HomeMy WebLinkAboutIrvine Subdivision-REVISED AZ-05-038 PP-05-037
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LA WAND
DECISION & ORDER
RECEIvED
MAY 0 4 2006
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In the Matter of Annexation and Zoning of 38.5 acres from RUT (Ada County) to R-8
(Medium-Density Residential) AND Preliminary Plat approval of 175 single-family
residential building lots and 12 common lots on 38.5 acres, for Irvine Subdivision, by Dyver
Development, LLc.
Case No(s).: REVISED AZ-05-038 and PP-05-037
For the City Council Hearing Date of: April 25, 2006
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of April 25, 2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of April 25, 2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April
25, 2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of Apri125, 2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). REVISED AZ-O5-038! PP-O5-037 - PAGE 1 of 4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of Apri125,
2006 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
stamped REVISED January 24,2006, by Bailey Engineering dated January 19, 2006 is
hereby conditionally approved;
2. The following modifications to site specific conditions were made at the City Council
hearing:
a. That the applicant will provide a sandstone color. solid vinyl fence and
slieht bermine (to prohibit potential draŸ!!gtjnfIltration) adjacent to the
Stevenson's property.
b. The applicant shall dedicated whatever the Îmal rieht-of-way width for SH
20-26 is. as determined by lTD. The applicant shall submit a letter from
ITD if the reQuired rieht-of-way for SH 20-26 is less than 100-feet. Modify
the plat accordimdv.
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of April 25, 2006 incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). REVISED AZ-O5-038 / PP-O5-037 - PAGE 2 of 4
within two (2) years of the approval ofthe preliminary plat or one (1) year ofthe
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
Notice of Final Action and Right to Regulatory Takings Analysis
E.
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: Staff Report for the hearing date of April 25, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA W AND DECISION & ORDER
CASE NO(S). REVISED AZ-OS-O38/ PP-O5-037 - PAGE 3 of 4
By action of the City Council at its regular meeting held on the
mæ-?- ' 2006.
, .
q~
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED ~
VOTED ~
VOTED r
VOTED~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMY de WEERD
--
VOTED
By:
~I
ATTEST:
Copy served upon:
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). REVISED AZ-O5-038! PP-O5-037 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
STAFF REPORT
TO:
FROM:
Hearing Date: Apri125,2006
Meridian City Council
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Planning Commission
Staff: Joe Guenther, Associate Planner
Meridian Planning Department
208-884-5533
SUBJECT
Irvine Subdivision
AZ-05-038 REVISED
Annexation of38.5 acres from RUT to R-8
PP~05-037 REVISED
175 Single~family residential lots and 12 other lots
CUP-05-039- WITHDRAWN
RedHead framage, miaimumlet size, lot lifles \Trith. zero side yard søtbaeks f.or
attaeh.ed prod\:!ets and e,wess bloelc leflgth
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
History of item:
On September 1,2005, the Planning Commission accepted the applicant's request to continue the item
until September 15, 2005. On September 15, 2005 the Planning Commission accepted the applicant's
request to continue the item until October 6,2005. On October 6, 2005 the Planning Commission
accepted the applicant's request to continue the item until October 20,2005. The Planning Commission
accepted the applicant's requests to continue the item to address ITD concerns.
On October 20,2005 the Planning Commission heard the item and recommended approval of the revised
preliminary plat dated September 30, 2005 to the Meridian City Council.
On November 15, 2005, the City Council heard the item and recommended denial as the project was not
in the best interests of the city and the lot sizes were too small.
On January 3, 2006, the City Council accepted the applicant's request to reconsideration and remanded
the item to the Planning Commission with direction to provide a revised preliminary plat.
On January 24,2006, the applicant submitted a revised site plan dated January 19,2006. The applicant
requested to be reviewed under the Unified Development Code and withdrew the request for a Planned
Development (CUP-05-039) under the Meridian City Code. The Planning Department scheduled the item
to be heard at the March 2, 2006 Planning Commission hearing.
The revised request is for annexation and zoning of38.5 acres ofland that is currently zoned RUT in Ada
County. The applicant is seeking an R-8 zone (Medium Density Residential District) for the entire parcel
consistent with the Unified Development Code. The applicant has submitted a revised preliminary plat for
the subject property for 175 single-family lots all with detached products, and 12 common/other lots on
38.5 acres. Amenities for the development have been revised and the request no longer includes a
clubhouse; useable open space has been reduced from 4.61 acres to 1.97 acres or the minimum 5%
required.
2. SUMMARY RECOMMENDATION:
The Meridian Planning and Zoning Commission heard the item on March 2, 2006. At the March 2, 2006
public hearing they moved to recommend approval.
Irvine Subdivision-REVISED
PLZ-O5-038/PP-O5-037
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
a. Summary of Public Hearing:
i. In favor: Kevin Amar (applicant's representative)
ii. In opposition: None.
111. Commenting: Jerry Stevenson
iv. Staff presenting application: Joe Guenther
v. Other staff commenting on application: None.
b. Key Issues of Discussion by Commission:
i. ITD Required Right of way
ii. Lot sizes consistent with Comprehensive Designation
iii. Mike Myers property, stub street location
iv. Open space requirements
v. Acceptance of the CUP withdrawal.
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. None.
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Prelinúnary Plat applications.
Staff is recommending approval of the subject annexation and zoning (AZ-OS-038-Revised), preliminary
plat (PP-OS-037-Revised) for the reasons listed herein and subject to the conditions of approval listed. The
applicant proposes to sewer this development via extensions of mains in Silverleaf Subdivision, which is
temporarily pumping sewage to a discharge point in N. Ten Mile Road. The applicant shall be
responsible for any upgrades to the lift station that may be required. The Meridian City Council heard the
item on November 15, 2005. At the public hearing they moved to recommend denial, on January 3,
2006 the Meridian City Council remanded the revised Irvine Subdivision to the Planning Commission.
