HomeMy WebLinkAboutCabella Creek PP 06-012PP 06-012
MERIDIAN PLANNING & ZONING MEETING April 6, 2006
APPLICANT ATM Development, LLC ITEM NO. Z
REQUEST Preliminary Plat approval of 47 single-family residential lots and 1 1 common
lots on 1$.$4 acres in a proposed R-4 zone for Cabella Creek Subdivision -northeast
corner of East Victory Road and South Mesa Way
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR: $ee StC1ff COnlmEntS In AZ PC>ICket ~, l
CITY ATTORNEY ~~~(~
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CITY.POLICE DEPT: ,~~~~
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CITY FIRE DEPT: ~
CITY BUILDING DEPT:
CITY WATER DEPT: ~~~
CITY SEWER DEPT:
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CITY PARKS DEPT: `
MERIDIAN SCHOOL DISTRICT: See COmmentS In AZ POCk¢t
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION: See comments in AZ Packet
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials presented at p ublic meetings shall become property of the Clty of Meridian.
AZ 06-014
MERIDIAN PLANNING 8~ zONING MEETING April 6, 200b
APPLICANT ATM Development, LLC ITEM NO. ZO
REQUEST Annexation and Zoning of 20.16 acres from RUT to R-4 zone for Cabella Creek
Subdivision -northeast corner of East Victory Road and South Mesa Way
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR: See attached Staff Comments
CITY ATTORNEY ~f
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CITY POLICE DEPT: ~~~'~
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CITY FIRE DEPT: ~~
CITY BUILDING DEPT: ~~
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CITY WATER DEPT:
CITY SEWER DEPT: NO Comment ~~~
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT: See attached Comments ~~
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION: See attached COmmentS
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit Of POSting
Contacted: ~
Date: Phone: r'
Q`7
Emailed: S aff Initials:
Materials presented at publi c meetings shall become property of tha City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
STAFF REPORT Hearing Date: 4/6/2006
TO: Planning & Zoning Commission
FROM: C. Caleb Hood
Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT: Cabella Creek Subdivision
AZ-06-014
Annexation and Zoning of 20.16 acres from RUT (Ada County) to
d ~ t ~ ~ ~ ~ ~ R-4 (Medium Low-Density Residential).
PP-06-012
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~ ;~ ~ ; 1 Preliminary Plat approval of 47 single-family residential building lots and 11
_ _ _, . .._ _ . _ ;- _~ I ~, ~ ~f. ; common lots on 18.84 acres in a proposed R-4 zone.
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_ _,..7: S~IA,~i~ DESCRIPTION OF APPLICANT'S REQUEST
The applicant, ATM Development, LLC, has applied for Annexation and Zoning (AZ) to R-4
(Medium Low-Density Residential) far 20.16 acres of property currently zoned RUT in Ada
County. The site is located on the north side of Victory Road and on the east side of Mesa Way,
approximately 600 feet west of Locust Grove Road. Currently, there are three single-family
homes and associated outbuildings on this site. Two of the existing homes are to remain, the third
will be removed. The site has been previously platted as is commonly known as Lots 3, 4, 5 and
6, Block 1, Kachina Estates Subdivision. 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
recommendin a royal of the ro osed Cabella Creek Subdivision AZ-06-014 and PP-06-012
with the conditions listed in Exhibit B of the Staff Re ort.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-014 and PP-06-012 as presented in staff report for the
hearing date of Apri16, 2006 with the following modifications: (Add any proposed
modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-014 and PP-06-012 as presented in the staff report for the
hearing date of April 6, 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
Cabella Creek Subdivision AZ-06-014/PP-06-012 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRiL 6, 2006
I move to continue File Numbers AZ-06-014 and PP-06-012 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: 2955 S. Mesa Way, 30$6 S. Mesa Way, 1252 E. Victory Road;
north side of Victory Road, approximately 600 feet west of Locust Grove Road / 3N1E19
b. Owner:
Martin Artis
9292 W. Pandion Court
Boise, Idaho 83714
c. Applicant:
ATM Development, LLC
660 E. Franklin Road
Meridian, Idaho 83642
d. Representative: Eric Cronin, The Land Group, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential with aMulti-Use
Pathway
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 20.16 acres to R-4 and Preliminary Plat approval of 47
single-family buildable lots and 11 common lots. All of the homes within the development are
proposed to be single-family detached. All of the proposed lots conform to the dimensional
standards of the R-4 zone. The average lot size in the proposed development is 10,341 square
feet. The gross density of the project is 2.49 dwelling units per acre. Approximately 22% (over
4 acres) of the site is being set aside for open space. The applicant is proposing to construct a
multi-use pathway on the south side of the Ten Mile Creek.
