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Solitude Subdivision PP P P 06-006 MERIDIAN PLANNING & ZONING MEETING March 2, 2006 APPLICANT Providence Development Group, LLC ITEM NO. 21 REQUEST Preliminary Plat approval for 225 single family residential lots and 16 other lots for Solitude Subdivision - southeast corner of McMillan Road and Meridian Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See Staff Report in AZ Packet ~~'Ñ\~ ~~ {\)~ ~ Ú\U WJ CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: See attached Comments SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. Joint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark February 9, 2006 r::F fM 'd' ---- ----'---~---c'tty-o - en Ian - ----- - 660 E, Watertower Lane Suite 202 Meridian, ill 83642 --------- - -~----, ---~--------- "----~"~--- ___-_n___-- ----- ---- ------_.---- -------- ----" 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 of the Solitude Subdivision will have a significant impact on school enrollments at Discovery Elementary. Sawtooth Middle and Eagle High School. We can predict that these homes, when completed, will house fifty-seven (57) elementary aged children, forty-seven (47) middle school aged children, and forty-three (43) 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. ..,,--- ------'---'------=--"=-- ,,------~~ - ----- ----,---- --------- -~--- -- ----~,-- ----- --------- School capacity is addressed in Idaho Code 67-6508. The Meridian School District is 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 Eš~,{¡!f,Ff:Š~ RECEIVED MAR - 2 2006 CITY OF MERIDIAN CITY CLERK C,=r-/r'.F February 27,2006 Planning & Zoning Commission City of Meridian 33 East Idaho Meridian, ID 83642 Re: Solitude Place Subdivision Files Nos. AZ~06~007 and PP-06-006 Dear Commissioners: 150 East Aikens Street, Suite B Eagle, ID 83616 Phone: (208) 938-0980 Fax: (208) 938-0941 E-mail: es-beckym@qwestnet We have reviewed the staff and agency conditions of approval for the hearing date of March 2, 2006, and have the following responses: 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is Providence Development Group, LLC. 4. APPLICATION AND PROPERTY FACTS c. Applicant: Providence Development Group, LLC 701 S. Allen Street Meridian, ID 83642 5. PROCESS FACTS e. Property was posted on February 18, 2006. 6. LAND USE Issues or concerns: We have run the inverts on the sewer and, utilizing a 12-inch sewer pipe at .22 %, gravity sewer can be extended to the Cobre Basin lift station site; thereby eliminating the temporary lift station. e.1. C:\Docnments and Settings\johnsonj.MERIDIAN\Local Settings\Temporary Internet Files\OLK5\RecsRcsponsc.doc Planning & Zoning Commission February 27,2006 Page 2 10. B. 1. 1.1 1.1.1 1,1.2 1.1.3 1.1.4 1.1.5 gA. The Lemp Canal does not cross this property. The Lemp Canal (Settlers' Canal) is located north of E. McMillan Road at this location, adjoining the Joint School District No.2 property. ANALYSIS PRELIMINARY PLAT ANALYSIS 2. Amenities. The applicant is proposing pedestrian walkways, a lA-acre linear park, a 2.7-acre park, a picnic area with gazebo, and a tot lot with children's play structures. The project complies with all ordinance requirements. 4. Variance for Block Length. The block lengths as shown on the plat do not exceed 750 feet. We respectfully request that this item of analysis not be considered. The ordinance derIDes neither a block nor a block face. The length of the block is less than 750 feet. Conditions of Approval Planning Department. SITE SPECIFIC REQUIREMENTS - PRELIMINARY PLAT Noted. Noted. The applicant will modify the preliminary plat subject to the recommendations of the Planning & Zoning Commission. The applicant will modify the landscape plan subject to the recommendations of the Planning & Zoning Commission. The block length meets the ordinance requirement of a maximum of 750 feet; no variance is required. However, in the spirit of compromise, we will adjust the blocks to exceed 750 feet in order to accommodate IS-foot-wide pedestrian walkways to the central common areas. 1,1.6 The applicant will comply, 1.1.7 The applicant will comply, 1.1.8 The applicant will comply, 1.1.9 The applicant will comply, C:\Documents and Settings\johnsonj.MERIDIAN\Local Settings\Temporary Internet Files\OLK5\RecsResponse_doc Planning & Zoning Commission February 27,2006 Page 3 1.1.10 1.1.12 1.2 1.2,1 1.2.2 1.2.3 1.2.4 1.2.5 1,2,6 1.2.7 1.2,8 2. 