Staff has reviewed the revised design dated January 19, 2006 and submitted comments as detailed in the
staff report dated March 2, 2006. On March 2, 2006 the Planning Commission recommended approval
of the revised design as detailed in this report dated April +1-25, 2006
Staff requests that the Council consider recommending a redraw of the Irvine Subdivision to incorporate
the ITD response and required open space as detailed in this report.
PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number(s) AZ-
05-038/PP-05.037 as presented in the staff report for the hearing date of April 25, 2006, and the
prelinúnary plat labeled PP-l, dated January 19,2006 with the following modifications to the
conditions of approval: (add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number(s) AZ-OS-
038/PP-05-037 as presented in the staff report for the hearing date of April 25, 2006, for the
following reasons: (you should state specific reasons for denial of the annexation or plat and you
must state specific reason(s) for denial of the conditional use pennit.)
Continuance
Irvine Subdivision-REVISED
~-O5-038!PP-O5-037
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
After considering all staff, applicant and public testimony, I move to continue File Number(s)
AZ.05-038/PP-05-037 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance,)
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
SE comer ofTen Mile Road and Chinden Road
4Nl W26
b. Owner
Dvyer Development, LLC
36 E. Pine Street
Meridian, Idaho 83642
c. Applicant:
Shawn Nickel
Land Consultants Inc.
52 N. 2nd street
Eagle, Idaho, 83616
d. Representative: Shawn Nickel, Land Consultants, Inc
e. Present Zoning:
COUNTY-RUT
f. Present Comprehensive Plan Designation:
Medium Density Residential- North Meridian Comprehensive Plan Amendment
g. Description of Applicant's Request:
1. Date ofprelirninary plat (attached as Exhibit AI): Revised January 19,2006.
2. Date oflandscape plan (attached as Exhibit A2): Revised February 1, 2006
h. Applicant's Statement/Justification: The proposed overall density (4.55 dwellings per acre) of
the proj ect complies with the City's designation of Medium Density Residential, which
allows for residential densities which allows 3 to 8 dwellings per acre. We believe the use
of the project will provide a development which will complement the sUITounding land
uses and will be a continuation of the Silverleafproject south and east of the site.
4. PROCESS FACTS
a.
The subject application will in fact constitute an annexation and/or rezone as detennined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 6, a
public hearing is required before the City Council on this matter.
Newspaper notifications published on:
Council- March 20, 2006 and April 3, 2006
Planning Commission - February 13, 2006 and February 27,2006
b.
c.
d.
Radius notices mailed to properties within 300 feet on:
Council- March 31, 2006
Planning Commission - February 3, 2006
Irvine Subdivision-REVISED
}Ll-O5-038fPP-O5-037
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
e.
Applicant posted notice on site by: February 16, 2006
5. LAND USE
a. Existing Land Use(s):
Agricultural
b. Description of Character of SuITounding Area:
Agricul turaVU rbanizing
c. Adjacent Land Use and Zoning
1. North: Agricultural Ada County RR, Spurwing Golf Course
2. East: AgriculturaVResidential Silverleaf Subdivision - Meridian City R-4 and Ada
County RUT
3. South: Single Family Residential Silverleaf Subdivision - Meridian City R-4
4. West: Agricultural Ada County RUT - Future Bainbridge Subdivision Meridian
City R-8/PD
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
Road
Extension of mains in Silveleaf Subdivision.
Extension of mains in Silverleaf Subdivision and Ten Mile
Issues or concerns: The future rights-of-way along SH 20/26 Chinden Blvd are
under consultant review by ITD for future requirements for acquisition. ITD has
stated they are not able to purchase the entire amount of right-of-way they may
require for future expansion of SH 20/26 Chinden Blvd, ITD has requested 100
feet of right of way.
2. Vegetation: AgriculturaVIrrigated
3. Flood plain: NA
4. Canals/Ditches Irrigation: Simpson Lateral/ Harrell Lateral
5. Hazards: None Identified
6. Proposed Zoning: R-8
7. Size of Property: 38.5 acres
8. Description of Use: 187 single family residentiallots
f. Subdivision Plat Infonnation
1. Residential Lots: 175
2. Non-residential Lots: 1
3. Common Lots: 11
4. Total Lots: 187
5. Gross Density:
g. Landscaping
4.55 units per acre
1. Width of street buffer(s):
35 feet for gateway corridor on Chinden Blvd
Irvine Subdivision-REVISED
AZ-O5-038/PP-O5-037
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
30 feet (25 required) on Ten Mile Road.
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as useable open space:
The applicant has defined 1.97 acres or 5.1 % open space, Lot 5 Block 2, Lot 9
Block 3, Lot 9 Block 4, Lot 9 Block 5 (See section 5-h for additional analysis)
4. Other landscaping standards:
The landscape architect shall certify that one tree per 8,000 square feet of lawn
has been provided on the landscape plan.
Lot 30, Block 1 shown as unused rights of way on Chinden Blvd SH20/26 to be
retained by the developer shall be landscaped with lawn or other vegetative undercover
until such time as ITD has acquired the property for future roadway improvements.
10 foot pathway along Chinden to be reserved for ITD construction with
SH20/26 improvements will be contained in Lot 1 Block 1.
h. Required Open Space:
The open space does not meet the standards of the UDC as drawn. Please see section 9.2 of
this report for UDC analysis
i. Amenities:
The applicant is required to provide two qualified amenities for single family residential
subdivisions that are 20 to 40 acres in area.
The applicant is showing qualified site amenities as follows:
11-3G-3C~1 - Quality of Life Amenities - None
11- 3G-3C-2 - Recreation Amenities - Pool/tot lot
11-3G-3C-3 - Pedestrian Amenities - None
Amenities shall be generally located in centrally accessible locations and all common
areas shall be maintained by the Irvine Homeowners Association. The applicant is
proposing the pool and tot lot as amenities.
i. Proposed and Required Residential Standards
R-8 (Standards)
Setbacks (*all streets local)
Proposed
Front Living Area
Side Accessed Garage
Front Accessed Garage
Street side
15
15
Required
15
Side
20
20
4
12
15
20
Rear
Street frontage -
20
4
12
Irvine Subdivision-REVISED
llZ-OS-O38/PP.O5-037
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF APRIL 25,2006
With garage facing street
Lot Size -SF detached
With garage facing street
Maximum Building Height
1. Proposed and Required Non-Residential
50
50
5,000
35
5,000
35
Non-residential lots are to be used for amenities and open space. Lot 30 Block 1 is to be
retained by the developer for future right of way acquisition.
m. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
Access to Chinden is to be prohibited. Access to Silverleaf subdivision is as proposed
with connections at Silver River Street, Silverspruce Avenue and Tango Creek Drive. A
stub street with full services shall be provided to the property excluded at the south west
listed as Stevensons property and shown as Stonepine Street.
