HomeMy WebLinkAboutBasin Creek Sub AZ
AZ 06-011
MERIDIAN PLANNING & ZONING MEETING
April 6, 2006
APPLICANT Pacific Landmark Development
ITEM NO.
12
REQUEST Continued Public Hearing from March 16, 2006 - Annexation and Zoning of
29.69 acres from RUT to R-4 zone for Basin Creek Subdivision - 5603 North Locust Grove
Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item Packet / Minutes
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER ~VwL I Lthý~O\I\A Ií---^
Contacted:. . . / Date:l¥ìll -l{ -{i Q Phone: ,;;!t¡ 11- g:;O 7J
Emailed: Staff Initials:
Materials presented at public meetings shall become property ot the City of Meridian.
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TRANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
Vice Chairman
District 6
John McHugh
District 1
Bruce öweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, PE.
Director
Sue Higgins
Board Secretary
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, 10 83707-2028
(208) 334-8300
itd.idaho.gov
March 15, 2006
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Will Berg
City of Meridian
Planning Department
660 E. Watertower Lane, Suite 202
Meridian, 10 83642
Re:
ANNEX 1 REZONE 1 PRE PLAT
Location: 5603 N. Locust Grove Rd.
Route: US Highway 20/26
Name: Pacific Landmark Group (Applicant)
Case: AZ 06-011; PP 06-009
Dear Mr. Berg:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the above
referenced application. Per the city's March 16 notice (dated February 22, 2006) regarding the
applicant's request for the annexation and zoning of 29.69 acres from RUT to R-4 and preliminary
plat approval of 88 single-family residential building lots and 10 common lots for Basin Creek
Subdivision, located at 5603 North Locust Grove Road Meridian, 10; ITO asks the City of Meridian
to consider the following as conditions of approval:
General Comments:
0 ITD and COMPASS have begun a corridor preservation project on US-20/26 to be prepared
for future widening needs on this corridor.
0 This property is located approximately .25 miles to US-20/26. This segment of US-20/26 is a
regionally significant Principal Arterial, type IV for access control.
0 Access management on this highway is implemented through the ITD Access Control Policy.
0 The applicant has requested annexation and a significant change in the type and intensity of
use for the referenced property.
0 It appears that the play design offers stubs for connectivity to all parcels. Without copies of the
adjacent parcels, I can't verify, but trust that staff will make sure this plan fits with the parallel
collector shown in the transportation plan.
We ask the City of Meridian to consider the following as conditions of approval:
Traffic Impact Study:
0 Prior to preliminary plat, 'TO would like a copy of any Traffic Impact Studies required by the
Ada County Highway District. If required, the Traffic Impact Study should be sent to Kevin
Sablan at the ITD letterhead address.
Contacts
Sue Sullivan
Kevin Sablan
Senior Planner
Traffic Engineer
334-8955
334-8340
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Sue Sullivan
Sr. Transportation Planner
ss:ah
Meridian Planning & Zoning
March 16, 2006
Page 40 of 82
Moe: Second.
Rohm: It's been moved and seconded that we continue AZ 06-010 and PP 06-008. All
those in favor say aye. Opposed same sign? Motion carried.
--- --------------
¡V1OTTON-G-ARRIED: ALL AYES.
Item 10:
Public-Hea-rtng: __AZ 06..011 Request for Annexation and Zoning of 29.69
acres from RUT to an R-4 zone for Basin Creek Subdivision by Pacific
Landmark Development - 5603 North Locust Grove Road:
--Item 11:
Public Hearing: PP 06-009 Request for Preliminary Plat approval of 88
building lots and 10 common lots on 29.69 acres in a proposed R-4 zone
for Basin Creek Subdivision by Pacific Landmark Development - 5603
North Locust Grove Road:
Rohm: Okay. At this time I'd like to open the Public Hearing on AZ 06-011 and PP 06-
