval with the "final draft"
being required prior to final plat signature on the last phase of this project.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6), The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single.point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or nonwapproval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2.19
pads receiving engineered backfill, where footing would sit atop fill materia1.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit ITom the Public Works Department prior to
commencing installations.
2.18
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shan be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b, The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius,
6. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D 1 03.6 Signs.
7. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. Building setbacks shall be per the International Building Code for one and two story construction.
9. The proposed 225-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 510 residents at build out.
10. 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.
11. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code officia1. 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).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903 J .1.2, the distance requirement shall be 600 feet
(183 m).
12. Emergency response routes and fire lanes shall not be allowed to have speed bumps.
4. POLICE DEPARTMENT
1. 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 Kaibab Trail Street, Longaugh Way, and Weston Avenue.
2. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. No comments received.
6. SANITARY SERVICE COMPANY
1. No comments received.
7. ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1.
8.
8.1
8.2
8.3
The applicant shall do one of the following:
Settlers' Irrigation District
All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the Lemp Canal and Starkey Lateral. 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.
8.4
Any Change to the existing ilTigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
All storm drainage must be retained on-site.
The development must supply pressure irrigation access to all lots within the above-mentioned
subdivision from the CUlTent 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.
8.5
8.6
Exhibit 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Legal Description
IDAHO
SURVEY
GROUP
1450 East Watertower St,
Suite I SO
Meridian. Idaho 83642
Phone (208) 846.8570
Fax (208) 884-$399
-.u.....----
January 11, 2006
Proposed Solitude Place Subdivision
A parcel ofland totaled in Gowrnillent L~)ts 1 and 2, and the NE % or the NW '!.
and tlw 5E ~~, ofthe NW ~'" of Section 3 L TA N., R.lE., B.M., Ada County, Idaho, mom
particlI]ildy described as ¡i)llows: Colllilloncing at the ?-i\' comer oft1lc said Section 3],
tile REALPOlNT OF BEGINNING;
Thence :¡Iong the Norti1 boundary of said Section 31 North 89"59'25" East.
1423.56 feet;
Thence So\Jth 00"23'56" West, 1994.73 feet to the BE comer of the W V, of tho
NW V, of rhe SE ~J, of the NW "~I of said Section 31;
Thence along the South boundary of said W \Ii o[the NW J(~ of the SE j,~ of the
NW ,;,. and ofGovernruem Lot 2 of!he said Sedion 31 South 89'-'57'50" W()~1:,141S.57
feet to a point 01\ lhe West bound,¡TY of said Seetioll J I;
Thence ¡¡long said West boundary North OO"lS'20" East, 1150.10 feet;
Thence South 89°49'50" East, 484-45 fed:
'T1wncc North OW 10'22" East, 4t)7.89 !<-.et;
Thence North 89"49'50" West, 483.77 tee! to a point on the West boundary of
said Section :1 1 ;
Thence along said W(;st boundary North 00'" 15'20" East, :177.37 feet to the
I>(>IN-r OF REGINNING- Containing .59,88 acres, more or less.
This description written Ü'orn data oflwonl without ben(~f¡t oLt1ìcld survey.
¡t'¿.-#~ ~?~\-"
5'i~.
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-"'~j()¡Ü~" ~,-
P,'ofûssÎ()!1al Land Surveyol-s
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8, Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single family detached residential uses are allowed within the requested
zoning district of R.8 as a Principally Pennitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that confonn to the proposed zoning designation.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
3.
4.
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare, Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when detennining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning of this property to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
Exhibit D
In consideration of a preliminary plat, combined preliminary and tinal plat, or short plat,
the decision-making body shall make the following findings:
1.
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Exhibit 0
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
The plat is in conformance with schednIed public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
5.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staffis unaware.
The development preserves signiticant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware,
reD ~~ ëU06 9:31AM
Engineering Solutions
20B 93B 0941
F'. 1
AFFIDA VIT OF POSTING
RECEIVED
FEB 2 4 2006
CITY OF MERIDIAN:
ernl '
I CLERK OFFICE
STATE OF IDAHO
)
) §
)
COUNTY OF ADA
1, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street. Suite B. Eagle, Idaho, 83616, berng dilly
sworn. upon oath, depose and say:
I did personally post the subject property on the 18th day of February 2006 with the hearing signs. This is in
compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs
were posted for annexation and zoning and preliminary plat for Solitude Subdivision.