1. Date of preliminary plat (attached in Exhibit A): 1 /24/06
2. Date of landscape plan (attached in Exhibit A): 03/1/06
h. Applicant's Statement/Justification: In an effort to address City Council, City Planning Staff
and the public testimony represented at council and neighborhood meetings, the preliminary
plat is presented to you. Please take notice that a 20-foot wide landscape buffer has been
incorporated into the layout along Mesa Way. Larger lots have been provided adjacent to
Mesa Way that mirror the lot size requirements found in an R-2 zozung designation. We feel
that these items, coupled with restrictions an direct lot access to Mesa Way will aid in the
transition from the existing 5-acre parcels within the existing Kachina Estates Subdivision
(please see Applicant's Submittal Letter fro more information.)
S. 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 I 1 Chapter 5, a public hearing is
required before the City Council on this matter.
Cabella Creek Subdivision AZ-06-014/PP-06-012 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. Sy 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:
d. Radius notices mailed to properties within 300 feet on:
March 20Th and April 3"~, 2006
e. Applicant pasted notice on site by:
March 15"', 2006
March 27~'', 2006
6. LAND USE
a. Existing Land Use(s): There are three single-family home and some associated outbuildings
on this site. Two of the existing homes are to remain, while the northern-most home will be
removed from the site.
b. Description of Character of Surrounding Area: This area contains four five-acre lots in
Kachina Estates Subdivision. These are the first of the lots in Kachina Estates to re-develop in
the City. There are existing R-4 and R-8 subdivisions to the north and south. This area is
rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family lots within Salmon Rapids Subdivision, zoned R-4
2. East: 5-acre single-family lots within Kachina Estates Subdivision, zoned RUT
(Ada County)
3. South: Single-family lots within Tuscany Village Subdivision, zoned R-8; and
Grange Hall, zoned R1 (Ada County)
4. West: 5-acre single-family lots within Kachina Estates Subdivision, zoned RUT
(Ada County)
d. History of Previous Actions: Three of the five subject parcels were part of an annexation
request in 2005 (MeGee Annexation, AZ-OS-048). That application was denied by the City
Council, primarily because the request for annexation did not have a concurrent development
application (plat), there was concern about transitional densities and the proposed zozung, and
it was not in the best interest of the City at that time.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer in E. Victory Road at the Ascaino
Way entrance.
Location of water: Water is readily available in E. Victory Road.
Issues or concerns: A portion of this site is in a floodplain zone AE.
Applicant has submitted a letter from MTI stating that they expect groundwater
levels to be within 1 to 3 feet from the surface.
The need for an off-peak pumping station for sewerability.
2. Vegetation: There are several existing trees on this property that need to be protected
during construction, or be mitigated for.
3. Flood plain: The Ten Mile Greek floodway bisects the subject site. A portion of this
site is within the FEMA 100-year floodplain Zone AE. A majority of this site is in the
Cabella Creek Subdivision AZ-06-014/PP-06-012
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR TI-fE HEARING DATE OF APRIL 6, 2006
Zone X.
4. Canals/Ditches Irrigation: As noted above the Ten Mile Creek bisects this property.
The Ten Mile Creek should remain open and protected through this site. Any open
irrigation ditches, laterals and canals, exclusive of the Ten Mile Creek (a natural
waterway) should be tiled when this property develops.
5. Hazards: Except for a portion of the site being within the Ten Mile Creek floodway
and floodplain, no hazards have been identified on this site.
6. Proposed Zoning: R-4 (Medium Low-Density Residential)
7. Size of Property: 20.1 d acres
f. Subdivision Plat Information:
1. Residential Lots: 47
2. Non-residential Lots: 0
3. Total Building Lots: 47
4. Common Lots: 11
5. Other Lots: 0
6. Total Lots: 5$
7. Gross Density: 2.49 units per acre (net density is 3.07 d.u./acre)
g. Landscaping
1. Width of street buffer(s): Per UDC (Table 11-2A-4) a 20-foot wide landscape
buffer is required adjacent to collector streets. Victory Road is a classified collector
roadway. Street buffers are not required on any of the internal, local streets.