009. Both of these items relating to Basin Creek Subdivision and begin with the report.
Wilson: Thank you, Mr. Chairman, Members of the Commission. Basin Creek
Subdivision lies generally northwest of the intersection of McMillan Road and North
Locust Grove Road. Surrounding area consists of an older county sub named
Larkwood. Recently approved Tustin Subdivision came through the Commission and
Council last fall. Saguaro Canyon to the west. The Reserve to the north. Arcadia to
the north. And the previous item that did have to be continued is Cardigan Bay and is
directly to the south of the site, located on two lots here. So, Basin Creek consists of
29.69 acres, currently zoned RUT. The applicant has requested to rezone -- or to
annex and zone to an R-4 district for the preliminary plat approval of 88 single family
residential lots and the request states ten common lots, but there is -- I did confirm with
the applicant that there is only nine common lots in the request. The preliminary plat
has -- was modified from the original submittal at staff's request to match up with a stub
street proposed by Cardigan Bay. The initial submittal did stub the road to the LOS
Church, which we felt it was more appropriate to connect to the proposed stub in
Cardigan. This site does have some really good connectivity, end up with an access --
a new access off of Locust Grove Road, connecting to an approved stub in Saguaro
Canyon and an approved stub in Arcadia, stubbing to an undeveloped parcel to the
north and, then, connecting to Cardigan Bay to the south. So, the traffic circulation is
quite excellent on the site and they have -- staff is quite pleased with the number of
stubs and the layout of the subdivision, with the changes that were made with the
revised plat. A few things I will mention. The submitted preliminary plat did not have an
adequate landscape buffer along Locust Grove Road. As an arterial, Locust Grove
Road does require -- well, it's actually, an entryway corridor on the Comprehensive
Plan. So, that does require a 35-foot landscape buffer. The submitted plat did have a
25-foot landscape buffer, so we would condition the plat to increase that to the required
35 feet to be included in the common lot along Locust Grove. The parkways with trees
that were proposed as part of the subdivision -- and I can go into some landscape plans
Meridian Planning & Zoning
March 16, 2006
Page 41 of 82
here. The application has proposed a detached sidewalk with a parkway on all the local
streets within the subdivision. However, ACHD requirements and City of Meridian
requirements do require that those are eight feet wide. They were shown as seven and
a half feet. So, in order to include the trees within those parkways, those do have to be
increased to eight foot wide and those trees would be restricted to class two trees. The
Meridian fire department had concerns about parking along the entry road from Locust
Grove due to the landscape island and the configuration of the roadway. They did
include a condition that there would be no parking from -- and that is East Halpin Street,
that there would be no parking from Locust Grove to the intersection with Pasa Tiempo
at this location. The open space for the project consists of a -- sometimes referred to as
T-shirts. This one really isn't so much one, but you have a larger area of open space
that acts as a landscape target for that entry drive into the subdivision that, then,
extends with a pathway down the middle of this block of homes and intersects with
another neighborhood park in this location. Get to some landscape plans.
Unfortunately, they are kind of chopped up, so it's a little bit hard to see -- a lot hard to
see. I'll let the applicant -- they have an overall on the board, maybe they can point out
a little bit easier there. But we are supportive of the open space design. It does meet
the -- it does meet and exceed the minimum requirements for landscape open space
and has amenities that will -- that will benefit the neighborhood. I will just mention, too,
that the R-4 zone does have a minimum house size of 1,400 square feet and all homes
within the subdivision would be required to be at least that size. I think with that I will
end staff comments and take any questions from the Commission.
Rohm: Any questions of staff?
Zaremba: Mr. Chairman, just one. In the first paragraph in the staff report you mention
that there is discrepancy whether there is ten common lots or nine. Has that been
resolved?
Wilson: Yes. The applicant did confirm that there are only nine.
Zaremba: Okay.
Rohm: Okay. At this time would the applicant like to come forward, please?
Ford: Good evening, Mr. Chairman. I'll try this again. Good evening, Mr. Chairman,
Members of the Commission. My name is Ashley Ford, I'm a planning project manager
for WRG Design. My office address is 453 South Fitness Place, Eagle, Idaho. And I'm
here tonight on behalf of my client Pacific Landmark Development. As staff has stated,
we do have a proposed 88 lots within this development for an overall density of just less
than three dwelling units per acre. We are really proud of this development and we
worked very hard on this and we believe that this has maintained the delicate balance of
being compatible with the surrounding developments in this area and meeting your
Comprehensive Plan, which says three to eight dwelling units per acre for this site. We
envision this development to be more upscale. It is a single family residential
development. The CC&Rs will require a minimum lot size -- or a minimum home size,
Meridian Planning & Zoning
March 16, 2006
Page 42 of 82
excuse me, of 2,500 square feet. And we wiJ/ have very strict architectural standards.
While it is difficult to speculate what our end prices will be, we assume we will be
starting in the 400,000 dollar range. So, this wiJ/ be a very nice development. The
architecture wiJ/ reflect that within the controls and I think the landscaping wiJ/ go above
and beyond. What you have in front of you is, basically, just a concept plan that we
have right row. We wiJ/ be refining this even more as we work through the final plat and
the construction document base. We will be providing vinyl fencing within the
development. The only exception for this will be all the lots adjacent to open park areas
and, then, wrought iron fencing will be required. We have provided detached sidewalks
throughout the entire development and we will provide -- we think this will provide a
much more enhanced streetscape throughout the development and will look very very
nice. From a pedestrian and vehicular connectivity standpoint, we have worked with
both the city and ACHD to provide adequate stub roads and pathway connections. We
have proposed stub roads to the connections -- to locations planning staff requested
early on and to provide for future interconnectivity to Cardigan Subdivision to the south.