2.1 2.2 2,3 2.4 2.5 2.6 2.7 2.8 2.9 2,10 2.11 The applicant will comply, The applicant will comply. GENERAL REQUIREMENTS - PRELIMINARY PLAT The applicant will comply, The applicant will comply, The landscape plan will be revised per the recommendations of the Planning & Zoning Commission, The applicant will comply, The applicant will comply, The reference to Ten Mile Stub Drain is in error. The applicant will comply, Noted, Noted, Public Works Department. The applicant will comply. The applicant will comply, The applicant will comply, The applicant will comply, The applicant will comply. The applicant will comply, The applicant will comply, The applicant will comply. The applicant will comply. The applicant will comply. C:\Docllments and Settings\johnsonj.MERIDIAN\Local Settings\Temporary Lntemet FiLes\OLK5IRecsResponse_doc The applicant will comply, Planning & Zoning Commission February 27,2006 Page 4 2.12 The applicant will comply, 2.13 The applicant will comply, 2.14 The applicant will comply, 2,15 The applicant will comply, 2,16 The applicant will comply, 2,17 The applicant will comply, 2.18 The applicant will comply. 2.19 The applicant will comply. 3. Fire Department. 3.1 The applicant will comply. 3.2 Noted. 3.3 The applicant will comply, 3.4 The applicant will comply. 3.5 The applicant will comply, 3,6 The applicant will comply, 3,7 The applicant will comply. 3,8 The applicant will comply, 3.9 Noted, 3.10 The applicant will comply, 3,11 The applicant will comply, 3,12 Noted, 4. Police Department. C:\Documents and Settings\johnsonj.MERIDIAN\Local Settings\Temporary Internet Files\OLK5\RecsResponse.doc Planning & Zoning Commission February 27,2006 Page 5 4.1 4.2 5. 5.1 6. 6.1 7. 7.1 8. 8.1 We respectfully request that this condition be deleted, as we do not anticipate high-speed, cut-through traffic. The applicant will comply, Parks Department. No comments received, Sanitary Service Company. No comments received, Ada County Highway District. See attached draft comments. Settler's Irrigation District. The Lemp Canal (Settlers' Canal) is north ofE. McMillan Road; the Starkey Lateral was piped as part of the Burney Glen Subdivision. 8.2 The applicant will comply. 8.3 The applicant will comply, 8.4 The applicant will comply, 8,5 The applicant will comply, 8,6 The applicant will comply, We believe this letter addresses all staff concerns. We appreciate staffs thoughtful review of our development. Please feel free to call me if you have additional comments or questions, Sincerely, Engineering Solutions, LLP Becky McKay, Partner Project Manager BM:ss cc: Justin Blackstock C:\Documents and Settings\johnsonj.MERIDIAN\Local Settings\TempOlllry Internet Files\OLK5\RccsResponse.doc ~ & ~ '7~ '[)é4QUd 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 "4395 FAX # 208-463-0092 16 February 2006 phones: Areo Code 208 OFFICE: Nompa 466-7861 SHOP: Nampa 466-0663 Planning Department City of Meridian ' 660 E. Watertower Lane Suite 202 'Menrllan,TD" 83K4i -______n. - -- --,,__-_n_-_- - .,------------------;-C------ - - ----- .~;-:-:"-1=;C'C!'.;~""~ "'~' ,-,"-,,-..-',-~~-\{I'\U;'I\\ '¡::I; :~1,,~(~\ r I:l\;,!~ ') -:'.-',- .- "," " -' \. , ;.'-"-' - .- '¡;;, 't~ ,~"-", - RE: AZ06~007; PP 06~006/Solitude Subdivision ,',- ~'" .I Dear Anna: :>:! ;~E;i;~i~;:,,~ c ~-- - Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation and Zoning of 59.88 acres from Ada County RUT to R-8 Medium Density residential and Preliminary Plat approval of 225 single-family residential lots and 16 common lots both for Solitude Subdivision, ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES MUST BE COMPLETED BY MARCH 15, 2006. Sincerely, t3~ÞL/~ Bllme~nt:: 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 STAFF REPORT P & Z Commission Hearing Hearing Date: 3/2/2006 Îi: ir% ~[~};)j'l.~ ~ ~ ,';'V ',,- j,.r.I{~ , '. '. m -"', é'" I .' <' '{}lïtl,alt " L).\H,(\ TO: 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 of225 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 McMillan 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 all 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.) 