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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 4/20/2006
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TO:
Planning & Zoning Commission
FROM:
Josh Wilson
Associate City Planner
884-5533
SUBJECT:
Wells Street Subdivision
. AZ-06-0l7
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Annexation and Zoning of 11.79 acres from RUT (Ada County) to R-15 zone'
. PP-06-0l7
Preliminary Plat of 84 residential building lots and 14 common lots on 11.79
acres in a proposed R-15 zone
. CUP-06-0l2
Conditional Use Permit approval for 18 multifamily dwelling units in a
proposed R-15 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, C2B Developments, has applied for Annexation and Zoning (AZ) of 11.79 acres from
RUT (Ada County) to R-15 (Medium High-Density Residential) and Preliminary Plat approval of 84
residential building lots and 14 common lots on 11.79 acres. The site is located west of Eagle Road and
north of Interstate I~84, at the intersection of Magic View Drive and Wells Street. This site currently
contains two homes which are proposed to be removed and the two properties were previously platted as
a part of Magic View Subdivision. NOTE: The applicant submitted a Comprehensive Plan Amendment
(CPA) application which was heard by the Planning Commission on October 17, 2005. The Commission
recommended approval to City Council with the caveat that an application for Annexation and
Preliminary Plat would be submitted and be heard concurrently at City Council with the CPA application.
2. SUMMARY RECOMMENDATION
Due to the fact that the Ada County Highway District has not been able to provide staff with an analysis
of the project. staff recommends continuance of Wells Street Subdivision until such time that ACHD
approves the development proposal. Upon ACHD approval, staff recommends approval of AZ-O6-0 1 7,
PP-06-0l7, and CUP-O6-0l2 for Wells Street Subdivision as presented in the staff report for the hearing
date of April 20, 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
Recommend Approval (All Applications)
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-017, PP-06-017, and CUP-06-012 as presented in the staff
report for the hearing date of April 20, 2006, with the following modifications to the proposed
development agreement: (add any proposed modifications.)
Recommend Denial (All Applications)
Wells Street Subdivision AZ-06-017, PP-06-017, CUP-06-012
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-017, PP-06-017, and CUP-06-012 as presented in the staff
report for the hearing date of April 20, 2006, with the following modifications to the proposed
development agreement: (add any proposed modifications.)
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ.06-017, PP-06-017, and CUP-06-012
to (date certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W of Eagle Road, N of Interstate 1-84/675 and 715 Wells Street
Section 17, T3N R1E
b. Owners:
Bonnie Robinson! Dave Pearcy
675 Wells Street/715 Wells Street
Meridian, ill 83642
c. Applicant:
C2B Developments
405 S. 8th Street, Suite 290
Boise, ill 83702
d. Representative: Dave McKinnon, Conger Management
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): February 14, 2006
2. Date of Landscape Plan (attached as Exhibit AZ): February 14, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a prelinúnary plat as determined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use / planned development as
determined by City Ordinance. By reason ofthe provisions of the Unified Development Code
Title 11 Chapter 5 Article B Section 6, a public hearing is required before the City Council on
this matter.
d. Newspaper notifications published on: April 3 and 17,2006
e. Radius notices mailed to properties within 300 feet on: March 24, 2006
Wells Street Subdivision AZ-06-0l7, PP-O6-0l7, CUP-06-0I2
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
f. Applicant posted notice on site by: April 10, 2006
6. LAND USE
a. Existing Land Use(s): Existing homes and vacant land
b. Description of Character of Surrounding Area: A mix of single family residential, vacant
agricultural land and office/commercial developments to the east near Eagle Road.
c. Adjacent Land Use and Zoning
1. North: Rural residence, zoned RUT.
2. East: Proposed office and multifamily development, zoned L-O and C-G.
3. South: Rural residence, zoned RUT.
4. West: Woodbridge Subdivision, zoned RA.
d. History of Previous Actions: CPA-05-002
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer:
Location of water:
There is currently sewer in Corniche Street.
There is currently water in Magic View Drive.
Issues or concerns: Water main size in Wells Drive.
2. Vegetation: Mature trees around the existing homes.
3. Flood plain: 100 year floodplain on southern portion of property.
4. CanalslDitches/Irrigation: No major facilities on-site.
5. Hazards: None.
6. Proposed Zoning: R-15
7. Size of Property: 11.79 acres
f. Subdivision Plat Information
1. Residential Lots: 84
2. Non-residential Lots: 0
3. Total Building Lots: 84
4. Common Lots: 14
5. Other Lots: N/A
6. Total Lots: 98
7. Open Lots: 14
8. Residential Area: 11.79 acres
9. Gross Density: 8.47 units per acre (12.50 net density)
g. Landscaping
1. Width of street buffer(s): None required. Street buffers are not required on any local
streets. The applicant has proposed a 15-foot landscape buffer on Magic View Drive
and Wells Street and staffis supportive of the design.
