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HomeMy WebLinkAboutHendrickson Subdivision AZ -~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I 6,2006 STAFF REPORT TO: Hearing Date: 5/16/2006 Mayor & City Council FROM: Joe Guenther, Associate City Planner & C. Caleb Hood, Current Planning Manager Meridian Planning Department 208-884-5533 rl ~g /rn,"", 1~ . - ", '-/Vl tJ rldiân -t ; '\ \ Il),\ - () ~ '..q~ J . r. /0 ~,,~;\> r'r .'-t.".., , .,~ " --"~l,o;-,.c"',S':l,t" ";\';1 SUBJECT: Hendrickson Subdivision AZ-06-012 Annexation and Zoning of 9.43 acres from RUT (Ada County) to R-2 (Low-Density Residential). PP-06-010 Preliminary Plat approval of 18 single-family residential building lots and 11 common lots on 18.84 acres in a proposed R-2 zone. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Kingsbridge Properties, LLC, has applied for Annexation and Zoning (AZ) to R-2 (Low-Density Residential) for 9.43 acres of property currently zoned RUT in Ada County. The site is located on the south side of Victory Road and on the east side of Selatir Way, approximately 1,500 feet east of Locust Grove Road. Currently, there is one single-family home and associated outbuildings on this site which will be platted as Lot 10 Block 2. The subject property is within the Urban Service Planning Area. 2. SUMMARY RECOMMENDATION 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 Preliminary Plat applications. Staff is recommending approval of the proposed Hendrickson Subdivision (AZ~06-012 and PP-06-0l0) with the conditions listed in Exhibit B of the Staff Report. The Meridian Planning and Zoning Commission heard the item on April 4, 2006. At the public hearing they moved to recommend approval. a. Summary of Public Hearing: i. In favor: Ken Elliott, Gordon Bates, Don Hendrickson, Christine Hendrickson ii. In opposition: David LaVigne, Leonard Vanskoy iii. Commenting: Tim Petchy, Shelly Robertson, Lisa Becker, Jerry Larsen, Virginia Welkerstein, Susan Brender iv. Staff presenting application: C. Caleb Hood for Joe Guenther v. Other staff commenting on application: Bill Nary b. Key Issues of Discussion by Commission: i. Access to Bott Lane; ii. Design of open space area; iii. Limiting some of the lots to single story; and, iv. Stub streets. c. Key Commission Changes to Staff Recommendation: i. Accepted the revised preliminary plat; ii. Restrict the building heights in Block 3 to the same height as the buildings in Block 2; and, Hendrickson Subdivision AZ-06-0 12/PP-06-0 1 0 PAGEl -l, -. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I 6, 2006 iii. Allow the existing home within this subdivision to access Bott Lane until Hendrickson Avenue is extended as a public street to the southeast. d. Outstanding Issue(s) for City Council: i. See Section 10 below; ii. Clarification on how tall the homes on Block 3 shall be allowed to be (see last bullet point in the Development Agreement provisions in Section 10) - The applicant offered at the public hearing to set the homes on Block 3 back 25-feet from the rear property line. 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ- 06-012 and PP-06-0 1 0 as presented in staff report for the hearing date of May 16, 2006 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ- 06-012 and PP-06-010 as presented in the staff report for the hearing date of May 16, 2006 for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Numbers AZ-06-012 and PP.06-010 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 4240 East Bott Lane; 3Nl E28 b. Owners: Kingsbridge Properties, LLC 661 Rivershore Ln, Ste 120 Eagle Id 83616 And Donald G. Hendrickson 4240 Bott Lane Meridian Id 83642 c. Applicant: Gordon Bates, Vision First~ Kingsbridge Properties d. Representative: e. Present Zoning: Gordon Bates, Vision First. RUT (Ada County) f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the subject 9.43 acres to R-2 and Preliminary Plat approval of 18 Hendrickson Subdivision AZ-06-0 12/PP-06-0l 0 PAGE 2 \, . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY J 6, 2006 single-family buildable lots and 3 common lots. All of the homes within the development are proposed to be single. family detached. All of the proposed lots confonn to the dimensional standards of the R~2 zone except Lots 1 and 2 Block 2 which shall have shared driveways. The average lot size in the proposed development is 18,406 square feet where the average new home lot will average 14, 170 (all lots except Lot 10 Block2). The gross density of the project is 1.9 dwelling units per acre. Approximately 5% (.47 acres) of the site is being set aside for open space and the applicant is not showing the parkways with the open space. The applicant is proposing to tile the canal bisecting the property. 1. Date of preliminary plat (attached in Exhibit A): 2. Date oflandscape plan (attached in Exhibit A): January 13, 2006 January 10, 2006, revised March 28, 2006 h. Applicant's Statement/Justification: The applicant has requested an R-3 district *no longer exists, staff has amended the request to be consistent with the R-2 district. Access will be taken from the future Kingsbridge Way and stubbed north and south of the site. Larger lots have been provided adjacent to the properties north and east of the site. We feel that these items, coupled with parkway streets will provide the city with a fine development (please see Applicant's Submittal Letter for more infonnation.