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: 4.17 acres/22%
4. Other landscaping standards: Landscaping adjacent to multiuse pathways should
generally comply with UDC 11-3B-12. Common open space lots should include at
least one deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2). See Section
10, Analysis below.
h. Amenities: Four acres of open space, parkway strips between the sidewalks and curbs, multi-
usepathway, and amenity ponds.
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-4
Setbacks (in feet) Proposed Required
Front Living Area (to sidewalk) 15 1 S
Side Accessed Garage (to sidewalk) 15 15
Front Accessed Garage (to sidewalk) 20 20
Side 5 S
Cabella Creek Subdivision AZ-06-014/PP-06-012 PAGE 4
CITY OF .MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DAT>/ OF APRIL 6, 2006
Rear
15 15
Frontage 60 60
Lot Size 8,000 8,000
k. Proposed and Required Non-Residential: N/A
1. Summary of Proposed Streets and/pr Access: The existing home to remain on Victory
Road currently takes access to Victory. The applicant is proposing to remove this existing
access and provide access to all of the dwellings within this development via the existing Mesa
Way and the new proposed internal streets. A new public street access with Victory Road is
proposed in alignment with Ascaino Avenue on the south side of Victory Road. Two new
public street connections to Mesa Way, an existing local street, are also proposed. All of the
internal streets are local streets with 33-feet wide street sections (measured back of curb to
back of curb) and contain sidewalks that are detached from the back of the curb. Staff is
generally supportive of the proposed street system. For a detailed report on all of ACHD's
conditions, please see the ACRD report and Exhibit B.
7. COMMENTS MEETING
On March 17, 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 Warks Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
S. 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 47 single-
family lots on 18.84 acres for a gross density of 2.49 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 VII, Goal III, Objective A, Action 1 -Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner.'
• Sanitary sewer and water service will be extended to the project at the developer's
expense.
• The subject lands currently lie within the jurisdiction of the Meridian Rural hire 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 Offzce.
Once annexed the hinds will be serviced by the Meridian Police Department (MPD).
Cabella Creek Subdivision AZ-06-014/PP-06-012 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE OF APRIL 6, 2006
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands ure 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 north. In addition, two stub streets are being proposed to the eastern S-acre
parcels that staff anticipates will re-develop in the near future. Staff believes that the applicant
has done a nice job of connecting and extending the existing stub street as well as providing for
future connectivity to the east.
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
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a 6 foot tall closed fence along Victory Road and
portions of the west and east property lines. Prior to house construction, fencing should be
constructed around the perimeter of this site. See Analysis below and Exhibit B far 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
Cabello Creek Subdivision AZ-06-014/PP-06-012 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
streets, which connect to adjacent properties and Mesa Way. The applicant is also proposing to
construct a 10 foot wide multi-use pathway on the south side of the Ten Mile Creek. This
pathway will connect with adjacent pedestrian connections to the northwest and to the existing
pathway in Tuscany to the south. Staffis supportive of the proposed pedestrian connections.
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 anal access points on collectors
and arterial streets.
The existing access to Victory Road, a collector street, should be removed. The new public street
connection to Victory Road, has been reviewed and approved by ACHD. City Staff is also
supportive of the location of Ascaino Way; no additional access points to Victory Road should be
allowed.
Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the 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 law density residential land uses to the east and
west. Stafffznds that the proposed lot sizes provide a good transition between the larger lots to
the east and west 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 mast appropriate zoning designation for this property.
Chapter VII, Goal N, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request far the R-4 zone. Salmon Rapids obtained an R-4 zone
and Tuscany Village obtained an R-8 zone. Staff finds that the requested zoning designation
contributes to the variety of residential zoning categories in this area and is generally consistent
with the Comprehensive Plan designation for this site.
Staff believes that the proposed density (2.49 d. u. 's/acre) and zoning (R-4) 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.
Cabello Creek Subdivision AZ-06-014/PP-06-012 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF APRIL 6, 200G
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) I 1-2-1 lists single-family detached
homes as permitted uses in the R-4 zoning district.
b. Purpose Statement of Zone:
R-4 Medium-Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the R-4 zone established in the UDC. No dimensional modifications
are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: Based an the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on February
15, 2006 by Hugh W. Edwards, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Develo meat A Bement: UDC 11-SB-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 ro ert is develo ed in a fashion that is consistent with the
com rehensive lan desi ation and does not ne ativel im act nearb
ro erties.
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 a licant shall contact
the Ci Attorne Bill Na at 888-4433 to ixutiate this rocess. 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.