Wells Street Subdivision AZ.06-0I 7, PP-06-017, CUP-06-012
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
2. Width ofbuffer(s) between land uses:
N/A
3. Percentage of site as open space: 2.13 acres/17%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-15 zone for detached single
family
Front (Living area)
Front (Garage)
Side
RA Standard
10 feet
20 feet
4 feet
Rear
12 feet
Max. Building Height 40 feet
Min. Lot Size 2,400 square feet
Min. Street Frontage 0 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from a new connection to Wells Street (Platte Street) to the east
and a connection to Corniche Street (Cirque Lake Ave) at the south end ofthe development.
The applicant has applied for approval of two private streets to serve the townhouses in the
center of the development. Please see ACHD report for details.
7. COMMENTS MEETING
On March 31, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. 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 "Office" on the Comprehensive Plan Future Land Use Map. The applicant
currently has an application for a Comprehensive Plan Amendment in process to change the designation
of the property from "Office" to "Mixed Use Community" in order to allow the proposed medium high-
density residential development. Staff does not feel that the applicant's submitted conceptual plan for a
medium high-density residential project would be detrimental to other properties in the area, and also
feels that residential uses adjacent to other residential uses are generally compatible with each other. The
tenn "compatible" is not defined in the Zoning Ordinance and is, for better or worse, determined largely
through the public hearing process. Ultimately, the Commission and City Council establish the
parameters for compatibility via zoning and comprehensive plan designations. High intensity commercial
uses directly abutting low or medium density residential uses are generally not preferred. The
Comprehensive Plan supports transitional zones/uses, such as offices, to buffer commercial and
residential uses (Chapter VII, Goal 1, Objective B, Action item 7). The existing Office designation on the
subj ect properties was intended to buffer the residential properties to the west from the commercial
development to the east, and staff acknowledges that the office uses are more compatible with the existing
residential development than the proposed medium high-density residential. However, staff does feel that
a medium high-density residential development would be an acceptable buffer between the medium
density residential development to the west and the commercial developments to the east, and in this
Wells Street Subdivision AZ-06-017, PP-06-017, CUP-06-012
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
circumstance may be a more appropriate land use. Staff feels that uses allowed in the MU-Community
designation other than medium high-density residential would not be appropriate buffers.
Staff finds that if the Comprehensive Plan Amendment is approved by City Council, the proposed
development will be in general compliance with the Comprehensive Plan, and the following
Comprehensive Plan policies apply to this application:
.
Mixed Use, pages 97 and 98, Chapter VII:
0 Second Bullet, bottom of page 97: Where feasible, multi-family residential uses will be
encouraged, especially for projects with the potential to serve as employment centers and
when the project is adjacent to State Highways 20-26,55 or 69.
As the applicant has stated, the subject properties are located near major employment
centers, including St. Luke hospital, Silverstone and El Dorado business campuses, and
Crossroads Shopping Center. The properties are also near two major transportation
corridors, Interstate 84 and Eagle Road/SH 55.
0 Fifth Bullet, top of page 98: Where the project is developed adjacent to low or medium
density residential uses, a transitional use is encouraged.
.
Staff feels that medium high-density residential is an appropriate bziffer between the medium
density residential subdivision to the west and the intense commercial uses to the east. The
MU-Community designation does, however, allow uses that would not be appropriate
transitional uses, such as retail stores and banks with drive through facilities. With a
concurrent annexation application on the properties, the City can ensure that an appropriate
transitional use will be provided.
Objective D, page 107: Encourage appropriate land uses along transportation corridors.
0 Action 7: Develop incentives for high-density development along major transportation
corridors to support public transportation system.
The subject properties are near two major transportation corridors. Interstate 84 and Eagle
Road/SH 55, which would support the future development of a public transportation system
in the area.
.
Objective A, page 108: Encourage quality housing projects for all economic levels in a variety of
areas.
0 Action 6: Develop incentives for a variety of housing types, suitable for various income
groups, close to employment and shopping centers.
The subject properties are located near major employment centers, including St. Luke
hospital, Silverstone and El Dorado business campuses, and Crossroads Shopping Center.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family detached dwellings,
duplexes, and townhouses as Permitted Uses in the R-15 zone, and multifamily dwellings are
listed as a Conditional Use in the R-15 zone.