For a detailed report on the public streets and access points to public streets, please the
attached staff report from the Ada County Highway District (Exhibit C).
6. AGENCY COMMENTS MEETING On February 10, 2006 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' on the North Meridian
Comprehensive Plan Future Land Use Map which is under progress for adoption. The Council
has heard the amendment on two occasions and wi11likely approve the North Meridian
Comprehensive Plan Amendment on March 7, 2006. Never-the-less, the site is currently
designated a Low Density Residential on the 2002 Comprehensive Plan, and the applicant has
requested a step up in density. In Chapter VII of the Comprehensive Plan, medium density is
deemed as areas including single-family homes at densities of three to eight dwelling units per
acre. Although the proposed density (4.55 d.u./acre) is above the minimum target density of3
d.u./acre for Low Density Residential, staff finds that the subject application conforms with the
revised North Meridian Proposal purpose and intent. In the applicant's submittal letter, dated July
15,2005 several Comprehensive Plan policies are listed (please see applicant's letter) and a step
up in density is requested in compliance with the existing comprehensive designation.
Staff also fmds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staffanalysis is in italics below policy):
. Require that development projects have planned for the provision of all public servIces
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
.
Irvine Subdivision-REVISED
AZ-O5-038/PP-OS-O37
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
.
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
Qffice. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The western roadway adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service will not
change.
The northern roadway adjacent to the subject lands are currently owned and
maintained by the Idaho Transportation Department (ITD). This service will not
change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department. the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters to the City
stating that their policy for access to a Type IV Principal Arterial will be at intersections
only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other
than intersections) in special cases and on a temporary basis. Stafffìnds that the proposal of
no access point to Chinden Boulevard (SH 20-26) meets the location requirements of lTD.
Further, staflfinds that Ten Mile Road will serve as the access point to Chinden Boulevard
for all the properties in this section. ITD has conditioned the subdivisionfor additional rights
of way along Chinden Boulevard, a redesign of the proposal dated July 05, 2005 has been
submitted which shows the right-ol-way line at 90 feet to center line for approximately the
first 500 feet east of the centerline ofTen Mile Road.
The applicant is requesting to retain Lot 30, Block 1 of the design dated January 19,2006.
This lot should be noted on the plat that it is for future right of way reservation for when ITD
roadway improvements occur. The width ofrÙz:ht ofwav reservations shall be as set forth bv
the lTD. UDC 11-3H-3c.2
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, benns, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is proposing to
construct a 35-foot wide landscape buffer with a perimeterfence and dense vegetation along
Chinden Boulevard. The applicant is also proposing to construct a 30-foot wide landscape
buffer along Ten Mile Road. Staff is supportive of these widths, as long as the entire bll.ffer
lies outside the ultimate right-ol-way. The applicant will be required to enter into a license
agreement with ITD for the future 10-foot multiuse pathway along SH 20/26 Chinden
Irvine Subdivision-REVISED
AZ-O5-038fPP-O5-037
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
Boulevard to allow the pathway to be constructed within the landscape buffer. Staff added
conditions requiring that the applicant 1) leave an appropriate level area for the pathway
and 2) plant it with sod until ¡TD constructs the pathway. The applicant shall provide noise
abatement in compliance with UDC 11-3H-D.
See Site Specific Conditions in the Preliminary Plat section below in Exhibit C.
.
"Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach"
from the National Center for Bicycling and walking in all land use decisions." (Chapter VI,
Goal II, Objective A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
The additional rights of way for Ten Mile and SH 20/26 Chinden Blvd. will be large enough
to accommodate future pedestrian and bicycle lane as well as interconnection of sidewalks
along arterial roads.
.
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density residential
uses on the Comprehensive Plan Future Land Use Map.
.
Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities (Chapter VII, Goal IV,
Objective C, Action 10)
The subject property is designated Medium Density Residential on the North Meridian Future
Land Use Map which identifies this area as an appropriate area for medium density
residential development. This proposal meets the Comprehensive Plan definition of medium
density, with a gross density of 4.55 dwelling units per acre. Staff has reviewed Irvine
Subdivision under the Medium Density Residential North Meridian Future Land Use Map
designation. Currently, the applicant has requested a "step up" in density from the 2002
City of Meridian Future Land Use Map. Staff supports the "step up" from low density
residential to medium density residential.
.
"On-street bikeways should be incorporated on all future Collector streets." (Chapter VI,
Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway mid-mile between
Ten Mile Road and Black Cat Road, and between Chinden Boulevard and McMillan Road.
The proposal will provide connection to Ten Mile Road which will provide interconnection to
future collector streets.
Staff finds that the vrovosed zonin!! and subseQuent uses (sinf!.le-familv homes) will be
harmonious with and in accordance with the Comvrehensive Plan.
8. ZONING ORDINANCE
Irvine Subdivision-REVISED
flLZ-O5-038/PP-05-037
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-2lists single-family residential
development uses as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
MEDIUM DENSITY RESIDENTIAL DISTRICT (R-8) the purpose ofthe 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 colTesponding housing types that can be accommodated within the density range. Residential
land uses are also allowed within the O-T, TN-C, and TN-R districts as set forth in Chapter 3
Article D.
c.1l-3G-l:
Common Open Space and Amenity Requirements
The regulations of this Article are intended to provide for common open space and site amenities
in residential districts that improve the livability of residential neighborhoods, buffer the street
edge, and protect natural amenities.
d. ll-3H-l Development along Federal and State Highways
The regulations ofthis Article are intended to achieve three purposes: 1) limit access points to
state highways in order to maintain traffic flow and provide better circulation and safety within
the community and for the traveling public, 2) to preserve right~of-way for future highway
expansions, and 3) design new residential development along state highways to mitigate noise
impacts associated with such roadways.