Cabello Creek Subdivision AZ-06-014/PP-06-012 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 200E
• 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-4
zone.
• That a maximum of 47 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 the applicant will construct a minimum 10-foot wide multi-use
pathway from Victory Road to Mesa Way, along the south side of the
Ten Mile Creek.
• That a street buffer, constructed in accordance with City Code, be
installed along Victory Road prior to occupancy of any new dwelling
units.
• That one public street access, and no driveways, will be allowed to
Victory Road. Existing driveway(s) to Victory Road may be utilized
until the internal streets within the plat are constructed and approved by
the Transportation Authority (ACRD). At such time, direct lot access to
Victory Road shall be prohibited.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Ri ht-of-wa and Street Buffers: ACRD is requiring the applicant to dedicate 35-feet
of right-of--way (measured from the centerline of the street) abutting Victory Road. In
accordance with UDC Table 11-2A-4 and UDC 11-3B-7 construct a 20-foot wide
landscape buffer along Victory Road, as proposed.
Pathwaxs: The applicant is proposing to construct a 10-foot wide asphalt pathway
along the south side of the Ten Mile Creek. This pathway will tie in with the pathway
to the south in and through the Tuscany Development.
UDC 11-3B-12C requires a 5-foot wide landscape strip adjacent to multi-use
pathways with at least 1 deciduous tree being planted every 35 linear feet (trees may
be grouped).
Sidewalks and Parkways: The applicant is proposing to construct detached sidewalks
with 6-foot wide parkway strips between the curb and sidewalk. UDC 11-3A-17
requires parkways to be at least 8-feet wide and planted with Class lI trees. However,
the planter width may be reduced to 6' if there are root barriers installed on the trees.
The a licant should either construct 8-foot wide arkwa s or 6-foot wide arkwa s
with root barriers around all trees within the arkwa .
Cabello Creek Subdivision AZ-Ob-014/PP-06-012 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA`Z'E OF APRI 1, 6, 2006
Landscaping: The landscape plan prepared by The Land Group, Inc., on 3-1-06,
labeled Sheet L1.0, L1.1 and L1.2 is approved with the following modifications/notes:
• Construct a 20-foot wide street buffer along Victory Road, exclusive of
ACHD right-of way. Said buffer should be constructed in accordance with
UDC 11-3B-7.
• Per UDC 11-3A-17E, construct 8-foot wide parkways, OR 6-foot wide
parkways (as proposed currently) with root barriers around all trees within the
parkway.
• Per UDC 11-3G-3A, set aside 22% (4 acres) of the site for useable open space
and provide a 10-foot wide multi-use asphalt pathway within common Lot 1,
Block 2, and common Lot 4, Block 3, as proposed.
• Maintain at least a 5-foot wide landscape strip on both sides of the proposed
multi-use pathway on Lot 1, Block 2, and Lot 4, Block 3, and construct trees
at a rate of 1. tree per ever 351inear feet.
• Per UDC l 1-3G-3E1, at least one deciduous shade tree per every $,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/rxotes mentioned
above, with the final plat application(s).
Access: Access to this site is currently provided from Victory Road and Mesa Way.
Except far the proposed public street, Ascaino Way, direct lot access to Victory Road
should be prohibited; place a note on the final plat.
Existin Residences/Buildin s: The site currently contains multiple buildings.
Because the existing structure an the north part of the development spans across
proposed lot lines, this building shall be removed or relocated, prior to signature of the
final plat by the City Engineer.
Fencing: 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. Tf permanent fencing is not provided before issuarxce
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.
Common Areas: Maintenance of all common areas shall be the respozxsibility of the
Cabello Creek Home Owners' Association.
Ditches Laterals and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, including the Ten Mile Creek and waterways
being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
Cabello Creek Subdivision AZ-06-014/PF-06-012 PAGE 10
CITY OF M$RIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 200b
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
any existing surface or well water for the primary source. If a surface or well source is
not available, asingle-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 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends a royal of the sub~ect a lications AZ-06-
014 and PP-06-012 with the conditions listed in Exhibit B of the Staff Re ort far the hearin
date of A ril 6 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
2. Landscape Plan (dated: 3-1-06)
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
Cabello Creek Subdivision AZ-06-014/PP-06-012 PAGE 11
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING .PATE OF APRIL 6, 2006
A. Drawings
1. Preliminary Plat (dated: 1-24-06)
Exhibit A -Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Landscape Plan (dated 3-1-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Exhibit A -Page ~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
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Exhibit A -Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
B. Conditions of Approval
1. Pl~nniug Department
1.1 SITE SPECIFIC REQUIREMENTS--PRELIMINARY PLAT (PP-46-012)
1.1.1 The preliminary plat labeled as P1.0, prepared by The Land Group, Inc., dated January 24, 2006
is approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-014) application shall also be considered conditions of the
Preliminary Plat (PP-06-012).