Would are proposing an extension of the ten foot pathway, which will -- sorry, I forgot
my laser pointer, but will start at the west end of the site from Saguaro Canyon all the
way to Locust Grove. It will meander through the large park site through the center T-
shirts park site if you will and onto Locust Grove and to the south and, basically, this is
the last leg of the Comprehensive Plan pathway and so we will be finalizing this
connection. We do understand that we will need to be tabled this evening, because we
do not have an ACHD staff report. We just hope to open the Public Hearing, hear if
there are any concerns on your part, and if there were, then, we could address those
before coming back for our next meeting. We do have tech review with ACHD
tomorrow. It is my understanding, from what the proposed conditions will be, that there
will not be any issues with our site plan and we will be on the consent agenda for March
29th. I guess all in all we are in agreement with the staff report. Josh has been great to
work with and makes -- has made the process relatively painless for us and we
appreciate that. And I'm just happy to stand for any questions you may have this
evening.
Rohm: Thank you.
Moe: Mr. Chairman?
Rohm: Commissioner Moe.
Moe: Ashley, you had made the statement in regard to the wrought iron fencing, you
said will be required? Are you not planning to install that?
Ford: It will be placed upon the development -- the home builders at the time and so it
will be placed in the CC&Rs and the ACCs that that will be required for each
homeowner.
Moe: Okay. Thank you.
.. ,
Meridian Planning & Zoning
March 16,2006
Page 43 of 82
Rohm: Any additional questions of the applicant?
Ford: Thank you very much.
Rohm: Good. Thank you. Ryan Tuttle.
Tuttle: Thank you for your time, Commissioners. I'm Ryan Tuttle, Pacific Landmark
Development. I just wanted to make myself available to answer any questions. I think
Ashley covered everything for the most part. And we appreciate staff's time and input
on this subdivision and we are very proud of the outcome.
Rohm: Good. Thank you. There is nobody else signed up for this, but at this time
you're certainly -- anyone is welcome to come forward.
Lee: My name is Grant Lee. I live at 5603 North Locust Grove Road right in the middle
of this project. I think it's a darn good project, as I thought of our last subdivision
proposal, which was passed by this good body of people, and I think our minimum lot
sizes -- there is no Conditional Use Permit this round, which is -- should be in our favor.
The minimum home construction size far surpasses the subdivisions of lessor quality
across the street and behind us and I think it's a good project and look forward to your
passing this as you did our last proposal. Thank you. I'm in favor.
Rohm: Thank you, sir. Discussion amongst the Commission?
Moe: I really don't have any questions, other than the applicant -- you said you're going
to ACHD March 28th?
Ford: Commissioner Moe, we are planning on going to tech review tomorrow morning
and planning on the March 29th ACHD commission.
Moe: So, as far as the continuance, you would pretty much be ready on our next
meeting the 6th, but I realize our hearing is full. So, the 20th would be the next one
that --
Rohm: Well, what I'm wondering is if -- if ACHD approves this as designed, why we
can't just forward to City Council with the assumption that ACHD's response will be in
the affirmative and, if not, then, it will be kicked to us from City Council at the point in
time.
Borup: I was wondering the same thing. I mean normally I like to see the ACHD report.
I think it most times is pertinent and could affect, but here they tied into every -- every
adjoining stub street and they have provided one extra to the undeveloped property. I
don't know what ACHD could do any different. Has there been any preliminary
discussion with ACHD staff?
Meridian Planning & Zoning
March 16,2006
Page 44 of 82
Ford: Commissioner Borup, yes, there has been. We met with them very early on to let
them know that we were planning on -- the stub streets that we were planning on doing
and also there were reduced street sections that we are planning on doing throughout
some of the development and parking on one side and just to make sure that they were
okay with that and we had their buy off at that point in time verbally. Of course, I did try
to get a draft staff report for tonight's meeting, but, unfortunately, they are a little under
staffed and are rushing I think to get -- put things together for tomorrow's tech review.
Borup: Because people keep quitting.
Ford: I know. I know.
Rohm: Thank you.
Ford: Thank you.
Rohm: Maybe at this time we will ask our legal counsel if he sees any problems moving
forward with this with some assumptions in mind.
Baird: Mr. Chair, I think the applicant would have to go on the record and agree to this,
because they are taking a risk, because if it doesn't turn out as you think it will, there will
be additional delays, because it will have to go up to Council be -- possibly be
remanded back. Whereas the sure thing to do would be to continue it for a date certain,
so that you could review the report. So, you can go either way, but I think there is
additional risk to the applicant for further delay if you make an assumption about how
the ACHD report will turn out.
Rohm: Okay. Would the applicant like to come forward once again, please.
Wilson: Mr. Chairman, I could just -- real quickly just kind of talk about what was done
in the past in this situation and, then, in the recent past. If you remember Bear Creek
West, and Knight Hill Center, both within the last couple of months, same situation,
didn't anticipate any ACHD problems and there ended up not being any ACHD
problems on those. But we did continue those out until we had that approval before this
body gave their recommendation. So, just kind of some history there. You can do as
you may, but I thought I'd just mention that.