9. ANALYSIS
9a. Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed Single Family Residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1.1 The annexation legal description submitted with the application (stamped on July 1, 2005
by Clinton Hansen, PLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517, when
services are available from the City of Meridian. Wells may be used for non-domestic
purposes such as landscape irrigation.
Irvine Subdivision-REVISED
AZ-O5-038fPP-O5-037
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
1.4 That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All future uses shall not
involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
1.5 UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require
a property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the homogenous nature of onlv
residential uses. and the comoliance with Meridian Citv Unified Develooment Code. staff
believes that a Develooment Agreement is not necessary to ensure that this propertv is
developed in a fashion that is consistent with the comorehensive plan designation and does not
negatively impact nearbv properties. If the Commission or Council feels a development
agreement is necessary staff recommends a clear outline of the commitments of the developer
being required.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access:
Connectivity (Silverleaf Subdivisions):
The stub street from Silverleaf Subdivision shall connect from N. Silverspruce Avenue and
again from W. Tango Creek Drive. The subdivision is constrained by previous development
in the areas east and south of the site and is bound by ACHD and ITD policies of
interconnectivity. No direct access to Chinden Boulevard SH 20/26 is approved with this
subdivision. No direct access is allowed to Ten Mile Road is approved outside of the point
ofconnectionpennitted by ACHD.
A new stub street has been proposed to the Stevenson property in the southwest comer of the
site. This stub street shall have future connections from Stonepipe Street to the west.
The Myers Property lies directly east of the site along Chinden Blvd. and by policy requires a
frontage road. It is anticipated that Silver River Street will serve as the required frontage road
to SH 20/26- Chinden Blvd. The stub street connection to the east of the site has been
provided closer to Crunden to provide interconnectivity than required by ITD. Silver River
Street shall connect through to the mid section connection to Crunden Blvd but the width of
the right of way on Chinden may affect the location of the stub street.
2.2. Landscaping: Staff is generally supportive of the landscaping design with the following
considerations:
Perimeter fencing along Chinden Blvd shall be designed according to the noise mitigation
standards found in UDC ll-3H to be maintained by the home owners association.
The 30 feet of right-of-way landscaping on Ten Mile Road and 35 feet of landscaping on
Crunden Boulevard shall be maintained by the Home Owners Association.
A sidewalk connection along Ten Mile Road shall connect to the right of way for Chinden
Blvd through Lot 30, Block 1.
Irvine Subdivision-REVISED
AZ-O5-038/PP.O5-037
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
Lot 30 Block 1 shall have a clear termination deEmed as to the future lot line along Ten Mile
Road.
Prior to final plat the applicant shall submit a landscape plan depicting the required changes
to the landscape plan as detailed by this report.
2.3 Tree Mitigation: 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 are removed. The applicant should coordinate a tree protection/mitigation
plan with Elroy Huff at the Meridian Parks Department.
2.4. Ditches. Laterals. and Canals: All itrigation ditches, laterals or canals, exclusive of
natural watelWays, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. Settlers Irrigation District has the Harrell lateral and the Simpson
Lateral on this site and has co1i1mented on the proposal as showing compliance with the
required improvements.
2.5 Pressure Irrigation: The City of Meridian requires that pressurized iITigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or 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 ll-3B-6. See Site Exhibit B below.
2.6. Fencin!l: The applicant is proposing to construct a minimum of a five foot tall solid fence
around the perimeter of the site with five-foot open fencing along common areas. A detailed
fencing plan should be submitted upon application of the fmal plat. Additional standards for
fencing and details of fencing material shall be submitted at the time of the fmal plat. 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 City Code in effect at the time the permit is issued. Fencing on SH 20/
Chinden Blvd should comply with all ITD requirements for noise abatement and shall be
placed on a 6' berm as shown on the landscape plan and meet the elevation and construction
standards ofITD. The applicant shall comply with all fencing standards as listed in UDC 11-
3A-7.
2.7 Unimproved Right-of-Way: Meridian City Code requires a 10-foot wide gravel shoulder
abutting right-of-way where the unimproved portion of the right-of-way is greater than 13
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Wark Program. The remainder of the unimproved
right-of.way should be landscaped with lawn or other vegetative groundcover. Ten Mile
Road shows an 8-foot gravel shoulder where Chinden Blvd shows a 12-foot gravel edge
abutting this site these dimensions meet the intent of this section with the remaining portion
of the right-of-way being landscaped with lawn or other vegetative groundcover.
2.8 SH 20/26 Chinden Blvd: The applicant shall enter into an agreement with ITD to place
the required sidewalk/pathway within the required landscape buffer. The applicant is not
Irvine Subdivision-REVISED
AZ-O5-038/PP-O5-037
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
required to construct the pathway at this time. The City of Meridian does require cooperation
between the applicant and ITD to resolve the details of the future lO-foot pathway as detailed
by ITD's cross section submitted with the November 15, 2005 transmittal. ITD shall
detennine the required right of way width UDC 11- 3H.
2.9 Amenities: UDC 11-30 requires properties with more than twenty acres to provide two or
more qualified site amenities to be provided as part of each plat. The proposed amenities for
the subject planned development include: open space and recreational amenities of tot lot and
pool. The proposed open space is shown to make up 5.1 % ofthe site; an additional 5%
minimum is required to qualify as an amenity.
2.9a Common Open Space: is shown by the applicant as Lot 5 Block 2, Lot 9 Block 3,
Lot 9 Block 4, Lot 9 Block 5, Lot 9 Block 8, Lot13 Block 10 and Lot 11 Block 6.
.
Lot 5 Block 2 must be reduced by approximately 6,075 sq/ft for the parking lot to
31,767 sq ft of common open space.