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: March 20th and April 3rd, 2006 (for Planning & Zoning Commission hearing) and April 24th and May 8th, 2006 (for City Council hearing) d. Radius notices mailed to properties within 300 feet on: March 15th, 2006 (for Planning & Zoning Commission hearing) and April 21 S\ 2006 (for City Council hearing) e. Applicant posted notice on site by: March 26th, 2006 (for Planning & Zoning Commission hearing) and May 6th, 2006 (for City Council hearing) 6. LAND USE a. Existing Land Use(s): There is one single-family home and some associated outbuildings on this site. The existing home will be retained on a 2.08 acre lot. b. Description of Character of Surrounding Area: This area contains five-acre lots surrounded by older Ada County rural developments. There are existing RUT subdivisions to the north and east. This area is rapidly transitioning from rural to low density urban. c. Adjacent Land Use and Zoning: 1. North: 5-acre Single-family lots within Bridlewood Subdivision, zoned RUT 2. East: I-acre single-family lots within Bremerton Subdivision, zoned RUT (Ada County) Single-family lots unplatted, zoned RUT; (Ada County) 3. South: Hendrickson Subdivision AZ-06-0J 2/PP-06-010 PAGE 3 ,\, . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1 6,2006 4. West: 12,000 sq ft minimum single-family lots within proposed Kingsbridge Subdivision, zoned R-2 d. History of Previous Actions: None. Kingsbridge Subdivision was annexed in 2005 e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Extension of mains planned in Kingsbridge Subdivision. Location of water: Extension of mains planned in Kingsbridge Subdivision. Issues or concerns: The need for an off-peak pumping station. 2. Vegetation: There are several existing trees on this property that need to be protected during construction, or be mitigated for. 3. Canals/Ditches Irrigation: The Ten Mile Feeder is on the southern boundary of this property. The Ten Mile Feeder should remain open and protected through this site. Any open irrigation ditches, laterals and canals, exclusive of the Ten Mile Feeder (a natural waterway) should be tiled when this property develops. 4. Hazards: No hazards have been identified on this site. 5. Proposed Zoning: R-2 (Low-Density Residential) 6. Size of Property: 9.43 acres f. Subdivision Plat Information: 1. Residential Lots: 2. Nonpresidential Lots: 3. Total Building Lots: 4. Common Lots: 3 5. Other Lots: 0 6. Total Lots: 21 7. Gross Density: 18 0 18 1.9 units per acre g. Landscaping 1. Width of street buffer(s): Parkway streets are proposed and shall be subject to design standards in UDC 11-3B-7. 2. Width ofbuffer(s) between land uses: The applicant is proposing to upgrade and maintain the vegetative buffer along Selatir Lane as an offsite improvement. The applicant shall include this area in their final approved landscape plan as subject to the development agreement 3. Percentage of site as open space: .47 acres/5% 4. Other landscaping standards: Landscaping adjacent to parkways should generally comply with UDC 11-3B- 7 for number of trees per linear distance. Common open space lots should include at least one deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2). See Section 10, Analysis below. h. Amenities: Parkway strips between the sidewalks and curbs, walking pathway. Hendrickson Subdivision AZ-06-0 12/PP-06-01 0 PAGE 4 , CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MAY I 6,2006 i. Off.Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage. j. Proposed and Required Residential Standards: R-2 Setbacks (in feet) Proposed Front Living Area (to sidewalk) 20 Front Accessed Garage (to sidewalk) 20 Side 7.5/story Rear Frontage Lot Size 15 30-flag lots 12,000 k. Proposed and Required Non-Residential: N/A Required 20 20 7.5/story 15 80 12,000 I. Summary of Proposed Streets and/or Access: The existing home to remain takes access to Bott Lane which currently takes access to Cloverdale Road. The applicant is not proposing to remove this existing access. Staff has conditioned this report that the lot being created take frontage and access from Hendricksen Avenue. All new lots provide access to the dwellings within this development via the new proposed internal streets. A new public street access with Victory Road is proposed in alignment with Selatir Lane on the north side of the adjacent lot north ofthe site. All of the internal streets are local streets with 36-feet wide street sections (measured back-of-curb to back-of-curb) and contain sidewalks that are detached from the back ofthe curb. Staff is generally supportive of the proposed street system. For a detailed report on all of ACHD's conditions, please see the ACHD report and Exhibit B. 7. COMMENTS MEETING On February 24,2006, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 18 single- family lots on 9.49 acres for a gross density of 1.9 dwelling units/acre. Staff finds that the overall density is within the range of a low density project. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Chapter Vll, Goal III, Objective A, Action 1 - Require that development projects have planned for the provision of all public services. Hendrickson Subdivision AZ-06-012/PP-06-010 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1 6,2006 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 suþject 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. 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 6. Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes to extend the one stub street currently provided to this property from the east. In addition, two stub streets are being proposed to the northern 5-acre parcels that staff anticipates will re-develop in the near future and connect to Selatir Place. Staff believes that the applicant has adequately proposed to connect and extend the existing stub street as well as providingfor future connectivity to the east around Bremerton Subdivision. Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. See analysis above. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide pennanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. Hendrickson Subdivision AZ-06-01 2/PP-06-0 1 0 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 16,2006 The applicant is proposing to construct a six~foot tall closed fence along portions of the north and east property lines. Prior to house construction, fencing should be constructed around the entire perimeter qfthis site. See Analysis below and Exhibit Bfor more information. 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. The applicant is proposing to construct detached sidewalks adjacent to all of the proposed streets, which connect to adjacent properties Kingsbridge Drive. Chapter VII, Goal N, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. See above. Chapter VII, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. The existing access to Bott Lane, an unclassified street, should be removed. The new public street connection to Kingsbridge Drive has been reviewed and approved by ACHD. City Staff is also supportive of the location of Hendrickson Avenue. Chapter VII, Goal N, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds that the existing single-family residential properties to the north. south, east and west are compatible with the proposed development. Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. Staff recognizes that there are some existing low density residential land uses to the east and north. Staff finds that the proposed lot sizes provide a good transition between the larger lots to the east and north and the proposed lots within this development. Staff recommends that the Commission and Council rely on any written or verbal testimony provided from neighbors when determining the most appropriate zoning designation for this property. Chapter VII, Goal N, Objective C, Action 10 - Support a variety ofresidential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject application includes a request for the R-2 zone. Kingsbridge Subdivision obtained an R-3 zone (now R-2) and Tuscany Village obtained an R-8 zone. Kingsbridge and the requested zone codes have been eliminated by enactment of the UDC and all development will be compatible with the R~2 designation available under the current city code. Staff finds that the Hendrickson Subdivision AZ-06-012/PP-06-010 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THEHEARINO DATE OF MAY 16,2006 requested zoning designation contributes to the variety of residential zoning categories in this area and is generally consistent with the Comprehensive Plan designationfor this site. Staffbelieves that the proposed density (1.9 d.u. 's/acre) and zoning (R-2) for this property is appropriate. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes as pennitted uses in the R-2 zoning district. b. Purpose Statement of Zone: R-2 Low-Density Residential: 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 corresponding housing types that can be accommodated within the density range. c. General Standards: All of the proposed lots comply with the standard lot size and street frontage requirements of the R-2 zone established in the UDC and amended as detailed in the conditions of approval contained in this report. Several dimensional modifications are being requested for the proposed development. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R-2 zone is appropriate for this property. Please see Exhibit D for detailed analysis ofthe required facts and findings for annexation. The annexation legal description submitted with the application (stamped on February 13, 2006 by Timothy Fox, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development Agreement: UDC 1l.5B-3.D.2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this propertv is developed in a fashion that is consistent with the comprehensive plan desÜmation and does not negatively impact nearby properties. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact Hendrickson Subdivision AZ-06-012/PP-06-010 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 16,2006 the City Attornev. Bill Nary. at 888.4433 to initiate this process. The DA shall incorporate the following: . That 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. 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. That the applicant will be responsible for all costs associated with the sewer and water service extension. That the applicant shall install and maintain the proposed off site vegetation shown in the spite strip along the eastern property boundary as shown on the revised landscape plan dated March 28, 2006. That 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 the following shall be the only allowed uses on this property: single-family detached homes and allowed accessory uses of the R-2 zone. That a maximum of 18 single-family building lots will be platted on this property. That prior to issuance of any building permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. That all development will be in compliance with the R-2 standards as listed in the City of Meridian Unified Development Code. The homes on Block 3 shall be restricted to the same maximum heie:ht as the homes on Block 2. . . . . . . . . . 