1.1.2 The landscape plan prepared by The Land Group, Inc., on 3-1-06, labeled Sheet L1.0, L1.1 and
L1.2 is approved with the following modifications/notes:
• Construct a 20-foot wide street buffer along Victory Road, exclusive of ACRD right-of--way.
Said buffer shall be constructed in accordance with UDC 11-3B-7.
• Per UDC 11-3A-17E, construct 8-foot wide parkways, OR 6-foot wide parkways (as
proposed currently) with root barriers around all trees within the parkway strip.
• Per UDC 11-3G-3A, set aside 22% (4 acres) of the site for useable open space and provide a
10-foot wide multi-use asphalt pathway within common Lat 1, Block 2, and common Lot 4,
Block 3, as proposed.
• Maintain at least a 5-foot wide landscape strip on both sides of the proposed multi-use
pathway on Lot 1, Block 2, and Lot 4, Block 3, and construct trees at a rate of 1 tree per ever
35 linear feet.
• Per UDC 11-3G-3E1, at least one deciduous shade tree per every 8,000 square feet of
common open space shall be planted, and common areas shall be improved with lawn, either
seed or sod.
• Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
an site.
• A written certificate of completion shall be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation shall
apply as listed in UDC 11-3B-14.
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 final plat application(s).
1.1.3 Place a note on the face of the final plat that prohibits direct lot access to Victory Road.
1.1.4 Remove the existing structure an the north part of the development that spans across the proposed
lot lines for Lots 2 and 3, Block 2. All buildings that span across proposed lot lines, or do not
conform to the dimensional standards of the UDC shall be removed ar relocated, prior to
signature of the final plat by the City Engineer.
1.1.5 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 11-3A-7.
Exhibit B -Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
1.1.6 Maintenance of all common areas shall be the responsibility of the Cabella Creek Home Owners'
Association.
1.1.7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways,
including the Ten Mile Creek, 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. Zf lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.1.8 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTSPREL1MiNARY PLAT (PP-Od-012)
1.2.1 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).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 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 ACRD, 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.
1.2.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-5B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Victory
Road. Since this would cause the property to flow out of shed the applicant shall do one of two
options.
The applicant shall be responsible to install a temporary off-peak pumping station in a
location designated by 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
.Exhibit B -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
sources, then this condition maybe rescinded by the City Engineer.
• Install a temporary lift station that discharges to the sewer mains located in Locust Grove
Road. The design shall be coordinated with the Public Works.
2.2 The applicant shall install all sewer mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Fublic Works Departments Standard
Specifications.
2.3 Water service to this site is being proposed via extension of mains in Victory Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works. The applicant shall execute standard forms of
easements for any mains that are required to provide service.
2.4 As part of the City of Meridian's "to and through" policy, the applicant shall install water mains
in S. Mesa Way along their frontage. This is needed for redundancy of the water system.
2.5 The preliminary plat shows a portion of Lots 26, 27, and 28 being encumbered by the AE
floodplain. The applicant shall revise the lots to ensure all buildable lots are out of the AE
floodplain. Or, file for a LOMAR with FEMA to remove the floodplain. Or, add a note on the
final plat referencing the floodplain map and those lots will have to file elevation certifications.
2.6 No water valves or manholes will be allowed in the landscape islands. If water or sewer mains
are to be routed under the landscape islands then no trees shall be allowed in them.
2.7 The applicant shall submit an updated groundwater report concurrent with final plat submittal. If
the groundwater report indicates groundwater as shallow as MTI's letter indicates a grading and
drainage plan will be required, the details of which will be decided at final plat submittal and be
required prior to construction plan approval.
2.8 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 a letter of plan approval shall be
submitted prior to scheduling of apre-construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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 fmal plat by the City Engineer.
2.10 The applicant shall be responsible for the payment of assessments and the actual physical hook-
up to the houses that are going to be retained on site to municipal services.
2.11 All existing structures that do not meet setbacks shall be removed prior to signature on the final
plat by the City Engineer.