Rohm: Okay. Thank you.
Zaremba: Mr. Chairman, I would add that I'm one of those that really does like to see
the ACHD report before we move it on. It's unfortunate that ACHD is having problems
and that impacts developments, but I feel it's -- even if it's going to be a slam dunk, it's
still important to see it.
Rohm: Okay. Would the applicant like to provide comment?
Meridian Planning & Zoning
March 16,2006
Page 45 of 82
Ford: We will agree to whatever the Commission deems is best. If you do feel that you
can recommend approval to the Council this evening, we would be willing to take that
risk, just because of the level of conversations that we have had with the ACHD staff
and the comfort level we do have that we are meeting their requirements, but,
accordingly, we will respect the decision that you make this evening.
Rohm: Good. Thank you very much.
Ford: Thank you.
Newton-Huckabay: Mr. Chair?
Rohm: Commissioner Newton-Huckabay.
Newton-Huckabay: I would recommend that we continue this, but I think it will be a
small enough order to put on the April 6th --
Borup: I'd agree with that. There shouldn't be anymore testimony or anything.
Newton-Huckabay: Yeah. Because it was a similar situation with Bear Creek West, we
were able to move that through pretty quickly.
Rohm: With the sole provision of obtaining the Ada County Highway District's report, so
that there would be no other issues open at that --
Zaremba: Mr. Chairman, before we do that I would add one very small comment,
probably a typo, and that is that on their revised preliminary sheets, the cover sheet,
page CO-1, still shows the original design. All of the other pages, C-2 through C-5,
show the new representation that I believe we all prefer. But the cover sheet is not
correct.
Rohm: Okay. All right. With that I would entertain a motion.
Borup: Mr. Chairman, I move we close the Public Hearing.
Newton-Huckabay: Second.
Borup: Wait a minute. I'm sorry. We are not doing that. We are going to continue it.
Newton-Huckabay: Second.
Borup: I didn't make a motion.
Zaremba: Mr. Chairman, I move we continue AZ 06-011 and PP 06-009, relating to
Basin Creek Subdivision, to our regularly scheduled meeting of April 6, 2006, for the
sole purpose of receiving and assimilating the ACHD report.
Meridian Planning & Zoning
March 16, 2006
Page 46 of 82
Moe: Second.
Rohm: Okay. It's been moved and seconded that we continue Items No. AZ 06-011
and PP 06-009 to the regularly scheduled meeting of April 6, 2006. All those in favor
say aye. Opposed same sign? Motion carried. Thank you for coming in.
MOTION CARRIED: ALL AYES.
Item 12:
Item 13:
Public Hearing: AZ 06-012 Request for Annexation and Zoning of 9.43
acres from RUT to R-2 for Hendrickson Subdivision by Kingsbridge
Subdivision, LLC - 4240 East Bott Lane:
Public Hearing: PP 06-010 Request for a Preliminary Plat with 18 single-
family residential lots and 4 common lots for Hendrickson Subdivision
by Kingsbridge Properties, LLC - 4240 East Bott Lane:
Rohm: Okay. Okay. At this time I'd like to open the Public Hearing of AZ 06-012 and
PP 006-010, both relating to Hendrickson Subdivision, for the sole purpose of
continuing these items to the regularly scheduled meeting of April 6, 2006.
Zaremba: Mr. Chairman?
Rohm: Commissioner Zaremba.
Zaremba: I move we continue AZ 06-012 and PP 06-010, both relating the Hendrickson
Subdivision to our regularly scheduled meeting of April 6, 2006, to allow us to receive
and assimilate the ACHD report and have full discussion at that time.
Moe: Second.
Rohm: It's been moved and seconded to continue Items AZ 06-012 and PP 06-010 to
April 6, 2006, regularly scheduled meeting of the Planning and Zoning Commission. All
those in favor say aye. Opposed same sign? Motion carries
MOTION CARRIED: ALL AYES.
Item 14:
Item 15:
Public Hearing: AZ 06-009 Request for Annexation and Zoning of 19.57
acres from RUT to R-8 zone for Cedarcreek Subdivision by Centennial
Development, LLC - 470 West McMillan Road:
Public Hearing: PP 06-007 Request for a Preliminary Plat with 85 single-
family residential lots and 12 common lots for Cedarcreek Subdivision
by Centennial Development, LLC - 470 West McMillan Road:
AFFIDAVIT OF POSTING
RECEIVED
";; :J 2006
CïTY OF MERIOJA~v
:':1"\/' CLERí< rc:--Irr=
STATE OF IDAHO
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) §
)
COUNTY OF ADA
" Mike Arnold, Premier Signs, Inc, 21 00 E F~irview Avenue, Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho I being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Annexation & Zoning to - R-4 and Preliminary Plat for Basin CrAek
Subdivision.