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.
Wells Street Subdivision AZ-06-017, PP-O6.017, CUP-06-012
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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 residential development proj ect. Please see
Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on February 8, 2006 by
Delson Brokaw, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare- by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed residential products. Please
see Exhibit D for detailed analysis off acts and findings.
1. Landscaped Open Space: The applicant is proposing to set aside 2.13 acres (17% of the
property) for open space and staff is supportive of the design. The applicant has
proposed a gazebo and pedestrian pathway system as part of the open space design.
2. Common Drives: Lots 6-9, 18.21, and 34-37, Block 2 must take access from common
drives per UDC 11-6C-3D5. The common drives shall meet the design and construction
standards contained in UDC 11-6-3D.
3. Private Streets for Multifamily Lots: To assist in efficient addressing of the multifamily
buildings staff recommends that the plat should be revised to create private streets which
access the multifamily buildings. The site plan shows drive aisles which run east west
between the buildings for access and staff supports this design, if the drive aisles are
changed to private streets contained on a common lot. The applicant shall submit a
Private Street application as required by UDC 11.3F -3. The private street standards are
listed in UDC 11-3F. The applicant shall design and construct the private streets in
compliance with the standards listed for Private Streets in UDC 11-3F Private Streets.
See Exhibit B.
4. Micropath in Lot 6. Block 1: The micro path shown on Lot 6, Block 1 which runs
north/south between two of the multifamily buildings should be contained on a common
Wells Street Subdivision AZ-06-0I7, PP-06-017, CUP-06-0I2
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
lot to be owned and maintained by the Homeowners Association. The plat shall be
revised to depict a lot or lots which contain said micro path.
5. Private Streets: The applicant is proposing two private streets to serve the alley loaded
homes in Block 3. The applicant has submitted a Private Street application as required by
UDC 11-3F-3. The private street standards are listed in UDC 11-3F. The applicant shall
design and construct the private streets in compliance with the standards listed for Private
Streets in UDC 11-3F Private Streets. See Exhibit B.
6. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the [mal plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
7. Fencing: The applicant has not submitted a detailed fencing plan (on the landscape plan
dated January 12, 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.
8. Common Areas: Maintenance of all common areas shall be the responsibility of the
Wells Street Home Owners' Association.
9. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
CONDITIONAL USE PERMITT ANALYSIS:
1. Multifamily Standards: UDC 11-4-3.27B:
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDc. Staff does not have adequate
information to determine if the project complies with this standard as submitted
and the applicant shall depict building envelopes on the multifamily lots prior to
the public hearing.
b. Service areas: On-site service areas, outdoor storage areas, waste storage,
disposal facilities, and transfonner or utility vaults shall be fully screened from
view from any public street. The project complies with this standard as
submitted.
c. Private, usable open space: A minimum of 80 square feet of private, usable open
space shall be provided for each unit. Staif does not have adequate information
to determine if the project complies with this standard as submitted.
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location, and a
Wells Street Subdivision AZ-06-017, PP-06-017, CUP-06-012
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
directory and map of the development at a convenient location. The application
does not include 20 units or more.
2. Covered Parkin!!: UDC 11-3C-6 requires that multifamily developments shall provide
parking as follows: for 1 bedroom units, there shall be two parking spaces with one in a
covered carport or garage; and for units with more than one bedroom, 2 parking spaces
shall be provided in a covered carport or garage. The applicant has not specifically
proposed any covered parking; however the submitted floor plans show garages on the
multifamily buildings, so staff is comfortable that this standard is met.
3. Amenities: UDC 11-4-3.27 requires that multi. family developments of 20 units or less
shall provide 2 amenities from separate categories. The project complies with this
standard as submitted, by providing the following qualifying amenities: 1. walking trails
and 2. grassy area of at least fifty feet by one hundred feet.
4. Open Space: Common open space for the development shall meet the requirements of
UDC 11-4-3.27C which requires that open space be provided at the following rates: 150
square feet for each unit containing 500 square feet or less of living space; 250 square
feet for each unit containing more than 500 square feet and up to 1,200 square feet of
living space; and 350 square feet for each unit containing more than 1,200 square feet of
living space. Eligible common space shall not be less than 400 square feet in area and
shall have a minimum length and width of 20 feet. Eligible common space shall not be
adjacent to collector or arterial streets unless separated from the street by a constructed
barrier at lest four feet in height. The project appears to comply with this standard.