2.12 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.
Exhibit B -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
2.13 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.
2.14 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 9-48. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.15 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 ran-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.
2.16 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.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section. 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Past Office.
2.24 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backf"ill, where footing would sit atop fill material.
2.25 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 1-foot above.
2.26 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
Exhibit B -Page 2
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
3.1 One and two family dwellings will require afire-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.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" 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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 Re uirements for dead-end fire a aratus access roads that are between 500'-750' in len h. 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 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 7S0' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.7 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.9 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.10 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.11 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than %z the diagonal measurement of the full development.
3.12 Building setbacks shall be per the International Building Code for one and two story construction.
3.13 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
Exhibit B -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 7ANUARY 19, 2006
side. These measurements shall be based on the back of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.14 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
4. Police Department
4.1 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.
4.2 Provide a driveable surface to each of the common ameni and areas. Coordinate the design of
these areas with the Meridian Police Department, Lt. Bob Stowe.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
Site S eci ac Conditions o A roval
7.1.1 Construct East Victory Road as one half of a 46-foot street section with vertical curb, gutter and
5-foot detached (or 7-foot attached) concrete sidewalk within 3S-feet ofright-of--way with
parking prohibited on both sides.
7.1.2 Dedicate 35-feet ofright-of--way from centerline of East Victory Road, abutting the site.
7.1.3 Locate and align South Ascaino Way, where it intersects East Victory Road, with South Ascaino
Avenue located approximately 177-feet west of the southeast property line.
Exhibit B -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 7ANUARY 19, 2006
7.1.4 Provide ACRD with the plans for the bridge crossing (South Ascnaio Way) of the Ten Mile
Creek for review and approval.
7.1.5 Construct South Mesa Way as one half of a 36-foot street section with curb, gutter and sidewalk
within 25-feet of right-of--way from centerline, where it abuts the site.
7.1.6 Construct the internal streets as 34-foot street sections within 50-feet of Right-of Way, as
proposed, complete with curb, gutter, planter boxes and 5-foot detached sidewalk.
7.1.7 Construct the three islands, one turnaround and a knuckle as proposed.
7.1.8 Construct the three stub streets as proposed:
o Construct a stub street to the north, South Ascaino Way, located approximately 560-feet
east of the north property line (measured property line to centerline). This stub street
shall align with East Lake Creek Drive and connect to Salmon Rapids Subdivision #5 to
the north of this site.
o Construct a stub street to the east, East Loggers Pass Street, located approximately 125-
feet south of the north property line (measured property line to centerline).
o Construct a stub street to the east, East Sagemoor Street, located approximately 500-feet
south of the north property line (measured property line to centerline).
7.1.9 Other than the access specifically approved with this application, direct lot access to East Victory
Road is prohibited and shall be noted on the final plat.
7.1.10 Comply with all Standard Conditions of Approval.
Standard Conditions ofApproval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHI7 roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Flanter Width Interim Policy.
7.2.6 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.
7.2.7 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
Exhibit B -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING pATE OF JANUARY 19, 2006
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 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.
7.2.9 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.
7.2.10 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 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACRD 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 ACRD 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.
7.2.12 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.
7.2.13 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.