Dated this
28th day of
March
,2006
~ ~~~/
(Sig.6á'ture)
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTARY PUBLIC
STATE OF IDAHO
My Commission Expires:
Master\affid-posting
1
-"
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April 6, 2006
ITEM #
12 & 13
DATE
PROJECT NUMBER
AZ 06-011 - PP 06-009
PROJECT NAME
Basin Creek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
-----,
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
March 16, 2006
ITEM #
10 & 11
DATE
PROJECT NUMBER
AZ 06-011 and PP 06..009
PROJECT NAME
Basin Creek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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AZ 06-011
MERIDIAN PLANNING & ZONING MEETING
March 16, 2006
APPLICANT Pacific Landmark Development ITEM NO. 10
REQUEST Annexation and Zoning of 29.69 acres from RUT to R-4 zone for Basin Creek
Subdivision - 5603 North Locust Grove Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
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CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
'ÿL (Att ~'^.Lcl Co,^" ~ +s
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~Sling J" f:;f1-- Phone: &'6~
CO~:;::=: ~ ~: - W\j <lÙ ¡ <j() Date ~ IJZ - ~
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 3/16/2006
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TO:
Planning & Zoning Commission
FROM:
Josh Wilson
Associate City Planner
884-5533
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SUBJECT:
Basin Creek Subdivision
. AZ-06-0 11
Annexation and Zoning of29.69 acres from RUT (Ada County) to R-4 zone
. Ppw06-009
Preliminary Plat of 88 single-family building lots and 10 common lots on
29.69 acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Pacific Landmark Development has applied for Annexation and Zoning (AZ) of 29.69
acres from RUT (Ada County) to RA (Medium Low-Density Residential) and Preliminary Plat approval
of 88 single family residential lots and 10 common lots on 29.69 acres. The site is located west of N.
Locust Grove Road and north of McMil1an Road. This site currently contains a home which is proposed
to remain and the site has not been previously platted. NOTE: The application materials state that there
are 10 common lots included in the development, but staff believes this is incorrect and there are only 9
common lots proposed.
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 AZ-06-0 11 and PP-06-009 for Basin Creek Subdivision
until such time that ACHD approves the development proposal.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, J move to recommend approval to the
City Council of File Numbers AZ-06-011 and PP-06~009 as presented in the staff report for the
hearing date of March 16,2006, with the following modifications to the proposed development
agreement: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-O6-011 and PP-06-009 as presented in the staff report for the
hearing date of March 16, 2006, for the following reasons: (you should state specific reasons for
denial of the annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-0 11 and PP-06-009 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
Basin Creek Subdivision AZ-06-011, PP-O6-009
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W ofN. Locust Grove Road and N of McMillan Road/5603 N. Locust Grove Road
Section 30, T4N RlE
b. Owners:
Grant and Joyce Lee
5603 N. Locust Grove Road
Meridian, ill 83642
c. Applicant:
Pacific Landmark Development
12550 SE 93rd Avenue, Suite 230
Clackamas, OR 97015
d. Representative: Ashley Ford, WRG Design
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): January 13,2006
2. Date of Landscape Plan (attached as Exhibit A2): January 13,2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined 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 preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: February 27 and March 13,2006
d. Radius notices mailed to properties within 300 feet on: February 22, 2006
e. Applicant posted notice on site by: March 6, 2005
6. LAND USE
a. Existing Land Use(s): Existing home and vacant land
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, much of which has been recently approved for residential developments
c. Adjacent Land Use and Zoning
1. North: Arcadia Subdivision and vacant land and residences, zoned R-4 and RUT.
2. East: Dunwoody Subdivision, zoned RUT.
3. South: LDS Church and proposed Cardigan Subdivision, zoned R-4.
Basin Creek Subdivision AZ-O6-011, PP-O6-009
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
4. West: Saguaro Canyon Subdivision, zoned R.4.
d. History of Previous Actions: Leeshire Subdivision (AZ-004~OI7, PP-04-024, CUP-04~026)
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is culTently sewer in Locust Grove Road, but the
application is proposing sewer through the Saguaro Canyon Subdivision to the
west.
Location of water: There is a water main in Locust Grove Road and a planned
water stub in Saguaro Canyon to the west.
Issues or concerns: Depending on phasing of this development a pressure
reducing vault may be required to be installed by the applicant.