4. APPLICATION AND PROPERTY FACTS a. Site AddresslLocation: l{E; C; l~ I'\lEI) /' '~I lOOt Solitude Subdivision AZ-06-007, PP-06-006 (~¡-ry OF i'vlERIDIA~..J -': '--,- C:L~.R~/ C::~:=Þ'AdE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 East of Meridian Road, and south of McMillian WII2, Section 31, T4N RIB 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): 2. Date of Landscape Plan (attached as Exhibit A2): 5, PROCESS FACTS January 13,2006 January 13, 2006 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 of the 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 Surrounding 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: Ventana 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-O6-006 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 lITigation: Lemp Canal ~ Settlers lITigation 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 shall 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-06-006 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 Side 4 feet 12 feet Rear 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. Staffhas included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain 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 A CHD. . 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 Road for 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 from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds 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. Staff finds that the requested zoning designation contributes to the variety of residential zoning categories in this area and is generally consistent with the Comprehensive Plan designation for this site. 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: VDC ll-2A-2 lists single family detached homes as a Permitted 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-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. 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- 5Bw3D2 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 AlITeement is not necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan designation and does not negatively 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. 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 ll-3G 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 additional 5% minimum is required to qualify as an amenity. 2,a Common Open Space: 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 I 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 qualified 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 shall 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 irrigation systems be supplied by a year-round 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 shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should Solitude Subdivision AZ-06-007, PP-O6-006 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 ODC ll-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 permits. 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 ll-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 ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural watelWays 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) ----~"~.m--~",_-.. ~"- .~:~~" r ~ i' j~! I ~ ¡¡ t , ~ ¡I. ~ f 8 L~ :~ r-- . ~~ ¡--T-' . I I I " I g; I ~ I,' í ¡ II' ~ '! , , J ¡ ~ ~¿j.;.1 _--__,gL t:ù~~ . E~f¡ø~iÍl"~ill~ ~ !i! fflIS!:; ~ . J i~i!'~~ Ie ~ Üi~p!~l .. , ~ . IF I~ii~ ~~I ' ~ If 1l(:l..! -- u,~ '~'U~I~ ---------"'---"----"""""--------"--------------""",,,--- ,.o.. """ .,.","",.. ¡¡¡'ii ::'1111 ! ! i i : i I , ¡ II I " it., " , J I! II I "" I I !", ,f ¡: I 'I I ; " ! '\ :: 1 IUU"~IU~HI 11911111i sl. .u U ¡ i f., I ' , f ' t I 1"1 J II ' ::,H1h"1f1 t f <:., . i II !. t r 15 ~ I ~ ! f ¡ f I J I t ~IU iii!~h!iI d ~diIP'li f :. ! . ;¡ D----?;.;ö--",'" f d .., ~~~ p i j ; ql'~ SOLiTUDE PLACE rt.¡¡i.;,NEERING I .".., f'("'~E~.'CÇ"'AÇT¡' !ÆV[lIJl'Œ , , "U ' 'I; , SUBDJVISION ,'¡P ""'""" ...", ""'~...,"' ' !::IJ;: "?ji ,,_..__fR£Y'I""""'~L- ; ~OLUTIONS". """.~"""'= "",{,-:'.t:;" '~;':':"""-:~~ ,m:: ~",~ """""""", ,...", " i ,»¡^~.:.\;",;"".. Zr..1,"'--":=;¡-:',-¡;.; -,~,_., I -,.;r1...",~ r:., _.._."~~,,~--~.,,_.....- ---~-_!:"'_"!~,,~ :.. .::.,=::;:;:'.:;,;~;;,," ------:""';-' , .^-"",~~ """"""~""'" --=.r;,è".JW.:' \'M o;:";:"i"~~';'::~ Exhibit A OII-'¡$üff\!'ÇOO CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 j-~,-------, \, """~'-", ,-""""" "~~ ,I (, ~: CGHRf r-'ÖI>C Si_iEC;V;SIONS ~...- II I¡ I î w..",,-_. . r p¡;!l1Hw.R'r f'LA.T ¡; I ¡ ~~ ~-u.o "" ,¡ .... " ~ &'1< &1$; ... -E).W ....- :--..-- -- .-. - ~-"-- Jli ¡, i- l \J~~~~?:t~1 -_J '.'--=-==.--" Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 ¡~ m~l~ ~ 3 ¡ ,Iii ~ c ,1 ~ ~ i i// m j~ ¡~ I~ ¡!", 1" ,I' ! J ~ I 'j ñ j " ~I~ ~ ~ " , ~-, i!, ¡Ii ! i- il¡'l' ~ , I. I ~ ¡ ¡' I -, ¡ II ~, . , j ¡ -- ¡~J~¡ ¡I~ !lii¡ ~t I; Ii ~ ~ ¡hi' JI jl ~ ~1 '¡ ~ I.' ,~ Ii! ¡; Iq '1> '~ '" 1 Þ ¡: 'J..;;:~~r~i;¡; il / ~1Tfr"(r]1"'1]1 ~ ,,""Ii ~ If!,,!, I~ I' IJ,lì"'l 'I , , -"'"'-------..; II_"."".", J~~ : êl=j . ~~~!!