Lots 9 blocks 3, 4, 5, and 8 are qualified street buffers (UDC 11-30-3B4) for a total
of(32,186x 50%) 16,093 square feet.
Lot 11 Block 6 does not qualify as it is not 50x1O0 in area (UDC 11-30-3Bla)
Lot 13 Block 10 is an active use lot of 4,429
.
.
.
The total qualified open space is 55,289 sqlft which is 3.1 percent qualified open space.
2.9b Qualified Site Amenities:
Quality of Life Amenity: None Provided
Recreation Amenities: Tot Lot, Swimming pool
Pedestrian or bicycle circulation system amenities: None Provided.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: Revised January 19,2006)
2. Landscape Plan (dated: Revised February 1, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Settlers Irrigation District
C. Idaho Transportation Department letter dated October 3, 2005
D. Legal Description
E. Required Findings from Zoning Ordinance
Irvine Subdivision-REVISED
AZ-O5-038/PP-O5-037
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
A. Drawings
1. Preliminary Plat (dated: AMENDED January 19,2006)
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Irvine Subdivision-Revised
Exhibit A Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25, 2006
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Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
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Irvine Subdivision-Revised
Exhibit A Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as PP-1 prepared by Bailey Engineering, revised January 24, 2006,
is approved, with the required amendments and conditions listed herein. All comments/conditions
of the accompanying Annexation/Zoning (AZ-05-038-Revised) shall also be considered
conditions of the Preliminary Plat (PP-05-037-Revised).
The applicant shall construct a 30-foot landscape buffer along Ten Mile Road and a 35-foot
buffer along Chinden Blvd. The sidewalks within these buffers shall be placed as to line up with
existing buffers in neighboring subdivisions.
That the applicant shall certify that Lots 8 and 10 of Block 3 have the required 50 feet of frontage
as required by ODC 11-2A.
That the applicant shall certify prior to final plat submission that a minimum of five (5) percent
common open space has been provided in compliance with UDC 11-3G-3a.1
The applicant shall place a note on the plat to note that Lot 30, Block 1 of the design dated
January 19, 2006 is for future right of way reservation for when ITD roadway improvements
occur and shall not be used as a reservation strip to limit access to the public right of way. The
ITD is currently reQuestine: tOO-feet of rie:ht-of-way for SH 20-26 adjacent to this DfODerty.
The aPDlicant shall dedicated whatever the final rie:ht-of-way width for SH 20-26 is. as
determined by lTD. The aDDlicant shall submit a letter from ITD if the required rieht-of-
way for SH 20-26 is less than tOO-feet. Modify the Dlat accordine:ly.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Ten Mile Road as required by ACHD.
The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Chinden Boulevard as required by lTD.
A landscape plan shall be submitted prior to fmal plat showing the landscaping in relation to the
changes required by this report. The submitted two-page landscape plan prepared by Bailey
Engineering, dated February 1, 2006 is not approved. The following should be included in a
revised landscape plan:
.
Lot 30, Block 1 shown as unused rights of way on shall be landscaped with lawn or other
vegetative undercover until such time as ITD has acquired the property for future roadway
improvements.
.
The pathway along Chinden Blvd shall be 10' wide.
.
The applicant shall provide a continuation of the Ten Mile Roadway sidewalk through Lot 30
Block 1 for pedestrian connection to Chinden Blvd SH 20/26.
.
The applicant shall provide a landscape design in Lot 1, Block 1 consistent with noise
abatement standards for residential uses along state highways in accordance with UDC 11-
3H-D.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
.
All parking lot landscaping shall comply with UDC lI-3B-8 and approved with a certificate
of zoning compliance.
.
Where the Simpson/Harrell Lateral is being covered, all vegetation shall be installed as
depicted. If the Settlers Irrigation District restricts the type and quantity of vegetation, the
landscape buffers shall be increased as to accommodate the plan as approved or the applicant
may apply for alternative compliance.
.
A minimum of five percent common open space shall be provided in accordance with UDC
1I-3G.
.
Provide a sandstone color. solid vinyl fence and slie:ht bermine: (to prohibit potential
drainae:e infiltration) adjacent to the Stevenson's property.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning Department.
1.1.9 All road drainage shall be contained on site in the drainage swales/areas as depicted.
1.1.10 Maintenance of all common areas shall be the responsibility of the Irvine Subdivision
Homeowners' Association.
1.1.11 Other than the public street access approved by ACHD, direct lot access to Chinden Boulevard
and Ten Mile Road is prohibited. A note shall be placed on the final plat restricting access to
Chinden Boulevard and Ten Mile Road.
1.1.12 Place a note on the face of the final plat stating that all future front garage setbacks shall be 20-
feet as measured from the property line or the back of sidewalk, whichever is more restrictive.
1.1.13
All irrigation ditches, laterals or canals, exclusive of natural waterways, the Simpson Lateral and
the Harrell lateral, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be covered in compliance with UDC 1I-3A-6, unless otherwise approved by the
City and the Irrigation District(s).
1.1.14 The applicant shall grant a pedestrian easement for the pathway within the landscape lot along
Chinden Blvd.
1.2
1.2.1
GENERAL REQUIREMENTS-PRELIM:INARY PLAT
1.2.2
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 1l~3A-I7.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-I8 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 1I-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 1l~3A-18, then the applicant shall relocate the
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25, 2006
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If pennanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC ll-3A-6,
unless otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non~approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B.
2. Public Works Department
2.1 Pennanent sanitary sewer service to this development is to be provided by the undeveloped
"North" Black Cat service area. The applicant proposes to sewer this development via extensions
of mains in Silverleaf Subdivision, which is temporarily pumping sewage to a discharge point in
N. Ten Mile Road. The applicant shall be responsible for any upgrades to the lift station that may
be required.
The applicant shall install all mains necessary to provide service; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard fonns of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
confonnance of City of Meridian Public Works Departments Standard Specifications.