2. Vegetation: None.
3. Flood plain: None.
4. Canals/Ditches/Irrigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R.4
7. Size of Property: 29.69 acres
f. Subdivision Plat Infonnation
1. Residential Lots: 88
2. Non-residential Lots: 0
3. Total Building Lots: 88
4. Common Lots: 9
5. Other Lots: N/A
6. Total Lots: 97
7. Open Lots: 9
8. Residential Area: 29.69 acres
9. Gross Density: 2.96 units per acre (4.13 net density)
g. Landscaping
1. Width of street buffer(s): 35 feet required on Locust Grove Road. Note: The applicant
has only proposed 30 feet, see discussion below. 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: 3.2 acres/l 0.80%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 1I-3B-I2. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC l1-3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R.4 zone for detached single family
Basin Creek Subdivision AZ-06-0 II, PP-06-009
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from a new street connection to N. Locust Grove Road (E. Halpin
St.), from an extension of Sun Shimmer A venue from the proposed Cardigan Bay Subdivision
to the south, from an extension of E. Halpin St. from Saguaro Canyon to the west, and from an
extension of CastIebury Avenue from Arcadia Subdivision to the north. The applicant has also
proposed an additional stub street to the north property line. Please see ACHD report for
details.
7. COMMENTS MEETING
On February 24, 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 "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 88 single~family lots on 29.69 acres for a gross density of 2.96 dwelling units/acre. While the
gross density is slightly below the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
.
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.
.
.
.
.
.
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.
Basin Creek Subdivision AZ-06-0J I, PP-06-009
PAGE 4
--~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to the adjacent subdivision.
.
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. StafJjinds that the proposed residential properties
to the south and north are compatible with the proposed development, and that the existing
residences to the west have been buffered with appropriately sized lots.
.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(Iow-, 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-4 zone. 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.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
One stub street has been provided to the large, undeveloped parcel to the north which is
proposed to be developed similar to the subject parcel and a connection has been proposed to the
approved stub from the south from Tustin Subdivision. (See ACHD report for details).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 1l-2A-2 lists single-family developments as a
Pennitted Use.
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.
10. ANALYSIS
Basin Creek Subdivision AZ-06-0 11, PP.06-009
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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 and a good infill
project. Please see Exhibit D for detailed analysis offacts and findings.
The annexation legal description submitted with the application (prepared on January 20, 2006 by
Matthew Burrell, 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 single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Landscaped Open Space: The applicant is proposing to set aside 3.2 acres (10.80% of the
property) for open space and staff is supportive of the design. The applicant has
proposed a neighborhood park, with a picnic shelter and basketball courts, and pedestrian
pathways as part of the open space design.
2. Landscape Buffer along N. Locust Grove Road: N. Locust Grove Road adjacent to the
property is classified as an Entryway Corridor on the 2002 Future Land Use, and requires
a 35-foot landscape buffer per UDC 11-2A-5. The applicant has proposed a landscape
buffer along Locust Grove Road that is 30 feet in width. This buffer shall be increased in
width to 35 feet, in accordance with UDC 11-2A-5.
3. Parkways: The applicant has proposed detached 4-foot sidewalks with 7.5-foot parkways
and street trees on the local streets in the development. UDC 11-3A-17 requires that
parkways shall be a minimum of 8 feet in width to be planted with trees, and the
parkways shall be increased in width to 8 feet in accordance with UDC 11-3A -17. Trees
within 8-foot wide parkways are restricted to Class II trees.
4. No Parkin!!: No on-street parking shall be allowed along E. Halpin Street from N. Locust
Grove Road west to the intersection with Pasa Tiempo Avenue. The street shall be
signed as "No Parking" per the Meridian Fire Department's comments.
Basin Creek Subdivision AZ~06-0 11, PP-06-009
PAGE 6
--"-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
5. Minimum House Size: The R-4 zone has a minimum house of 1,400 square feet and all
homes within the proposed subdivision shall meet this requirement.
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 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.
7. Fencing: The applicant has submitted a detailed fencing plan (on the landscape plan
dated January 13, 2006) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building pennits. All fences
should taper down to 3 feet maximum within 20 feet of all right~of-way. All fencing
should be installed in accordance with UDC 11-3A-7.
8. Common Areas: Maintenance of all common areas shall be the responsibility of the Basin
Creek 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.
b. Staff 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 AZ-06-011 and
PP.06-009 for Basin Creek Subdivision until such time that ACHD approves the development
proposal.
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
C. Legal Description
D. Required Findings from Zoning Ordinance
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
A. Drawings
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated January 20,2006, stamped
by Matthew Burrell, 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-PRELIl\1INAR Y PLAT
The preliminary plat labeled as Sheet CO2, prepared by WRG Design, dated January 13, 2006, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-06-011) shall also be considered conditions of the Preliminary Plat (PP-
06-009).
No on~street parking shall be allowed along E. Halpin Street from N. Locust Grove Road west to
the intersection with Pasa Tiempo Avenue. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
The landscape buffer along N. Locust Grove Road on Lot 1, Block 1 and Lot 18, Block 3 shall be
increased in width to 35 feet, in accordance with UDC 11.2A-5.
The parkways along the local streets shall be increased in width to 8 feet in accordance with UDC
11-3A-17. Trees within 8-foot wide parkways are restricted to Class II trees.
All homes within the subdivision shall contain at least 1,400 square feet of living area.