~ ~i , 1"1 I I f"""""""""'~J' :""""'" f +--- -I ir¡"'rrT~ Îl iT! !, /"/"?~Ì"~:::r--¡- ""L"":"'-"!~=~',~":,""":~:"'"~'~:i~:::::~:=:t,,,,,~,,~-'~: }" ~=. j=p~, -L r~"". Lí '" L.. crJ ' " 1 ~ It 4 ""T"'"""T'" "'I'" ---H";!~; I] ! "'.'" I' ~~"iñœR...olaIiœPMSlŒ.M!RIP!JKIP' I; ~- ; " . PI'El.IM~ P.AT ~; J", ,J'_t~ """-';""" .--~!!!~~. -~::~-~:"'-- Exhibit A '--,., ,-, I, I~~f - 11]""\.,,..-,.- ":',,:\,f <"'f'-."'i:""""¡'~_..;'-'~" . \,' """.;~~;:Z::<f\~ j -,._""v;;.::~,,-:.""'":;'~...- '- ',,- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 1.1.1 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 1.1.8 1.1.9 1.1.10 SITE SPECIFIC REQUIREMENTS-PRELIMINARY 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 (Ppw 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 ll-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 ll-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 pennits. All fencing should be installed in accordance with UDC ll-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 llw3B. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 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. 1.1.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. 1.2 Exhibit B GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.2.3 1.2.4 1.2.5 1.2.6 1.2.7 1.2.8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. The City of Meridian requires that pressurized irrigation systems be supphed by a year~round source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface or we]] water for the primary source. If a surface or we]] source is not available, a single-point connection to the cuhnary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC ll-3A-15 and MCC 9.1-28. 1.2.2 A detailed landscape plan, in comphance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. The apphcant shall submit a detailed fencing plan with the final plat application for the subdivision. If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. All fences should taper down to 3 feet maximum within 20 feet of a]] 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 irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11- 3A.6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non.approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature, Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B- 7. 2. PUBLIC WORKS DEPARTMENT 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 sha]] coordinate main size and routing with the Public Works Department, and execute standard fonns of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in confonnance of City of Meridian Public Works Departments Standard Specifications. 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 install 12-inch main from the l2~inch in Meridian Road to the northeast comer of this 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 2.7 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 2.4 2.5 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 ofthis 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 ll-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. 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. 2.6 Compaction test results shall be submitted to the Meridian Building Department for all building CITY OF MERIDIAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 2.18 pads receiving engineered backfill, where footing would sit atop fill material. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3.feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit from the Public Works Department prior to commencing installations. 2.19 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 holli's 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 shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ~" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing pennits. 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 Dl03.6 Signs. 7. Operational fire hydrants, temporary or penuanent street signs and access roads with an all weather slli'face 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 225-10t subdivision with an estimated 2.9 residents per household would have a total estimated population of 51 0 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 measlli'ed 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). Exhibit B 8.2 8.3 8.4 8.5 8,6 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 903.3 .1.2, the distance requirement shall be 600 feet (183 m). 