5. Elevations: Building elevations for the development shall comply with the architectural
standards set forth in UDC 11-4-3.27D. The submitted elevations appear to meet these
standards.
b. Staff Recommendation: Due to the fact that the Ada County Hi!!hway District has not been
able to provide staff with an analysis of the Droiect. staff recommends continuance of Wells Street
Subdivision until such time that ACHD aPDroves the development Droposal. Upon ACHD
approval, staff recommends approval of AZ-06-017, PP-06-017, and CUP-06-012 for Wells
Street Subdivision as presented in the staff report for the hearing date of April 20, 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. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: February 14, 2006)
2. Landscape Plan (dated: February 14, 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
Wells Street Subdivision AZ-06-017, PP-06-017, CUP-06-012
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Wells Street Subdivision AZ-06-017, PP-06-0l7, CUP-06-012
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
A. Drawings
1. Preliminary Plat (dated: February 14,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
2. Landscape Plan (dated: February 14, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
1.1.1
1.1.2
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.3
1.3.1
1.3.2
Exhibit B
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated February 8,2006, stamped
by Delson Brokaw, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet 1 of 3, prepared by RiveRidge Engineering, dated February
14,2006, is approved, with the conditions listed herein.
The applicant shall design and construct the private streets in compliance with the standards listed
for Private Streets in UDC 11-3F Private Streets.
Lots 6-9, 18-21, and 34-37, Block 2 must take access from common drives per UDC 11-6C-3D5.
The common drives shall meet the design and construction standards contained in UDC 11-6-3D.
The plat shall be revised to create private streets which access the multifamily buildings and are
contained on a common lot to be owned and maintained by the Homeowner's Association.
The micro path shown on Lot 6, Block 1 which runs north/south between two of the multifamily
buildings should be contained on a common lot to be owned and maintained by the Homeowners
Association. The plat shall be revised to depict a lot or lots which contain said micro path.
Maintenance of all common areas shall be the responsibility of the Wells Street Subdivision
Homeowners' Association.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater 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.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A.15 and MCC 9-1-28.
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 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 fmal plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation!conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11.6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
2.4
2.5
2.6
Exhibit B
Sanitary sewer service to this development is being proposed via extension of mains from a trunk
line located in Corniche Street. The applicant shall install all mains necessary to provide service;
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
Water service to this site is being proposed via extension of mains in Magic View Drive. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
The proposed eight-inch line in Wells Drive shall be sized to a 12-inch main.
Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9.4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
pressure irrigation system in this proposed development. A letter of plan approval shall be
required prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
All existing structures spanning lot lines or not meeting new setbacks shall be removed prior to
signature on the final plat by the City Engineer.
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
All water meters located in driveways shall be installed using upgraded materials per City of
Meridian Standard Specifications.
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 ilTigation.
Prior to signature on [mal plat submit a recorded document detailing maintenance of the private
streets. Include instrument number in a plat note.
Revise the preliminary plat so that all buildable lots have frontage. Lots 7-8, 21-19, 35-37 shall
be revised to be flag lots to enable frontage on the streets.
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 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 [mal plat signature.
The applicant has not indicated how the stonn drainage from the proposed private streets will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10.1-91) for all off-street parking areas.
Stonn water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
2.19
2.20
2.21
2.22
2.23
2.24
2.25
2.26
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3.feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights 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 from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire proj ect. 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 fIfe hydrant locations shall 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 comers 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 of28' inside and 48' outside
radius.
Exhibit B
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
7. Operational fITe hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
9. 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 fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC ll.3B-1O) will be followed.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
No comments received as of the date of this report.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
C. Legal Description
Project:
Date:
Page:
05035
February 3, 2006
lofl
WELLS STREET PROPERTIES
A..nr~ n..-ti 6)\
BOUNDARY DESCRIPTION
A parcel ofJand situated in the southwest \(, of the northeast 1/2 of Section 17, Township
3 North, Range 1 East, Boise Meridian, Ada County, Idaho, being Lots 7 and 22 of
Amended Magic View Subdivision recorded in Book 52 of Plats at Pages 4445 and 4446,
Ada County records, described as a whole as follows:
BEGINNING at the center Y. comer of said Section 17, from which point, the center
north 1116 comer of said section bears N.00"23'09"E.. 1328.42 feet; thence. along the
westerly lines of said rots,
1) N.00"23'09"E., 901.68 feet to the northwesterly comer of said Lot 7; thence,
along the north line of said lot through the following courses:
8.80"08'34"E.. 409.45 feet; thence,
N.O9"5J '26"£',25.00 feet to a point on the centerline of Magic View Circle;
thence, along said centerline,
8.80"08'34"E., 312.03 feet to the northeasterly comer of said lot being the
centerline intersection of Magic View Circle and Wells Drive; thence, leaving
said Lot 7 north line, aJong the easterly Hne of said Lots 7 and 22 and the
centerline of said Wells Drive through the following courses:
S.16"49'35"W., 802.62 feet; thence,
8.09"31 '34"E., 35.16 feet to the southeast comer of said Lot 22 on the east-
west mid-section line of said section; thence. leaving said centerline, a.long the
southerly line of said Lot 22,
N.89"58'5T'W., 494.66 feet to the POINT OF BEGINNING.