Maintenance of all common areas shall be the responsibility of the Basin Creek 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.
1.3
1.3.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.2
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
Exhibit B
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 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 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 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
2.4
2.5
Sanitary sewer service to this development is being proposed via extension of mains installed but
not yet activated in Saguaro Canyon. The City of Meridian does not guarantee sewer service in
the timelines outlined the UDC.
The applicant shall install sewer mains to and through this development, including any stub
streets required by the Planning Department. The 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.
Minimum sewer slope on dead end runs is .6% per City of Meridian Public Work's Standard
Specifications.
No manholes or water valves shall be allowed in the landscape islands shown in the intersections.
If water mains or sewer mains are routed under the landscape islands then no trees shall be
allowed in the landscape islands.
Water service to this site is being proposed via extension of mains in Saguaro Canyon
Subdivision and Locust Grove Road. The applicant shall be responsible to install water mains to
and through this development, coordinate main size and routing with Public Works.
Exhibit B
---
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF MARCH 16,2006
Prior to occupancy the applicant shall have two main connections. If one ofthe connections is to
be to Locust Grove Road then the applicant shall be responsible for the installation of a pressure
reducing vault, location to be coordinated with Public Works. The PRY shall communication
capabilities consistent with City of Meridian's SCADA system.
The applicant has indicated in the application that the pressurized irrigation is going to be a
private system, but the narrative indicates Settlers is going to own and maintain this system. Ifit
is to be maintained as a private system, plans and specifications will be reviewed by the Public
Works Department as part of the construction plan review. A "draft copy" of the operations and
maintenance manual will be required prior to plan approval with the "final draft" being required
prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre.construction meeting.
The City of Meridian requires that pressurized 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.
Prior to signature on the final plat by the City Engineer the applicant shall vacate the Idaho Power
easement shown on the preliminary plat.
The applicant shall be responsible for the payment of assessments and the actual physical hook~
up of the existing house to City of Meridian sewer and water.
Additional width to the public utilities, drainage and irrigation easement along the right.ofway
shall be dedicated anywhere the sidewalk is located past the right.of-way. The additional width
would need to be sufficient to allow for 10 feet of easement past the sidewalk.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9A~8. Wells may be used for non-
domestic purposes such as landscape irrigation.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A.6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non.approval submitted to the Public Works Department.
Iflateral 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 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,
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
2.18
2.19
2.20
2.21
2.22
2.23
2.24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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 Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
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 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 wì1l 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 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 ofthe!FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe 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. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs.
7. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
8. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are requITed before combustible construction is brought on site.
9. The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 GVW.
10. The proposed 88-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 255 residents at build out.
11. 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.
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code 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 V 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. The Parks Department has no comments related to this application.
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 MARCH 16,2006
C. Legal Description
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Exhibit C
Rusin Creek-AnJlcxation Deserlptiol)
A parcel of land situated in the Northeast one.quarter (NE J 14) ofStctioll 30, Town$hip'¡
North, Range 1 EJst, Boise Meridian, Ada County, Idaho, being more partìcuJarJy described
as follows;
The Southeast one-quarter (SE 1/4) oflhe Southwest one-quarter (SW 1/4) of the N'ort:heast
oue-(luaIter (NB 1/4) and the Soulh one-half (5 112) of the Southeo$t ol1c-qllarter (SE 1)4) of
the Northeast one-qua!1er (NE 1J4) of Scçtion 30, Township 4 N(Ir!h, Rangel East, Boise
Meridian, Ada County,ldaho:
BegInning at a 3" brass cap stamped "PLS 7880" marking the East ol)l)-quarter corner of
Section 30, said East one-qllllrlercorncr situated 011 the ccntcrlillC ¡¡fLocust Grove Road;
Thcnce icflVillg said centerline of Locust Grove Road, along the soutb line oftile Northeast One-
qllarter(NE 1J4) of Section 30, North 89°54'00" West, 1971.29 feet to a 5)8" iron rod with
yellow plastic cap stßnlped "PLS 8444", murking the southwest comer of the Southeast Qne-
qllarter (BE 1/4) of Ihe Southwest one-quartcr (SW 114) of the Northeast Q!le-quarter (NE JJ4)
of Section 30;
Thence along the west line thereol; North 00°32 '25" East 664.42 fed to a 5)8" iron rod with
yellow plastic cap stamped "PLSII120", marking the northwest comer ofllll: Southeast one-
quarter (SE 1/4) of the Southwest one.quarll.1r (SW 1/4) of the Northeast OIlC-qllllrter (NE 1/4)
ofSectio/1 30;
Thence along the north line thereof: and continuing along the north line ofthe South OtIC-half
(S 1/2) of the Southeast one-quarter (SE 1/4) of the Northeast onc-qtmrfcr (NE 1/4) of
Section 30, Sollth 89°53' 19" East, 1972.31 feello the easllÎne of said Noltheast one-quarter
(NE 1/4) and the centerline of Locust Grove Road;
Thellcc along the east line tbereofand said centerline of Locust Grove Road, South
00°37'43" West, 664.04 feet to the I'oint oflleginlling,
Contains 30.07 acres, more or less.