2. PP Application: The proposed preliminary plat substantially complies with the Unified Development Code. Special Considerations: Subdivision Design: Staff is concerned with the number of flag lots proposed in the subdivision and the design of the open space for the subdivision. Although flag lots are allowed, staff has concerns whether the proposed layout is in the best interest of the City to annex and this time. Staff recommends the following redesign: Lot 3 Block 2 makes the best location for the open space, making the common lot accessible to all lots. Lots 4 and 5 of Block 2 should be designed to share common drives, and the common drive should border the open space lot. Similarly, Lots 1 and 2 of Block 2 should be designed to share common drives, and the common drive should border the open space lot. Sidewalks and ParkwaYs: The applicant is proposing to construct detached sidewalks with eight-foot wide parkway strips between the curb and sidewalk. UDC 11-3A-17 requires parkways to be at least eight feet wide and planted with Class II trees. Hendrickson Subdivision AZ-06-0 12/PP.06-0 10 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I 6, 2006 Landscaping: The landscape plan prepared by The Land Group, Inc., on 3-28-06, labeled Sheet Ll.O, Ll.1 and Ll.2 is approved with the following modifications/notes: . Per UDC 11-3A-17E, construct 8-foot wide parkways Said parkways should be constructed in accordance with UDC 11-3B-7. Per UDC 11-3G-3A, set aside 5% (.47 acres) of the site for useable open space and move the common lot to a centrally located area accessible to all lots. Per UDC 11-3G-3E1, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. . . . . Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the fmal plat application(s). Access: Access to this site is currently provided from Eagle Road and Kingsbridge Drive. All lots shall take access to internal streets and fencing shall be placed on the existing access to Bott Lane as required by fencing of canals which are not to be tiled. The southern end of Hendrickson Avenue shall have an approved turn around by ACHD and the Meridian Fire Department, See Exhibit B. Existin!! Residences/Buildin!!s: The site currently contains one single family residential buildings the existing building shall be addressed from Hendrickson Avenue. Fencin2:: The applicant is proposing to construct 6-foot solid fencing along portions of the south, east and west property lines. A detailed fencing plan should be submitted upon application of the final plat. Ifpermanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path /multi- use fencing shall be designed according to UDC 11-3A-7, which includes fencing along the southern property boundary and portions of the eastern property boundary. Common Areas: Maintenance of all common areas shall be the responsibility of the Hendrickson Home Owners' Association. Lot 11 Block 2 shall be redesigned as not to qualify as a reserve strip for access to the Ten Mile Feeder Canal. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, excluding the Ten Mile Feeder that intersect, cross or lie within the area being subdivided shall be covered. Pressure Irri!!ation: 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 Hendrickson Subdivision AZ-06-01 2/PP-06-0 10 PAGE 10 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY J 6, 2006 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 used, 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 andMCC 9-1~28. b. Staff Recommendation: Staff recommends approval of the subject applications AZ-06- 012 and PP-06-0 1 O. with the conditions for revisions listed in Exhibit B of the Staff Report for the hearin!! date of April 6. 2006. 11. EXHffiITS A. Drawings 1. Preliminary Plat (dated: Jæ:luary 13 May 5, 2006) 2. Landscape Plan (dated: Marek 2& May 9, 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 Unified Development Code Hendrickson Subdivision AZ-06-0J2/PP.06.010 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 1 6, 2006 A. Drawings 1. Preliminary Plat (dated: 5-5-06) 18~~' N~I~~WÆ~N3H '~]ml'ìi:«U :~ ~, !IHI~~rr.~n f ...- ~ :,\ ~ IIII~I ~ I I h! ¡ : liJ. t ~, I.IU, t.,m 1---- --1-_7 -""-------",,,","~-,"_.J ! ,/~I¡ 'I hu llil ...n s;;;!!!JI~u. i,lf C sh hlt'd'U'III, III nllllll -, "-,,' - "---=-..,__n_",_""",~'-"--::-.'- . C;" , T"""" ! !~~ !II ubI', If~ nll!l; ~ ~~,~ 1 !~i'-- '" " .. " " 'e!f ~ e!~ -¡¡ e!I!!~ ~~ i . ;~;¡ ä~ ~; Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY I 6, 2006 Landscape Plan (dated 5-9-06) , , OtmIIloMCIIßi't ;: NV1d ~ J.Vld JJ:f9'N11"41131:1d , NOISWO8ßS N3S) HQN3H "": ::::¡ 'J ..~' \ ! I ' I '--."", ' , , I / '""" ...=t:::~_c --tif ---.J ) I """ ,'-" ~,-" ,,- .=~~-- \.; ':~;:_" "," . \¡~ ISI !II ¡ I ! ¿ ~ Qq ~I ~~ 0:>".<;; :::'" '" , r'\ g t~ I \.::J}.. ~ Š """ "',., o(ió cq --- ---. . "~i =~ ¡ ,qr~ ~ ~ g ~ .. " ~ ~ ,..,.~ II .. ~~. :::6 Q ! ",6 -- i . . ' I ' 1 Ie ~~~... '. ~::¡ :' "¡c; e ~5 N <> i!j" "'., jçi ':'~:"-.:.:¡. ," , ..' ~ ~", - II """)0" -'I --'0[ .. 