Exhibit B -Page 2
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR TH6 HEARING DATE OF 7ANUARY 19, 2006
C. Legal Description
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t'tr.ajcrtNo. 27110
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.lnnexation & Rezoue At~a
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1 tract op laAd foe :utneaatiarl aqd rezouc puJpo~s being Lots 3, 4, 5 aacl 6, Black 'l,
F~achina Estates (a recatdrd subdivision an F.>lc in Book 3S of Plats, at Pages .3(114 and 3617,
re•cvtely of Ada Catinty, Idaho}, and a portion of the Southeast pnc IC~uattct of Secticlra 1rJ,
i'~twnship 3 Noah, Range 1 1~ayt, Boise Meridian, Ada County, [dahq desc~ihcd as fagows:
t 4.rnune:nc~ttg at S/8 inch steal pin manfunetstiag the 5authesst 4:c,~rner of said 5ectiou 19 on
t Ile cf'atrrline of E, Victory Read, thence f<>,llawing the sautFierly Jive of saki Scotian 19 :end
sud centerLne, South 89°42' l.~" W cst a distanve caf (126,18 feet in the
T't?!Nf qF I3l?GINNING;
'I~tncc following the southerly line of said Section 19 and said centerline,
Si,uth $9°42'13" tlpest a distance rat 945,20 feet ro a point on the centerline aElvlc~a
Way;
T?aence leaving said sclutherly liar and said centetlinr, seed fnllvwiug the centerline cyf
xaid Mesa Way, Nottla 00°17'47" Weat a distance of 664.58 E~.et to a pause;
T'heatc 93.42 feet followitg the ate. of a circttlat curve tv the sight, said curve Itav'iug
a radiu8 of 135.38 feet, a crntra! angle of 31°45'01", a chord bracing al` Nutth
19°34'43" Fast and a chf>td distance of 92.05 feet ro a point;
Tktettexi North 39°27'14" 1•:tst a distance of 261.17 feet to a pout;
'y'hen« 57.$8 feet foUawing the. arc of a rirculat curve to the left, said curve havif>g a
radius of 75.00 fret; a central angle of 44°13'10", a ~~ ~~g of
Narrh 17°20'39" East and a chard distance of 56.44 feet tv a pout au t,Iee nrtrthcr[y
lute of ssxd Lnl. 6 exterAdrd westerly to said ceaterlinc;
Thence leaving said centerline and following the northerly line of saidl.at fi
South 89"24'p7" F,,ast. a dismnce of 622,D3 fret to a point montttneutitYg the:
]Northeast Comet of $aid Lot 4;
'Ihet,ACC leaving said northerly liar and following the easterly litre of said Lac G,
Svutlt 00°20'54" East a dismnce of 305,73 fret [o a 1/2~steel pin naaitutnentiug the
Sautheaet'Cotacr vfsaid Lot G;
x'hanec leaving said rasterly line and following the northerly line of said Lot 3,
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Exhibit C -Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, ?006
Ce6nraxy 10, 20pG
Page 2 of ~
irarth 89°36"37" k?ast a distance of lUfr.4~i feet eo a I/2-sleet Grua m<,anun~enting the
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'17>encc leaving sai>ij n~rrtherly uric a.nd following thr, cxaterly luac of said Lot 3,
South 00°23'17" Fast a distance of GJ~.-0.2 feet to xhe X'Oll~tT C)1^ f3TiC;T.NNfT`f.
Ilrr above-eiexuihcxi txaet of land er~reaa-ins 2(}.I6 :lyres, more o~ Mess, wplject to all eae.isring
1 ~~(•,tnents and>tigh~a-nf~way,
,lrtached hereto is Exhibit "A-2" and by this cefcrcnCe is made a part hexenf-
i'r(•parresl By:
'rFrB Lwxn Gxaup, Illtc,
{6' E..Shnrc Ihfvc, Switr IO(l
i .able, Tdaha 836I l
SEE 1 ~ 7.006
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Exhibit C -Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
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Exhibit C -Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2000
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 followiug 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-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined far the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-4 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zozung amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The R-4 zoning amendment will provide lots that are si[nilar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff finds that Annexation and Zonin of this ro ert to
R-4 would be in the best interest of the Ci if the a licant enters into a Develo went
A rg<eement (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:
I. The plat is in conformance with the Comprehensive Plan;
Exhibit D -Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19, 2006
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff 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.)
3. 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, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, 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.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Cornlnission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
The Ten Mile Creek is a natural, scenic feature that should be preserved when this
property develops. Staff is unaware of any other natural, scenic or historic features on this
site. Therefore, if the Ten Mile Creek 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. Staff recommends that the Commission
and Council reference any public testimony that may be presented to determine whether
or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which staff is unaware.
Exhibit D -Page 2
~~ r
Dint School District No. 2
97.1 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fa,x (208) 888-6700
SUT'ERINTENDENT
Dr. Linda, Clark
RECEIVED
MAR Z ~ 2006
March 23, 2006
City Of 1Vleridiaxz
City Clerk Office
City of Meridian
-660 E.~V-at~t~rwer~;~u3e ~ _ _ ---- =- __-~~.w-----~.___ _ __~--------_._....._ .._ ._..._.--= -_- __._...- . _ ...-- - - -. .
Suite 202
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Cabella Creek Subdivision will have a significant impact on school
enrollments at M McPherson Elementa Lake Hazel Middle and Mountain View
Hi School.
We can predict that these homes, when completed, will house fourteen (14) elementary
aged children, thirteen (13) middle school aged children, and ten (10) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
Lo bus_studen±s ±a. nth~r cr~hnals-across~laPcL_._T__. _ _._. _~__ . . _ -- _. _ --
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
oxi the district's capacity. If you have any questions, please contact me at $55-4500.