MATrHEW A. BURRI:U"
IDAHO P.LS. #11137
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B:I.~jlt Cred(.Lcglll Descriptiou
A parwì ofland sjrutltcd in the Northeast One-(Iuartcr (WE !/4) ofSt:ction 30, Township 4
Norlh, Range I East, Boise Mcrîdian, Ada County, Idaho, bcìug mort: particuJarly described
as fo/lows:
The Southeast Olle-quarter (8E 1/4) of the SOUthwest one-quarter (SW l/4) of the Northeast
one-quarter (NE 1/4) and the South one-half (8 112) of/he SoUtheast one-quarter(SE 114) of
tb e Northeast one-q uartcr (NE J /4) of Section 3O, Township 4 North, Range Bast, Boise
Meridiall" Ada County, Idaho, excep!tha! portion deeded to Ada County Highway District by
right of way deed recorded June 28, t982, as lnstnullent No. 8227285:
Commendng at 8 3" brass tap stamped "I'LS 7880" marking the East one-quarter comer of
Section 30, said East one"quarter comer ,i!\Jated on the centerline of LA)eust Grove Road;
The[lce leaving said centerJjoe of Locust Grove Rand, along the south line of the Northeast
one"quarter (NE 1/4) 01' Scctì(J!J 3D, North 89"54'00" West, 25..00 [tet to the westerly right-
ot~way line of Locust Gl'Ove Road and the }>ol Ilt of 'H...ginnlng;
Thence conliJmÎlIg nlons the south line thercol: North 89°54'00" West, 1946.291eet to a 5/8"
iroll rod with yellow plastic cap s!amped "PLS 8444", marking die southwest corocr of 1]1C
Southeasl. one"quarter (SE 1/4) of the Southwest Me-quarter (SW 1/4) of the Northeast OIlC-
qllarler(NE 114) ofS~tioIl30;
Thence along the west line thereof; North 00"32'25" East 664.42 fee! to II 5/8" iron rod with
yellow plastic cap stamped "PLS []120", marking the northwes! corner ofthe Southeast one.
quarter (SE 114) oflhe SoUthwest one-quarter (SW 1/4) of the Northeast one.quarter (NE l/4)
ofSeetion 30;
Thcnce along the north line thereof. alld conlÎmlÎl1g along the north line of the Soulh one-half
(S 112) of the Southeast one-quarter (SE 1/4) of the Northea,~t one-quarter (NE 11.1) of
Section 30, Sollth 89"53' 19" Easl, ]947.3] feet to a 1/2" iroll rod stamped ;'PLS 4999" 011
the westerly right-of-way lille of Locust Grove Road;
Thence along the westerly right-of~way line thereof, South 00°) 7'43" West, 664 .04 .leet to
the }'oint ofßeginoiDg.
Contains 29,69 acres, more (lr less,
¡\IATTHEW A BURRELL
IDAHO 1',1.,,$, ii I IJJ?
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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;
2.
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
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-4 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.
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 determining this finding.
4.
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.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
5.
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning of this property to R-4 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;
Staff finds that the proposed application is in substantial compliance with the adopted
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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 determine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
5.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which 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. Staffrecommends 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 staffis unaware.
5/ILf
G CENTRAL CENTRAL D I STR I CT HEALTH DE PARTM E NT
~Btðr.!~ Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
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0 Boise
0 Eagle
0 Garden City
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0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8. After wri~pproval from appropriate entities are submitted, we can approve this proposal for:
ÀSI central sewage 0 community sewage system 0 community water well
0 interim sewage ~entral water
0 individual sewage 0 individual water
)gfg. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division <! E~ronmental Quality:
8éentral sewage 0 community sewage system 0 community water
0 sewage dry lines )3"éentral water
~o. 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: ~~, /~ -
Reviewed By 7~,{;:
/ Z
v Review heet
15726.001EHO904
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
March 8, 2006
1) E-~ (=: ~F~ I --V~ET"-"
City of Meridian 1. \.. .. ,
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Meridian, ill 83642 ,-'; '---. '-: := [) ',/ '-', '--: '--: ; ,--, ~
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Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Basin Creek 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 thirty-one(31) elementary
aged children, twenty-four (24) middle school aged children, and seventeen (17) 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.
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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,
~-øL-
Wendel Bigham
Building & Construction Manager
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AFFIDAVIT OF POSTING
STATE OF IDAHO.
COUNTY OF ADA ,
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100 E. Fairvi Avenue Suite 7 855-0380
(address) (phone)
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I being first duly sworn upon
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Dated this ,6th.
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March , 2006
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SUBSCRIBED AN£) SWORN to before me the day and year first above written.
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