'i '!;< ,i¡ '~~ -h ~;~ II ~".. ; " 1'1, ,~ ,i Ii' - ,:"~/t ¡ . \>7----1'1; :,. " , - ~:" "J :I i" " L... --- .,,- ---'T .' Exhibit A - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 B. Conditions of Approval 1. Planning Department SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP.06-010) 1.1 1.1.1 1.1.2 1.1.3 1.1.1 1.1.5 1.1.6 The preliminary plat labeled as P1.0, prepared by The Land Group, Inc., dated January 13 May 5, 2006 is approved, with the conditions listed herein, the most notable being the redesign of Lots 1, 2, 3, 4 and 5 of Block 2. All comments and conditions of the accompanying Annexation and Zoning (AZ-06-012) application shall also be considered conditions of the Preliminary Plat (PP- 06-010). Redesign Lots 1,2,3,4 and 5 of Block 2 as noted in the staff report. . The landscape plan prepared by The Land Group, Inc., on 3 28 06May 9. 2006, labeled Sheet Ll.O, Ll.1 aRà Ll.2 is approved with the following modifications/notes: Per UDC 11-3A-17E, construct 8.foot wide parkways. Said parkways should be constructed in accordance with UDC 11-3B-7. Per UDC 11-3G-3A, set aside 5% (.47 acres) of the site for useable open space and move the common lot to a centrally located area accessible to all lots. Per UDC 11-3G-3E1, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. Per UDC 11-3B-7.3b, at least one tree per 35 linear feet of minimum tree density is required for parkway streets. The parkway trees shall be centered within the parkway planter. Per UDC ll-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Fencing along the Ten Mile Feeder shall be installed as per UDC ll-3A-6B Fencing along all perimeter boundaries shall be installed as per UDC 11-3A-7 Lot 11 Block 2 shall be eliminated as a reserve strip as per UDC 11-6C-3G. . . . . . . . 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. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the fmal plat application(s). The 8:FI¡3lieant shall releeete the øemmøa let sheWR as Let $ Bleøk 2 te the loea-tieR ShO\':R as Lot 3 Bleak 2 for pœlie safety eOl'lsems. Lots 1 and 2 of Block 2 shall share a common drive; Lets 1 aflà 5 Blade 2 shall sham a eemmOR èRw. Common drives shall meet the design standards of UDC ll-6C- D. The applicant shall provide documentation from the Meridian Fire Department that a temporary turn around subj ect to fITe department design standards has been approved for the southern stub street of Hendrickson Avenue. Exhibit B - Page 1 1.1.7 1.1.8 1.1.9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed according to UDC ll-3A- 7. Maintenance of all common areas shall be the responsibility of the Hendrickson Home Owners' Association. Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, including the Ten Mile Feeder, and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. 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. 1.1.10 Underground, pressurized irrigation must be provided to all lots within this development. 1.1.11 The existine: house within this subdivision may continue to access Bott Lane. until Hendrickson Avenue is extended as a public street to the southeast. 1.2 1.2.1 1.2.2 1.2.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-O6-010) 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(s). Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 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. 1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. 1.2.6 Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC ll-6B- 7. 2. Public Works Department Exhibit B - Page 2 2.1 2.2 2.3 2.4 2.5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9.2006 2.6 Sanitary sewer service to this development is being proposed via extension of planned mains in Kingsbridge Subdivision. The applicant shall install mains to and through this proposed development; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. The applicant shall be responsible to install a temporary off-peak pumping station in a location coordinated with the Public Works Department. The station design and capacity shall be coordinated with the Public Works Department. The design shall include communication capabilities that are consistent with the City of Meridian's SCADA system. If new information arises from ongoing modeling exercises or other subsequent sources, then this condition may be rescinded by the City Engineer. Water service to this site is being proposed via extension of mains from planned mains in Kingsbridge Subdivision. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 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 (UDC ll-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. Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. All existing structures not meeting the new setbacks or spanning lot lines shall be removed prior to signature on the final 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. 2.7 2.8 2.9 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.10 Exhibit B - Page 2 2.11 2.12 2.13 2.14 2.15 2.16 2.17 2.18 2.19 2.20 2.21 3.1 3.2 3.3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 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 determined during the plan review process, prior to signature on the final plat per Resolution 02-374. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. Developer shall coordinate mailbox locations with the Meridian Post Office. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fIre hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. Fire Department 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. 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. Final Approval ofthe fIre hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 12" 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'. Exhibit B - Page 2 3.4 3.5 3.6 3.7 3.8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19.2006 f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 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. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. The temporary turn around on Hendrickson Avenue shall meet the minimum standards for turning radius. 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. 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 of 75,000 GVW. 3.9 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 Vicki Heugly at 898.5500 to address this concern prior to the public hearing. 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. 3.10 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 U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 4. Police Department 4.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct visitors to the main entrance and away from private areas. Lot 5 Block 2 shall be redesigned to allow for surveillance. The Commission feels that the aDDlicant has shown a redesi2n of the Dark area that comDlies with this requirement. The aDDlicant should be required to install non-tresDass li2hts within the Dark area. 4.2 Any interior fencing next to common open space shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. Exhibit B - Page 2 Site Specific Conditions of Approval 7.1.1 Construct the internal streets as 36-foot street sections with curb, gutter, 4-foot detached concrete sidewalks, and 8-foot planter strips within 50-feet of right-of-way, as proposed. Provide the District with an easement for the sidewalk that is located outside of the public-right-of-way. 7.1.2 Construct the following stub streets. Install a sign at the terminus of each roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Extend E Kingsbridge Drive from the west property line approximately 395-feet south of the north property line. A stub street to the north property line approximately 130-feet in length from the intersection of Kingsbridge Drive and Hendrikson Avenue and located approximately 120-feet west of the east property line. This stub street may be shifted to the west. Unless stub street is removed bv ACHD. And if that is done. then. an emerl!encv access to Selatir Place shall be Drovided. A stub street to the south property line located 260-feet west of the east property line. Construct a temporary turnaround at the terminus of the stub street. 4.3 5.1 5.2 6.1 . . . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 Lots 1 and 10 of Block 2 create residences that will be isolated from their surrounding neighbors. Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the houses/dwelling units in the general area are oriented toward one another and encourage interaction between more neighbors. The plat/site plan shall be revised in accord with those discussions. 5. Parks Department Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance will be followed. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance will be followed. 6. Sanitary Service Company SSC has no comments related to this application. 7. Ada County Highway District 7.1.3 The existing home should take access from the new internal streets. The existing access to the canal road should be barricaded to prevent new residents from utilizing a non-public access. 7.1.4 Comply with all Standard Conditions of Approval. 7.2.1 7.2.2 7.2.3 Standard Conditions of Avproval Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of.way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Exhibit B - Page 2 7.2.4 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 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. Comply with the District's Tree Planter Width Interim Policy. 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. 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. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements ofthe Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 7.2.12 7.2.13 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. No change in the terms 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 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. 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 Distrìct of its intent to change the planned use of the subj ect 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. Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 C. Legal Description FOX Land Surveys, Inc. 4&91 W Overlend Rd, 8TE 162 å ""10 å 83108 A 208-342-1951 å 208-342-7431 FAX HENDRIKSON REMAINDER PARCEL DESCRIPTION A PoRTION Of THE SOUTHWEST % OF THE SOUTHweST 'I. OF THE NoRTHEAST '!., SECTION 28, T0WN8HIP3 NoRTH. RANGE 1 EAsT, BoIse MERIDIAN, ADA CouNTY, IDAHO A Portion of the Southwest Y. of the Southwest % of the Northeast %, Section 28, Township 3 North, Range 1 East, BoIse Meridian, Ada County, Idaho, more particularly described as follows; Beginning at a found Brass Cap Monument marking the NorthweSt Comer of Section 28, Township 3 North, Range 1 East, Boise Meridian, from which a found Brass Cap Monument marking the % Comer common to Sections 21 and 28 bears South 89°36'03" East, a distance of 2,657.34 feet; thence along the boundary oommon to Sedions 28 and 29 of said Township and Range, South 00.2743" West. a distanoe of 2,641.93 feet to a found 518 Inch rebar with no cap marfdng the Yo comer common to said Sections; thenCe along the East.West center line of Section 28, South 89°23'38" East a distance of 1327.92 feet to a found 518 inch rebar with plastic cap stamped "PLS 2723", marking the Center West 1/1Ef' corner of said Section; thence continuiog along the East-West center line of SectIon 28, South 89°25'12" East, a distance of 1328.13 feet to a found 110011 rebar with