12. Emergency response routes and fire lanes shaH 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 Soecific Conditions of Approval 1. 8. 8.1 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. Any Change to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers Irrigation District's Board of Directors. All storm drainage must be retained on-site. The development must supply pressure irrigation access to all lots within the above.mentioned subdivision from the cUtTent delivery point. Ifthe developer wishes to have SID own, operate, and maintain the pressure iITigation 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 MARCH 2, 2006 C. Legal Description I IDAHO SURVEY GROUP 1450 E3StWarertower St. Suite I SO Meridian, Idaho 83642 -.-..-"'----."".--.-'" "-"---"'---m-."",.",--,.""",,-,-,------ Phone (208) 846.8570 Fax (208) 884-5399 Jmmary J 2,2006 Proposed Solitude Place Subdivision A parcel of land located in Govemmcnt LotS laueL 2, and the NE Y4 \If the NW !,;, imd the. 5E '1, ofthe NW YI, of5edion 31, T.4 N., R.IE, B,M., Ada County, Idaho, mo«: particularly desçribed as follows: Co1l1lllúncing al the NW comer of the said Section 3]. Ù¡C REAtPOTNT OF BEGINNING; Thence along the North boundary of said Section 31 North 89°59'25" Easl, 142356 feet; Thtncc South OO"2J '56" West, 1994_73 feet to the Sf:! conler of the W Yo of the NW y. of the 5E Y. of the NW V, of said Section 31; Thence along the South boundary of said W 7'i oethe NW ~~ of th<J SE Y. of the NW Y.., and of Govemmcm Lot 2 of the silid Section 31 South 89"57'50" West, 1418.57 !èet 10 a point on the We,,! boundary of said Section 31; Thence along said West bound;uy N0I1h 00"15 '20" Enst, 1150,10 f<Jct; Th~nce South 89"49'50" East, 484.45 feet: TIWllce North 00< J 0'22" East, 467_89 feet; Thence North 89"49'50" West, 483.77 tecl. t.o a point 011 the West boundary of saidScctionJI; Th<:IJ¡;<J älong said West boundary North 00" 15'20" East, 377.37 feet 10 the .1)Of.NT OF BEGINNING, CclIltnining 59,88 [¡(Te", more or less. This description written horn data of record without hencHt of a :flcld survey. vÞJ..' ~"'APP¡¡D()i'> ' \1,.. -" ,..----. a'f. . jþ..N ,7 .2D(jß ""~J;¿;~'~~ ~);i~~;c P,'off)$SíoJ1al land Surveyot>s Exhibit C CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 I-.....'...~.m_.__......_---_......_-_...""... -.--...""""-----_._------......",,_.....,,.......,.. "'.."""'-----_.............,, ~ #; tir --l;:"",:-.",~:.:...ii~":,"":"~~:"";'~-'" - - -lf~f.~:- It~ ~ ! ~ ~ ~ . '" C\,". I $~\:--:~ ~ ,~ ~'lt' ,I\~ ::il~ <, .c\!:o ,,~~, <,,:' ! ~""": h> -,,;:: g i:};~ '-", .,.. jì ~: ~ ~ ~ìi~~?~'::~::\\"\~~"::;;~~!:~ ;:::.;1 <~i -""""""""-"""""" ~~~;:I ~ ~. ~Lt ~ ~~ '~:,,' ì!;, ~) ~':'~ì' ~ IC;¡ 7' '¿¡"'" g ~~8 ~j B m¡ .. . '{i " Þ ~ 1~ .~ I~ - ~ ~~ . '" j:~ ~~ ~ it~< :¿{~~~<':{~;~<";~::'$~;:<:::\~-:.~«~",:("",<:~,,:~,:¿:\<:.. <~~"$~:\\<,\~,"~"'::"\:'$.\~~\\\,~ ,':.\i\'¡~.~~~ ~:;:,~--;;.-= ,--=- -~:...,,--....~---"',.._..;..'=."'"~. ..~"'~~ "n"'""", -""'...., ' '- J> ::æ: II: ~( , .. .. '. :;::"-"'22'".,"".. ! §~ II, II' v , ¡ , .... :EÇ] 0..--. ",0 li~ 0" me: ~!'! õ ...... "'" = ~ ~ir:t> ¡ P! SOLlTum: PUCE j ENGINEifÏl¡iiii I:'" .- "'-""""It"'"",,,: ~ j' K z 'I~ SUBDIVLSION : S g= --, II ~~.._~ ;;2.. "', ~"'^,"t:<'TW ¡ OLUTIONS" ..,,-~. ~,~...,.." .. v., ".. , ........, ~.,.~.. .. 4'__~' ,m~~ji... """"""".'._,<"'.." I '~¡......._-:, .J":'.':""".'>'.~::' '::;,;':::";::;:-:' ':;'J::;'æ..:r c ><.:..- -" _! _m""_' ~--~'-- .. --- ,. ., -,-,-"""",.,."",," '-~..""",-----",,-... - <;'--OC.'WiQ I i':t-ir~ii~\ -:~~~".........,..J 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-S. 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 S, of the Staff Report. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that single family detached residential uses are allowed within the requested zoning district of R-S 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. 2. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when 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. 4. 