Sincerely,
Wendel Bigham
Building & Construction Manager
1503 FIRST STREET SOUTH NAMPA, IDAHO 83b51-4395
FAX # 208-4b3-0092
21 March 2006
Phones: Area Cvde 208
OFFICE: Nampo 4b6-7861
SHOP: Nampa 466-0663
Planning & Zoning Cominissian
City of Meridian
660 E. Watertower Lane Suite 202
-- - - -- - 1Vleridian, ID4$3642
RE: AZ 06-014, PP 06-012/Cabella Creek Subdivision
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The District's Ten Mile Drain courses through this
proposed project. This easement mast be protected and any encroachment without a signed
License Agreement and approved plan, before any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the
site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must
comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES MUST
BE COMPLETED BY MARCH 15, 2006.
Sincerely,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dog
C: File -office/Shop .
~~~~~D
MAR ~ R ZD06
CI'~Y ~•~~' ivil':ii1]~IAN
p~Ia'S~x. & ZONING
,. ~~~~~-
~~i~y Of 1'Y~ez-idi~~
~yf~d Olexk Offi~E
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
8015E PROJECT RIGHTS - 40,000
~, pa B ~u~k ~ Y
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
Eric Cronin, EIT SHOP: Nampa 466-06b3
The Land Group, Inc.
462 E. Shore Drive, Suite 100
Eagle, ID 83616
RE: Land Use Change Application - Cabella Creek Subdivision
Please note the District now re uires three 3 sets of tans
Dear Mr. Cronin:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with Jahn P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
-- -- -of1•tce, or John P-.Anderson, at the District's shop.
Sincerely,
.~~~ ~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning Department
ATM Development, LLC, 660 E. Franklin Road, Meridian, ID 83642
Martin A. Artis, 9292 W. Pandion Court, Boise, ID 83714
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLpW RIGHTS • 23,000
BOISE PROJECT RIGHTS - 40,000
23 March 2006
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660 E. Franklin Rd., Ste 140
Meridian, Idaho 83fi42
Office: 208 ! 884.1300
FAX: 2081884.1306
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208 898 9742 PAGE.01
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho,
at the hour of 7:00 p.m. on Thursday, April 6, 2006, for the purpose of reviewing and considering
the application AZ 06-014 of ATM Development, LI.C for Annexation and Zoning of 20.16 acres
from RUT (Ada County) to R~ (Medium Low Density Residential) zone for proposed Cabella Creek
Subdivision;
Furthermore, the applicant request the application of PP 06-012 for Preliminary Plat
approval of 47 single-family residential building lots and 11 common lots on 18.84 acres in a
proposed R-4 zone for proposed Cabella Creek Subdivision generally located on the northeast
corner of East Victory Raad and South Mesa Way.
A more particular description of the above property is on file in the Planning Department, 660
E. Watertower Lane Suite 202, and is available for inspection during regular business hours,
Monday through Friday, from 8:00 a.m. to 5:00 p.m. You may contact the Planning Department at
(208) 884-5533 during regular business hours.
A copy of the application is available to review upon request. Any and all interested persons
shall be heard at said public hearing, and the public is welcome and invited to submit testimony.
Oral testimony may be limited to three (3) minutes per person. Written materials should be
submitted to the Planning Department no later than seven (7) days prior to the above hearing date
so that all interested parties may examine them prior to the hearing. All materials presented at
public meetings shall become property of the City of Meridian. Anyone desiring accommodation for
disabilities related to documents and/ar hearings, please contact the City Clerk's Office at (208) 888-
4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic that this development may generate or the impact
of that traffic on streets in the area, please contact the Ada County Highway District at (208) 387-
\~'~~lilllilll!l111II
6170. ,t,~`~, .~"~.~ i."~„_,,.-.-n'~.r,
~~ ,fie,, ~ _., ,„, •„ ..
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DATED 7 of March, 2006 = ~ •~°
WILLIAM G. BERG, J ., CITY~L ~ " ~~~~
w .~~
PUBLISH 20'h ofi March and 3rd of April, 2006 '~~~ '° ~;~...:~ ~, ~••
°% •~ ~,
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE April 6, 2006 ITEM # 20 & 21
PROJECT NUMBER
AZ 06-014 - PP 06-012
PROJECT NAME
Cabella Creek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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