2.2
2.3
2.4
2.5
Water service to this site is being proposed via extension of mains in SilverleafSubdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
Provide a 20-foot easement for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The description shall be consistent with the graphically
depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal
description, which must include the area of the easement (marked EXHIBIT A) and an 8112" x
11" map with bearings and distances (marked EXHffiIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the
plat referencing this document.
The preliminary plat shows sewer mains being installed in the conunon lots between the attached
products. Any sewer mains located in these areas would need to be protected by a standard 20-
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25, 2006
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
foot City of Meridian sewer easement, and free of mature landscaping. Additionally a 14- foot
wide all weather access road shall be placed over the sewer main to facilitate cleaning and
maintenance of the sewer system and its appurtenances.
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
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. 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 shall be removed prior to signature on the fmal plat by the City Engineer.
Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" easement past the sidewalk.
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 fof non-
domestic purposes such as landscape irrigation.
The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off-street parking areas. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
A letter of credit or cash surety in the amount of 110% will be required for all illlcompleted
fencing, landscaping, amenities, pressurized itrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized itrigation 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.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
2.16
2.17
2.18
2.19
2.20
2.21
It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be perfonned in comonnance with city code
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
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
3. Fire Department
2.22
2.23
3.1 Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 500
feet apart. International Fire Code Appendix C.
3.3 Final Approval ofthe fIre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements ofthe!FC Section 509.5.
3.4 Entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.6 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.7 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
3.8 Building setbacks shall be per the International Building Code for one and two story construction.
3.9 The roadways shall be built to Ada County Highway Standards cross section requirements and 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.
3.10 The proposed 200-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 580 residents at build out.
3.11 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Joe Silva (888-1234) to address
this concern prior to the public hearing.
3.12 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.13 The fire department requests that any future signalization installed as the result of the
development of this proj ect be equipped with Opticom Sensors to ensure a safe and efficient response
by fire and emergency medical service vehicles. This cost of this installation is to be borne by the
developer
3.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) 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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on Silver River Street.
Please contact the Police Chief for detailed review of any development proposal and submit
stamped (approved) plans with your final plat application.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth
in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C.
This condition will apply to the section of pathway to be located along SH 20/Chinden Blvd.
4.2
4.3
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Specific Conditions of Approval
7.1 Dedicate a total of 48-feet of right-of-way along Ten Mile Road and construct a minimum 5-foot
wide concrete sidewalk along Ten Mile Road, located a minimum of 41-feet from the centerline of
the right-of-way.
7.2 Construct the main entrance to intersect Ten Mile Road approximately 50S-feet north of the south
property line, as proposed.
7.3 Extend North Silverspruce Avenue into the site from the south property line (approximately 550-feet
east ofTen Mile Road), as proposed.
7.4 Extend West Tango Creek Drive into the site from the east property line (approximately 240-feet
north of the south property line), as proposed.
7.5 Construct a stub street (West Silver River Street) to the east property line approximately 165-feet
south of State Highway 20/26 (Chinden Boulevard), as proposed. Install a sign at the tenninus of the
roadway that states, "this roadway will be extended in the future."
7.6 Construct W. Stonepine Street as a stub street to the west property line located approximately 120-
feet north of the south property line. This stub street will serve the undeveloped 1.44-acre parcel to
the west. Install a sign at the tenninus of the roadway that states, "This roadway will be extended in
the future."
7.7 Construct North Sunny Cove Street, North Santa Rita Avenue, North Seacliffe Avenue and North
Silver River Street (from Santa Rita Avenue to North Seawind Avenue) as 34-foot street sections with
rolled curb, gutter and detached 4-foot concrete sidewalks that are separated from the curb line with a
5-foot wide planter within 52-feet of right-of. way, as proposed. Provide the District with
documentation showing the review and approval ofthe reduced street section. Comply with the
District's Tree Planter Width Interim Policy***see Finding of Fact 5 on page 6 ofthis report for
further infonnation regarding this policy.
7.8 Construct North Silverspruce Avenue and West Tango Creek Drive as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet ofright-of~way, as proposed.
7.9 Construct 20-foot wide alleys within the subdivision. Pave the alleys their full width of20-feet and
construct the alley intersections to be a minimum of 15-foot radii. Provide a minimum of 22-feet of
clear distance from the back of the parking stall (or garage) to the opposite side ofthe alley. Parking
in alley is prohibited. The proposed parking lots accessing the alley are acceptable and approved with
this application.
7.10 Construct four knuckles without center islands within the subdivision, as proposed.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
7.11 Construct a left turn lane on Ten Mile Road at the main entrance. Coordinate the design ofthe turn
lane with District staff.
7.12 Construct a right turn lane on Ten Mile Road at the main entrance. (the turn lane must include both a
taper and a lane). Coordinate the design of the turn lane and taper with District staff.
7.13 Comply with requirements ofITD for State Highway 20-26 (Chinden Boulevard) frontage. Submit
to the District a letter from ITD regarding said requirements prior to District approval of the final plat
or issuance of a building pennit (or other required pennits), whichever occurs first. Contact District
III Traffic Engineer at 334-8340.
7.14 Other than the access point that has specifically been approved with this application, direct lot access
to Ten Mile Road is prohibited. A note will be required on the final plat stating this access restriction.
7.15 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.16 Any existing irrigation facilities shall be relocated outside ofthe right-of-way. All utility relocation
costs associated with improving street frontages abutting the site shall be borne by the developer.
7.17 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.18 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7.19 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or
other required pennits), which incorporates any required design changes.
7.21 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.22 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
7.23 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342.1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190
in the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.24 No change in the tenns and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
Exhibit B Page 8
8.
8.1
8.2
8.3
8.4
8.5
8.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
7.25 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
Settlers' Irrigation District
All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are Simpson Lateral (40' easement), Hanell Lateral #21 (20'
easement). Contact SID for additional requirements.
A Land Use Change Application must be on file prior to any approvals.
A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
Any Change to the existing iITigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
All storm drainage must be retained on-site.
The development must supply pressure iITigation access to all lots within the above-mentioned
subdivision from the CUITent delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure irrigation system an agreement must be in place prior to the pre-
construction meeting.