5. The annexation is in the best ofinterest ofthe 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 Zoninl! of this property to R-8 would be in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. Exhibit D The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is in substantial compliance with the adopted CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 Exhibit D Comprehensive Plan. Staff generally supports the proposed plat layout and proposed density as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; 3. Staff finds that public services are available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details.) The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; 4. Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not require the expenditure of capital improvement funds. There is public financial capability of supporting services for the proposed development; 4. Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to 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 detennine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. 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. ---- ----..., """'&""""""--1."1:> :::>O!U~lOnS 208 S38 0341 p. 1 AFFIDA TIT OF POSTING 1~: 1~~; (--:: F; i-': /' i~ I '1- ""\" -l ~/ --'---" -"-_.j -~:_.: ,L__' ,'- STATE OF IDAHO ) ) § ) i---' ;::-¡-,::( 'J j", -¡I'll-Ii' ,-.," ," l I -'.U J' ,,_~j_Tt OF MERilJIAJ.¡ .,:j ~ Ii Cf.FF?,f( Or-:~Icr COUNTY OF ADA 1, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle~ Idaho. 83616, being duly sworn, upon oath, depose and say: I did personally post the IiUbject 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 annention and zoning and preliminary plat for Solitude Subdivision. Dated this ?'='m day of Pp.hnJ;uy ,2006, N~~ (Signature) SUBSCRIBED AND SWORN to " ' , )<¡.~3.~~~UIi~þ "~'~ I";t r ."'#.t", ",">_\...--.t~.'.'-'r---9~ ,.," ~.,'" -', ,~,. <.:¡.., ',? .. ./!,.'I- <!;$-"~ ,.,1),. - ,,-,' '¡' ,:. .(þ-v ~.¡, +\"""- <'(' ~ 1 qJJf' " , "'~~ '? iL '?ft :: ~\O1 A4"(';:. 'f... ~ g \- -ð.... ~ ; I ... :: .. ~ Þl1BL\C I ¡ ~~.). .... ' ---"V ".." "1,;,- -"".""'... ~ """"#. 'Ii OF \1> ... "'.'",."", No Public for Idaho Residing at ~, Idaho ~f~ My Commissíóh Expires: ore me the day and year first above written. C:\Documents and Settings\200:S\l 0\5 J 03IWFIDPOSTINGP&Z,dol,\ 1 FEE 24 '0609:27 208 938 0941 PAGF.Vl1 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET March 2, 2006 ITEM # DATE 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 "'" 190~ 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 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City AttorneylHR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 ounty RUT ¡and a lots and CITY OJ'' J\Ii::1iID'L\N. . By: Providence Development Gr~E:m'WA'l'j!a-{ DEPT, Location of Property or Project: southeast comer of East McMillan Road and North Meridian Road Fire 540 E. Franklin Road 888-1234 / fax 895-0390 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, C/C = Keith Bird, CIC - Shaun Wardle, C/C _Water Department ~Sewer Department = Sanitary Services(No VAR, VAC, FP) Building Department = Fire Department ~ Police Department - City Attorney - City Engineer - City Planner - Parks Department Planning 660 E. Watertower 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 W¡¡stewater 3401 N, Ten Mile Road 888-2191 / fax 884-0744 - Water 2235 N.W. 8th Street 888-5242/ fax 884-1159 Your Concise Remarks: - Meridian School District (No FP) - Meridian Post Office(FPIPP only} Ada County Highway District - Ada County Development Services - Central District Health = Nampa Meridian Irrig. District Settlers Irrig. District -,daho Power CO, (FP,PP,CUP) .= Qwest (FPlPP only) _'ntermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) -,daho 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 & UTILrIYBILUNG- FAX 887.4813 MAYOR'SOFFTCE- FAX8B4-8119 Printed on recycled paper (i~t6tI~ CENTRAL D ~~~= ~~~ta~ H~~~ ~w.~ ~~F!~j I~ n p p- o¿ -00(;. -rv ~ cJ iviS,' 0 v-.. , ¡. Return to: 0 Boise 0 Eagle 9~den City ~Meridian 0 Kuna DACZ 0 Star Rezone # Conditional Use # Preliminary / Final/Short Plat ê (. .J-v d e... .)0 I A2-ûc:o --007 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. )518. After writt~pproval from appropriate entities are submitted, we can approve this proposal for: ~ central sewage .Q.;:ommunity sewage system 0 community water well 0 interim sewage ~ central water 0 individual sewage 0 individual water ~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division @.vironmental Quality: ~ central sewage 0 community sewage system 0 community water 0 sewage dry lines Kcentral water 21Û.' 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: 2. / r D / (J G Reviewed By: ~~<. ,.;/;f? '7 // / Review Sheet 15726.001 EH0904