no cap marking the Center of said Section ; thence along the North-South center line of SectiOn 28, North 00*29'23" East, a distanCe of 60.00 feet to the Northwe8terIy corner of property described in Wananty Deed Instrument Number 32078, the TRUE POtNT Of BEGINNING; thenCe continuing along said center line and the Westerly boundary of property described In Quit Claim Deed Instrument Number 101057650, Nor1h 00°29'23" East, a distance of 192.94 teet to a point; , thence leaving said boundary, South 89.30'37" East, a distance of 125.00 feet to a point; theoœ North 17.41'13" East, a distance of 125.14 feet to a point; thence South 89°25'25" East. a distance of 112.03 feet to 8 point; Exhibit C - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 thence South 00°34'35" West, a distance of 81.00 feet to a point; thenoe South 25°16'17" East, a distance of 57.87 feet to a point; thence South 89°31'23" East, a distance of 75.00 feet to a point; thence South 00°28'37" West. a distance of 150.00 feet to a point; thence South 89°23'24" East, a distance of 120.00 feet to 8 point; thence South 00°28'37" West, a distance of 26.71 feet to the beginning of a curve to the left; thence along said CUIVe to the left having a length of 3.29 feet, a radius of 150.00 feet, a central angle of 1°15'23", tangents of 1.64 feet, and a long chord which bears South 00°09'04" East, a distance of 3.29 feet to a point of non-tangency 60 feet perpendicular distance North of the East~West centerline of Section 28; thence along a line 60.00 feet North of and paraDeI with the East~West centerline of SectIon 28, North 69°23'24" West, a distance of 7.06 feet to the Northea8teOy comer of property described in Warranty Deed Instrument Number 32076; thence continuing along said Hna and the Northerly boundary of said property, North 89°23'24" West, a distance of 487.08 feet to the TRUE POINT OF BEGINNING; Containing 90,786 square feet. 2.084 acres, more or less. Subject to existing easements and rights-of-way as any may exist, of record or not of reçonj . Refer to the attaohed Sketch. The Basis of Bearings for this de8criptlon is between the found Brass Cap Monument marking the NorthweSt Comer of Section 28, Township 3 North, Range 1 East, Boise Meridian, and the found Brass Cap Monument malÜ1Q the ~ Corner common to Sections 21 and 28 which bears South 89°38'03" East, a distance of 2,657.34 feet. Fox Land Surveys, Inc. TimoIhy J. Fox, President, PlS 7612 END OF DF..8CRlPTION TJI':fð, w:II'aIjoaIo'aOO4~J+œ6~ /\IN \;¡"I1M.<Ioo Exhibit C - Page 2 t'd š- [. n I -c <Æ 0 V> t ~ N 89°23'240 W -487.08' DETAIL A I>/T$ N. 20121 29T28 ~ q!~ ~,¡ gIN fIJ t ~89023'38" e S 89"25'12" e - - ~jlJY- . W114 C1 LEGEND BOUNDARY UNE SECTION UNE ----- 114SECTIONUNE - - - 1/18 SECTION UNE - TlElDETAIL UNE SET 518" REBAR WTH PlASTIC CAP STAMPED "FLSI PLS 7612" CALCUlATED POINT NOTHING FOUND NOTHING SET FOUND 518" REBAR UNLESS NOTED OlHERWISE . A 0 S 89°25'25" E 663.97' Õ) '" 8 .., SAlE PARCEL 7.338AC. ~ ..... t'i 10 10 ~ ~ fI re see DETAIL -A" 18 0 L5 !7 '" N 89"23'24"W 487.08' 12 60,00'------ C 11.- FOUND 1" REBAR W 8 M N ëÐ N Is z .l10 ~ RETAINED PARCEL ~ en 2.084 AC, .... [1 CURVE CHORD LENGTH C1 3.29' 4O8SKETCH.OWG UNE TABLE UNE LENGTH BEARING L1 158.82 N89"23'24 OW 12 62.74 N1Ø023'24"W 1.3 7.08 N89"23'24"W L4 26.11 NOO"28'3re L5 120.00 N89"23'24"W La 150.00 Nooo28'3TE L1 75.00 S89'31"23"E LB 51.B7 S25°18'1TE L9 81.00 NOD"34 '35"E L10 112.03 NBr25'25"W l11 125.14 N17°41'13"E l12 125.00 N89"30'37"W n :::¡ -< 0 'T] :s: tr1 ::0 Õ ~ "0 t"" ~ Z C) 0 tr1 "0 >- ~ :s: tr1 z >-3 tI> >-3 >- 'T] 'T] ::0 tr1 "0 0 :;o:¡ -3 ." 0 ::0 >-3 :c tr1 :c tr1 >- ::c Z p 0 ~ tr1 0 'T] '- ~ c: >- ::c -< 200 100 0 200 ~ SCALE: 1"=200' FOX LAND SURVEYS~ INC - """ N 0 0 a.. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 FOX Land Surveys, Inc. aM W Ov8rl8lnd Rd, ST1162 A 801",10 t:. 8370$ t:. 208-342-7957 t:. 208-342.7437 FAX HENDRIKSON SALE PARCEL DESCRIPTION A PoImoN OF THE SOUTHwEST Y. OF THE SouTHWEST % OF THE NoRTHEAST Yo, SeCTION 28, TOWWSHIP3 NoRTH, RANGE 1 EAsT, Bol8EMERlDIAN, ADACouNTY,loAHo A Portion of the Southwest % of the Southwest % of the Northeast Xi, Section 28, Township 3 North, Range 1 East, Boise Meridian, Ada County. Idaho, more particularly described a8 follows; Beginning at a found Brass Cap Monument marking the Northwest Comer of Section 28, Township 3 North, Range 1 East, Boise Meridian, from which a found Brass Cap Monument marking the % Corner common to Sections 21 and 28 bears South 89"36'03" East, a distance of 2,657.34 feet; thence along the boundary common to Sections 28 and 29 of said Township and Range, South 00"27'43" West, a distance of 2,641.93 feet to a found 5J81nch rebarwith no cap marking the Xi COfner oommon to said Sections; thence along the East-West center line of Sedion 28, South 89"23'28" East, a distance of 1 ,3'Zl.92 ~ to 8 found 5/8 rebar with plastic cap stamped "PlS 2723" marking the Center West 1/16'" COf'ner of said Section; thenœ continuing along the East-West center line of Section 28, South 89"25'12" East, 8 distance of 1328.13 feet to a found 1 rebar with no cap marking the Center of said Section; thence along the North-South center line of Section 28 and the Westerly boundary of property described In Quit Claim Deed Instrument Number 101067650. North 00"29'23" East. 8 distance of 252.94 feet to the TRUE POINT OF BEGINNING; thenoø continuing along said center line and Westerly boundary, North 00"29'23" East, a distance of 409.79 feet to the Northwest comer of property