Exhibit B Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
Exhibit C. Idaho Transportation Department (three pages, two comments by Sue Sullivan and one
page of "Adjacent to Residential Option 1") Dated October 3, 2005.
IDAHO TRANSPORTATION DI!!PARTMeNT
P.O. Box 8028
Boise, ID 83714.8028
TfIM8POIIfAfDt -..a
Charles Winder
CfI8irmBn
John X. Combo
V.œ CII8Jmun
District 6
John McHugh
DIslrlç11
Bruce Sween$y
DislrlCI2
Monle McClure
DIstrict 3
Gary Blick
DistrlcI4
Neil Miller
DIslrJetS
David Ekern, P.E.
0I1fICfOI'
Sue Higgins
Boarri $øcJWilfY
Exhibit C Page 1
(208) 334-8300
ild.idaho.gov
October 3, 200S
VIA FAX: 208-888-6854
Cily of Meridian Planning Department
660 E. Watertower, Ste. 202
Meridian. ID 83642
Aun: Joe Guenther
RE:
ANNEXA TlON/REZONEIPRELIMINAR Y PLAT
Route: US Highway 20126
Location: SE Comer ofTen Mile & 20126
Name; Irvine Subdivision (Dyver Development. LLC)
Dear Mr. Guenther.
Thank you for allowing the Idaho TranspOl1ation Departmem (11m the opportunity to comment on
the applicant's preliminary plat for the property located at the SE comer ofN. Ten Mile & Chinden
Blvd. (US 20126). Meridian, Wahoo lTD offers the following comments:
General Comment:
I thought perhaps we had negleçted to comment at the annexation/rezone stage. Per loday's
conversation with Meridian staff. I now understand that this is the annexation/rezone Stage. I do not
feel as shy about requesting appropriate redesign ofthe subdivision.
Past comments on US 2OJ26 setbacks. A few developments along US 20/26 were designed, per
ITO comment during 2004, 10 meet a setback of 70' from the centerline of the existing highway.
This setback would have provided enough room for I.) a painted median treatment or 2.) an urban
storm sewer treatment
Given the high volumes forecast for this route. we desire a wider median (28') that will provide a
higher leye! of safety for the traveling public. The storm sewer treatment is not desirable due to the
challenges of finding outlet opportunities. A ditch section that can detain and infihrate some of the
drainage is a more sustainable design.
Study/Schedule. frO and COMPASS recently began the US 20t26 Corridor Study. The goal of
this study is to preserve the corridor for future capacity improyement needs (widening). The scope
includes public inYolvement, a concept report/corridor plan. access management, and an
environmental document. An environmental document and funding are needed before we can
pnxeed with right of way acquisition. The scope does not include final design. nor is there funding
available to construct any widening. Developers and buyers should be made aware that
improvements to US 20/26 will not happen for some time.
We haye moved the design of some alternative typical sections forward in the project development
process in an attempt to stay abreø.st of development and anticipate future sethack needs. Any
designs we show you at this time may be modified during the project design.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25, 2006
Reeoounendøüons for Irvine Subdivision.
r understand there is a redesigned piaL r have POt 5eenthis design yet My comments refefence a plat dated 715/05.
The current setback to the back property line of the lots fronting US 20126 is 105' hom the centerline of the existing
pavement A desÎfable setback to the back property line of the 10lS would be 135'. Compromises to the typical section
could have included the following:
. A storm sewef sectioo could be accommodated in the current sile design. Concerns about this lfeatmeot have
been noted above. This is not II desirable option. The developei' presented a logkal argument that we already
had the 70' setback constraining Wf solutions. As I review the plats. this only significantly affects about 500' in
SilverJeaf sub. We can wofk with that.
. The pedestrian refuge could be slightly narrowed; however, per conversations with Meridian staff this was an
important feature, given the pavement widths, and we support thaI.
. II is possible that narrowing the ditch seçtioo could be investigated. I will not have the hydraulic design data to
support that without further design. I would be very concerned that. given the flat grades ¡othe area, and that
the highway ditch accepts regular reoccurring water from the landscape area, a ditch with less capacity would
cause saturation of the subgrade.
Frontage/Backage Road
Per the City of Meridian ordinance, a collector type facility should be constructed roughly parallel to US 20126.
Then: is a road on the Silverleaf plat called Kingwood. It appears to be the rutile Irvine residents would use to access the
commercial area at Lochsau and also the proposed elementary schooL On the Irvine plat. the same road is called West
Tango creek? West Tango Creek (aka Kingwood) should be redesigned to serve a better collector function, ie,
minimize, if not eliminate, any residential frontage.
Tramc Impact Study
Improvements at the intersection of N. Ten Mile and US 20/26 should be considered to accommodate the highway
entry/exit movements of vehicles resulting from the subject development/application. The applicant should complete a
Traffic Impact Study at the intersection to assess highway impacts and to reconunend what. if any, impmvemems (i.e.
accelerationldc:celeration lanes. centl:r tum bays, etc.) are necessary. We have not received this data to date. As noted
above, no funds for these improvements by ITD are available in the near futufC, Any necessary improvements require
an approved pennit from the ITO prior to construction.
Nuise Abatement
The developer should be requiced to construct noise abatement per ordinance.
Typical Section. Please refer 10 the Typical Section faxed to you. Dated 10/3/05. Titled "Adjacent to residentia\-
Option ¡". This typical would be appropriate for this location.
If you have questions. please contact me (208) 334-8955.
Sincerely,
~ ~II(~
Sue Sullivan
Sr. Transportlltion Planner
ss:ah
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25, 2006
Exhibit C Page 3
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
D. Legal Description
II
SURVEY
GROUP
::~T7J V--'}
ALIG 0 q 700:1
.Me:~~¡:¡~IWC;-~--_m .
SUite 150
Meridian. Idaho 83M2
Phone (208) 846-8570
Fax (209) 884-5399
....--.-....................