2)
3)
4)
5)
6)
7)
SAID PARCEL containing 11.80 acres, more or less.
EXHIBIT "B" attached, and by this reference. made a part hereof.
SUBJECT TO. all Covenants. Rights, Rights-of-Way, Easements of Record, and
Encumbrances.
B~EYJ£W .AP}'Rov1L
. ~LliI- /
MERfOlAN PUBLIC
WORKS DEPT.
(' \:RR\o50J$\lIound,;¡ry 2,~.J-{)5,d<><
Exhibit C
CITY OF MERID[AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Exhibit C
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"B"
A PARCEL OF LAND SITUATED IN THE SOUTHWEST 1/4 OF THE
NORTHEAST 1/4 or SECTION 17, TOWNSHIP 3 NORTH, RANGE
1 EAST. BOISE MERIDIAN, ADA COUNTY, IDAHO,
2006
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BROKAW SURVEYING & MAPPING
11056 Lone Star Rd. Nampa. 10 63651
PHONE: 208-249-0479
E-fl£:ú!I_R...... Foto",,'Y 3. 200£ .œo5IJJ5
600
CITY OF MERIDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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:
I. The map amendment complies with the applicable provisions of the comprehensive
plan;
2.
The applicant is proposing to zone all of the subject property to R-15. Stafffmds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan, if the associated Comprehensive Plan Amendment is approved by
City Council. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff
Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family detached, duplex, and townhouse residential uses are
allowed within the requested zoning district of R-15 as a Principally Permitted Use and
multifamily is allowed as a Conditional Use. The accompanying plat demonstrates the
land will be developed with lot sizes, housing types and other dimensional requirements
that conform to the proposed zoning designation.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
4.
5.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-15 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 fmdings listed above, staff finds that Annexation and
Zoning of this propertv to R-15 would be in the best interest of the City.
2. Preliminary Plat Findings:
Exhibit D
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1.
The plat is in conformance with the Comprehensive Plan;
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRJL 20,2006
Staff finds that the proposed application is in substantial compliance with the adopted
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;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this Eliding. (See tìnding
"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
4.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
5.
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
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
UDC 11.5B-6E: Conditional Use Findings
The Commission and Council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following, and may approve a conditional use permit if they shall find
evidence presented at the hearing(s) is adequate to establish:
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
A. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the site is 11.79 acres and is large enough to acconunodate all required parking,
landscaping, loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the proposed residential uses meet the obj ectives of the Comprehensive Plan as
listed in Section 8 of this report. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions ofthe Comprehensive Plan.
C. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area.
The building height, parking layout, landscape buffer widths and other dimensional standards
shown in the application generally comply with the UDc.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that the proposed development will not adversely affect other property in the
vicinity if the applicant complies with all AZIPP/CUP conditions and constructs all
improvements and operates the use in accordance with the UDC standards. Traffic volumes
will significantly increase. However, ACHD has reviewed the application and placed special
conditions on the applicant.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff [rods that sanitary sewer, domestic water and irrigation are available to the subject
property. Please refer to other comments prepared by the Meridian Fire Department.
F. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or future
property owners will be required to pay highway impact fees.
G. That the proposed use will not involve activities or 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.
Staff [rods that the proposed development will not involve uses that will create nuisances that
would be detrimental to the general welfare of the surrounding area.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
Staff recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public. Staff finds the future buffer between land uses along the
property boundary and the use and Eagle Road buffers will help to mitigate noise, fumes and
glare created by the additional traffic.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The applicant will be required to comply with all state and local ordinances regarding
conveyance of water and maintaining historic points of access. The Ada County Historic
Preservation Council's Site Inventory does not show any structures or places listed for the
subject property. We are unaware of any other scenic or historic features.
Exhibit D