Dated this
11m
day of
Fp.hm::u:y
,2006.
N~~
(Signatw"e )
SUBSCRIBED AND SWORN to
")V.~~,H~~~O"tii'1
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...0(." {¡, ~:;'.'<,~>\<;J;":'i)"",::,j ~~,.:.. '~,
.:- ^ ',.} ~,.I"'" - "',,' - '"7 ~
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No Public for Idaho
Residing at B6tse, Idaho
My COrnmi;-;J:--;XPires:
ore me the day and year first above written.
C:\DocUlUent§ and Settin¡sUOOS\1 0\5] 031\AFPIDPQSTINGPctZ,doc
1
FEE 24 '06 09:27
208 938 0941
PRGE.01
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
March 2, 2006
ITEM #
20,21
PROJECT NUMBER
AZ 06-007, PP 06-006
PROJECT NAME
Solitude Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
:-'~, TRANSMITTALS TO AGENCIES FOR COMMENTS ON
- '" ) DEVELOPMENT PROJECTS WITH THE CITY OF MERlqlAN
To insure that your comments and recommendations will be considered by
GlNCE
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendtions to the City of Meridian
Attn: Planning Department, by: February 23, 2006
Transmittal Date: February 6, 2006 File No.: AZ 06-007; PP 06-006
Hearing Date: March 2, 2006
Request: Annexation and Zoning of 59.88
to R-8 Medium Density residential
Preliminary Plat approval of 225
16 common lots for Solitude Sub
Ii
amily resi
I s i CfEB....O..1.1D 5
eft'\" 011' MERIDIAN
, By: Providence Development GrdM1..i.mWAT~lt DEPT.
location of Property or Project: southeast comer of East McMillan Road
and North Meridian Road
)
.À IDAHO
...-
'Q;"".
. -J¡O¡II,'1REASUfŒVØ"i
MAYOR
Tammy de Weerd
CrIì' COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
City AttomeylHR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/ fax 895-0390
ounty RUT
and
lots and
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
- David Zaremba (no FP)
- David Moe (no FP)
- Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP) -
- Tammy de Weerd, Mayor
- Charlie Rountree, CIC
- Christine Donnell, CIC
- Keith Bird, CIC
- Shaun Wardle, CIC
_yvater Department
;JSewer Department
= Sanitary Serviœs(No VAR, VAG, FP)
- Building Department
- Fire Department
.....==Pol ice-Department
- City Attorney
- City Engineer
- City Planner
- Parks Department
Planning
660 E. Water tower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 895-9551
--Building --
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
Your Concise Remarks:
- Water
2235 N.W 8th Street
888-5242/ fax 884-1159
- Meridian School District (No FP)
- Meridian Post Offiœ(FPIPP only)
- Ada County Highway District
- Ada County Development Services
Central District Health
- Nampa Meridian Irrig. District
Settlers Irrig, District
-Idaho Power Co. (FP,PP,CUp)
- Qwest (FPIPP only)
_Intermountain Gas (FPIPP only)
Bureau of Reclamation (FPIPP only)
== Idaho Transportation Dept. (No Fp)
- Ada County Ass. land Records
- Meridian Development Corp,
Historical Preservation Comm.
~
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK- FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Print~d on recycled pap~r
~ CENTRAL
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Rezone #
Conditional Use #
Preliminary / Final/Short Plat
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CENTRAL DISTR1CT HEALTH DEPARTMENT
Environmental Health og,E?g IVEll
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0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4, We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters,
0 7, This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
)318. After wri,tt~pproval from appropriate entities are submitted, we can approve this proposal for:
J;g central sewage .Qßommunity sewage system 0 community water well
0 interim sewage ~ central water
0 individual sewage 0 individual water
W. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~ironmental Quality:
r1SJ central sewage 0 community sewage system 0 community water
0 sewage dry lines ~entral water
~ Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015,
Date:~ r 0 / O~
Reviewed 8Y:/~ S
Review Sheet
15726.001 EH0904