Project No. 05-124
Irvine Subdivision
Annexation Description
RUT to R~8
June 16.2005
Revised August 8, 2005
A parcel ofland located in the West 1/2 ofthe NW 1/4 of Section 26, TAN.,
Rl W., 8.M., Ada County, Idaho, more particularly described as follows: BEGINNING
at the corner common to Sections 22, 23, 27, and the said Section 26;
Thence South 89°10'58" East, 1313.78 feet to the West 1/16 corner common to
said Sections 23 and 26;
Thence South 00°29'18" West, 1317.21 feet to the NW 1/16 corner;
Thence continuing and along the EM! line oflhe SW 1/4 of the NW 1/4 South
00029'18" West. 60.46 feet;
Thence North 89°09'47'" West, 1023.02 feet;
Thence North 00°21'10" East, 270.36 feet;
Thence North 89°09'47'" West, 287.51 feet to a point on the West line of said
Section 26;
Thence North 00°21 '10" East, 1106.88 feet to the Point ofBeginnîng. Containing
39.71 acres, more or less.
D. Terry Peugh, PLS
Profe~$lonal Lnnd Sufveyof$
Exhibit D Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
E. Required Findings from Zoning Ordinance
Annexation Findings: UDC 11-5B-3E
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:
A. The map amendment complies with the applicable provisions of the comprehensive plan;
The applicant is proposing to zone the subject property to R-8 Medium Density Residential District.
The Council finds that the proposed zoning map amendment complies with the applicable
provisions of the comprehensive plan. In Chapter VII ofthe Comprehensive Plan, 'medium density'
is defined as areas including single-family homes at densities of three to eight dwelling units per
acre; 'low density' consist of single-family homes at densities of three dwelling units or less per
acre. The Council [rods that the requested residential zoning designation, R-8, is hannonious with
and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates
the SE comer of Chinden Blvd and Ten Mile Roads to be "Low Density Residential", this is also
consistent with the request for a 'Step-up' to the medium density residential designation and the
future North Meridian Comprehensive Plan Amendment. The density proposed with the
preliminary plat is consistent with previous Commission and Council actions and generally
confonns to the goals, objectives, and action items contained in the Comprehensive Plan for these
low density areas with a request for a 'step up' in density.
The Council frods that the proposed zoning is in general confonnance with the comprehensive plan
(please see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action
items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Concurrent with the annexation and zoning application, the applicant has submitted a preliminary
plat that proposes single-family detached residential products on the subject site (PP~05-049-
Revised dated Jan 19, 2006). The Council does not anticipate that the applicant plans to rezone the
subject property in the future if the accompanying PP application is approved. The Council finds
that the single-family homes would be allowed (pennitted) within the requested R-8 district. The
entire site is being proposed as residential and upon build-out the Council would not anticipate
changes of usage for this site.
C. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The applicant has submitted elevations for the proposed units which will be designed and
constructed to meet similar architecture to the single family detached residences of the near
vicinity. The Council believes that the design of these single family attached dwelling units will be
compatible with the adjoining uses and transitional in nature to anticipated lower density uses north
of the site in Spurwing development and the adjacent subdivisions also in the medium or low
density comprehensive designations. The Council finds that the proposed development will change
the existing character ofthe area, which is still largely rural. However, the proposed development is
generally harmonious with the intended character envisioned by the Comprehensive Plan. The
Council does not find that the proposed zoning/uses will not be detrimental to the public health,
safety, or welfare. Further, the Council does not anticipate that the proposed uses will be hazardous
as long as the applicant complies with the conditions contained in Exhibit B and all City Code
Exhibit E Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
provlSlons. The Commission and Council rely on any oral or written testimony that may be
provided when detennining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and,
There have been no recent street improvements in the area. The abutting roadway Ten Mile Road is
not in ACHD's Five Year Work Program or CIP (20-year plan) for road widening. Silver leaf and
Bainbridge Subdivision to the south and west have been tentatively approved for development
similar to what is being proposed with Irvine Subdivision. The subject property is generally
surrounded by rural residential acreages. The Council does not find that there has been a change in
the area that dictates that this property should be rezoned. The Commission and Council rely on
staffs analysis, public testimony received and any comments submitted from any other agencies or
departments regarding whether this property should be annexed.
Other urban services, such as water, are near to this site and the applicant should be able to extend
such services to the site. The Council finds that the subject site is proposed for development in a
fashion similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway impact fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in Exhibit
B7.
On February 12, 2005, a joint agency/department comments meeting was held with representatives
of key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, the Council finds that except for sanitary sewer, the
public services listed above can be made available to accommodate the proposed development. The
Commission and Council reference any written and/or verbal testimony submitted by any public
service provider, regarding their ability to adequately service this project.
The Council does not find that there has been a change in the area that dictates that this property
should be rezoned. The Commission and Council rely on staffs analysis, public testimony received
and any comments submitted from any other agencies or departments regarding whether this
property should be annexed. The Council 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.
E. The annexation is in the best of interest of the City (UDC 11-5B-J.E).
Due to the residential nature of the !!eneral vicinitv. the project's conformance to the Unified
Development Code. and the applicant's agreement to abide by the conditions of approval contained
in this staff report. the Council finds that the annexation and zonin!! of this property to R-8 would
be in the best interest of the Citv.
2. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Council shall consider the
objectives of this Title and at least the following:
A. The plat is in conformance with the Comprehensive Plan;
Please see Annexation Findings Item A above.
Exhibit E Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 25,2006
B. Public services are available or can be made available and are adequate accommodate the
proposed development;
Please see Annexation Findings Items C and D above
C. The plat is in conformance with scheduled public improvements in accord
the City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. There is public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The development will not be detrimental to the public heath, safety or general welfare; and
The Council is not aware of any health, safety or general welfare problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACHD and ITD consider road safety issues in their analysis. The Commission and Council
reference any public testimony that may be presented to detennine whether or not the proposed
subdivision may cause health, safety or environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
The Council is not aware of any natural, scenic or historic features which require preservation. The
applicant will be required to improve all waterways which are existing on this site.
Exhibit E Page 3