de8atJed ~ Quit Claim Deed Instrument Number 101067660 and the Center-South North 116411 comer of Section 28; thence along the Nor1hedy boundary of said property and the SouIh-North 1164th line of Section 28, South 89825'25" East. a distance of 663.97 feet to 8 founcISlBInch rebar with illegible pIastiç cap marking the Northeasterly comer of property descñbed in Quit Claim Deed Instrument Number 101057850 and the Southwest-Northeast 1/84'" corner of &aid Section; Exhibit C - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 thence along the Easterly boundary of said property and the West~Northeast 1J541h line of SectIon 28, South 00.28'37" West, a distance of 663.12 feet to a found 5/8 inch rebar with plastic cap stamped "PLS 4998" marking the Southeasterly comer of property described in Quit Claim Deed Instrument Number 1 01 057650 and the Center-West-East 118411\ comer of said 5ection; thence along the East-West center tine of Section 28, North 89.23'24" West, a distance of 158,62 feet to the Southeasterly comer of property described in Warranty Deed Instrument Number 32076; thence along the Easterly boundary of said property, North 16"23'24" West, a distance of 62.74 feet to the Northeasterly corner thereof; thence along a line 60.00 feet North of and parallel with the East.West center line of Section 28, South 89"23'24" East, a distance of 7.06 feet to the beginning of a non-tangent curve to the right; thence along said CONe to the right having a length of 3.29 feet, a radius of 150.00 feet, a central angle of 1"15'23", tangents of 1.64 feet, and a long chord which bears North 00"09'04" West, a distance of 3.29 feet to a point of tangency; thence North 00"28'37" East, a distance of 26.71 feet to a point; thence North 89"23'24" West, a distance of 120.00 feet to 8 point; thenœ North 00"28'37" East, a distance of 150.00 feet to a point; thence North 89"31'23" West. a distance of 75.00 feet to a point; thence North 25"16'17" West, a distance of 57.87 feet to a point; thence Noñh 00"34'35" East, a distance of 81.00 feet to a point; thence North 89"25'25" West, a distance of 112.03 feet to a point; thence South 17"41 13" West, a distance of 125.14 feet to a point; thence North 89"30'37" West, a distance of 125.00 feet to the TRUE POINT OF BEGINNING ; Containing 319,652 square feet, 7.338 acres, more or less. SUbject to existing easements and rights.of-waV as any may exist, of record or not of Exhibit C - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 record. Refer to the attached Sketch. The Basis of Bearings for this description is between the found Brass Cap Monument marking the NorthWeSt Corner of SectIon 28, Township 3 North, Range 1 East, Boise Meridian, andtha found Brass Cap Monument marking the % Corner common to Sections 21 and 28 which bears South 69°36'03" East, a distance of 2,657.34 feet. END OF DESCRIPTION Fox Land Surveys, Inc. Timothy J. Fox, President, PlS7612 TJP:" ' W :\PrqjooI$I2OO4\O4-OO1Ó. PQ~DItIJ(SONSAW 12-12-ð.S. doe Exhibit C - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to R-2. Council 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; Council finds that future development of this property will comply with the established regulations and purpose statement of the R-2 zone if redesigned as conditioned. Exhibit D - Page I 2. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. The Commission and Council should rely on any oral or written testimony that may be provided when detennining this rIDding. 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, 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. 4. 5. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The R-2 zoning amendment will provide lots that are similar in nature to existing subdivisions in the near vicinity, and transitions well to the existing rural lots in the vicinity. Council 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, Council fmds that Armexation and Zonimr of this property to R-2 would be in the best interest of the Citv. if the applicant enters into a Development Agreement (DA) with the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006 Exhibit 0 - Page 2 2. 3. 4. 5. 6. '""",, Council finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Council 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. Public services are available or can be made available and are adequate to accommodate the proposed development; Council finds that public services are available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, Council 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; The Commission and Council should 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, and the Conditions of Approval in Exhibit B for more detail.) The development will not be detrimental to the public health, safety or general welfare; and Council is not aware of any health, safety or envirorunental problems associated with the development of this subdivision. ACHD considers road safety issues in their analysis. The Commission and Council should 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. The Ten Mile Feeder is a natural, scenic feature that should be preserved when this property develops. Council is unaware of any other natural, scenic or historic features on this site. Therefore, if the Ten Mile Feeder is protected and enhanced, 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. The Commission and Council reference any public testimony that may be presented to detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware.