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HomeMy WebLinkAboutKnight Sky Estates PP 06-004PP 06-004 MERIDIAN PLANNING & ZONING MEETING April 6, 2006 APPLICANT Sea 2 Sea, LLC ITEM NO. 8 REQUEST Continued Public Hearing from March 2, 2006 - Preliminary Plat approval of 126 residential -lots- (24 townhouse lots and 102 detached single-family lots), 7 commercial lots and 26 common lots on 55.83 acres in proposed R-4, TN -C and C -C zones for Knight Sky Estates Subdivision AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: COMMENTS See Staff Comments in AZ Packet INTERMOUNTAIN GAS: OTHER: See letter from Evelyn and Jack Petty in AZ Packet Contacted: (�7M l J A I (C, Date: i,(P Emailed: Phone: Staff Initials: Materials presented of public meetings shall become property of the City of Meridian. .. 9 110! MERIDIAN PLANNING & ZONING MEETING March 2, 2006 APPLICANT Sea 2 Sea, LLC ITEM NO. 9 REQUEST Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102 detached single-family lots), 7 commercial lots and 26 common lots on 55.83 acres in proposed R-4, TN -C and C -C zones for Knight Sky Estates Subdivision AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS See mento for continuance in AZ Packet ('&1J7'0 li(.e, Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. AZ 06-005 MERIDIAN PLANNING & ZONING MEETING April 6, 2006 APPLICANT Sea 2 Sea, LLC ITEM NO. REQUEST Continued Public Hearing from March 2, 2006 - Annexation and Zoning of 58.56 acres from RR to R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) for Knight Sky Estates Subdivision - northwest corner of Chinden Boulevard and Linder Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION. IDAHO POWER: INTERMOUNTAIN GAS: See attached Staff Comments OTHER: See letter from Evelyn and Jack Petty and affidavit of Posting •- Contacted: 0` Date: 4(- .0 Phone: Emailed: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. Wi11 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 SUBJECT: Knight Sky Estates Subdivision AZ -06-005 era _ t .-M1#SR Annexation and Zoning of 5 8.5 6 acres from RR to R-4 (Low Density Residential)(32.86 acres), TN -C (Traditional Neighborhood Center)(14.54JCmo'VED acres) and C -C (Community Business)(11.16 acres). a ) PP -06-004 CITY OF MERIDIAN Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102 CITY detached single-family lots), 7 commercial lots and 26 common/other lots on '_ �'� " r 55.83 acres. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Sea 2 Sea, LLC, has applied for Annexation and Zoning of 58.56 acres to R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres), and Preliminary Plat approval of 126 residential building lots, 7 commercial building lots, and 26 common lots on 55.83 acres. The site is located on the northwest corner of the intersection of Chinden Boulevard and Linder Road. There is an existing home and associated out buildings on this site near Linder Road. The rest of the site is currently vacant and being used for agricultural purposes. A majority of this site is Lot 1, Block 1, Brandt Subdivision, which was recorded in 1991. This lot was platted as the 75% open space, deed restricted area for the County Subdivision. The subject property is within the area proposed to be a part of the City of Meridian's Area of Impact and proposed Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP as well as a private street application) were submitted to the Planning Department for concurrent review. The subject applications are being combined into one staff report. The Commission should make recommendations to the Council on all of the subject applications. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested applications. Staff is recommending approval_of the ro osed Knight-Lky Estates Subdivision AZ -06-005 and PP -06-004 with the conditions listed in Exhibit B of the Staff Report. 3. PROPOSED MOTIONS (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ -06-005 and PP -06-004 as presented in the staff report for the hearing date of March 2, 2006, and the preliminary plat labeled Sheet 1 of 1, dated January 3, 2006 (revised 1-27-06) with the following modifications to the conditions of approval: (add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ -06-005 and PP -06-004 as presented in the staff report for the Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 hearing date of March 2, 2006, for the following reasons: (you should state specific reasons for denial of the annexation and/or plat.) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers AZ -06-005 and PP -06-004 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: Northwest corner of the Chinden Boulevard/Linder Road intersection / 4N 1 W23 b. Owner: Foothill Knights, LLC 757 W. Bankside Drive Eagle, ID 83616 c. Applicant: Sea 2 Sea, LLC 757 W. Bankside Drive Eagle, ID 83616 d. Representative: Shawn Nickel, SLN Planning Inc. e. Present Zoning: RR f. Comprehensive Plan Designation: Mixed Use (along Chinden) and Medium Density Residential (remainder) g. Description of Applicant's Request: The applicant is requesting approval of a 159 -lot mixed- use development that includes 126 single-family residential buildable lots, 7 commercial lots and 26 common lots on 58.56 acres. The applicant is proposing three zones: R-4 (Low Density Residential)(32.86 acres); TN -C (Traditional Neighborhood Center)(14.54 acres); and C -C (Community Business)(1 1. 16 acres). All of the proposed lots conform to the dimensional standards of the requested zone. The average residential lot size in the proposed development is 8,200 square feet. The gross density of Knight Sky Estates is 2.26 dwelling units per acre. Approximately 16% (9.1 acres) is being set aside for open space; 6.2% of the open space is considered useable, the rest of the open space is either used for street buffers or drainage areas. 1. Date of preliminary plat (attached in Exhibit A): 1/3/06 (Revised 1/27/06) 2. Date of landscape plan (attached in Exhibit A): 1/4/06 h. Applicant's Statement/Justification: The enclosed applications have been submitted in accordance with the requirements of the Meridian Zoning Ordinance. As a result, this application does not include a request for variance or deviation from the ordinance. The development has also been designed to be in compliance with the intent of the Meridian Comprehensive Plan (see applicant's submittal letter.) S. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 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: February 13 and 27, 2006 d. Radius notices mailed to properties within 300 feet on: February 8, 2006 e. Applicant posted notice on site by: February 20, 2006 G. LAND USE a. Existing Land Use(s): There is an existing home and some out buildings on this site. The rest of the subject property is currently vacant and is being farmed. b. Description of Character of Surrounding Area: There are five -acre lots in Almaden Subdivision to the north. Spurwing Country Club is to the west. Brandt Subdivision, with one - acre lots is to the east. To the south is Lochsa Falls Subdivision, and the proposed Knight Hill commercial development. This area is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning: 1. North: Single-family residential on five -acre lots, Almaden Subdivision, zoned RR (Ada County) 2. East: one -acre lots in Brandt Subdivision, zoned RR (Ada County); Linder Road 3. South: Lochsa Falls Subdivision commercial, zoned R-4 (PD for commercial uses); Vacant ten -acres, proposed Knight Hill commercial development 4. West: Spurwing Subdivision clubhouse and driving range, zoned RR (Ada County); vacant three acre parcel, zoned RR (Ada County) d. History of Previous Actions: The City is currently in the process of amending its Area of City Impact to include the subject area. The Comprehensive Plan Map Amendment application, to add this area to the Future Land Use Map, was approved by the City Council on March 7, 2006. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Sanitary sewer service is being proposed via a temporary lift station that will discharge to sewer mains located in N. Long Lake Way. Location of water: The closest City of Meridian water mains are located in Lochsa Falls Subdivision across Chinden from this property. However the City of Meridian and United Water are currently in negotiations that would allow United Water to serve this parcel. Issues or concerns: The need for an easement through the out -parcel in the northwest corner to facilitate decommissioning the lift station in the future. Administrative issues pertaining to United Water serving this development. 2. Vegetation: There are no existing trees on this property that need to be mitigated for. Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE 14EARING DATE. OF APRIL 6, 2006 2. Floodplain: N/A Canals/Ditches Irrigation: Any open canals or ditches that cross the subject site should be piped (see Exhibit B). 4. Hazards: Staff is not aware of any hazards associated with this property. 5. Proposed and Existing Zoning: Existing RR (Ada County) to R-4 (Low Density Residential)(32.86 acres), TN -C (Traditional Neighborhood Center)(14.54 acres) and C -C (Community Business)(1 1. 16 acres). 6. Size of Property: 58.56 acres f. Subdivision Plat Information: 1. Residential Lots: 126 2. Non-residential Lots: 7 3. Total Building Lots: 133 4. Common Lots: 26 5. Other Lots: 0 6. Total Lots: 159 7. Gross Density: 2.26 units per acre (net 3.1 d.u./acre) g. Landscaping Width of street buffer(s): A 35 -foot wide street buffer is required along Chinden Boulevard, a designated entryway corridor (UDC 11-2B-3 & UDC 11-2D-2). A 25 - foot wide street buffer is required along Linder Road, an arterial street (UDC 11-2B- 3). A 10 -foot wide landscape buffer is required along Knights Park Drive where it is adjacent to the proposed TN -C and C -C commercial lots (UDC 11-2B-3). Street buffers are not required adjacent to the other internal streets. 2. Width of buffer(s) between land uses: The applicant is not proposing to construct any landscape buffers between proposed TN -C and C -C zoned lots. A 50 -foot wide amenity pond is proposed between the residential and commercial areas. 3. Percentage of site as open space: For the Knight Sky Estates development, over 16% of the site is being set aside for open space; 9.1 acres/16.3% (including street buffers) and 3.5 acres/6.2% (excluding street buffers) of the subject 55.83 acres (excludes right-of-way) is being set aside for open space. 4. Other landscaping standards: Landscaping adjacent to micro -paths should comply with UDC 11-3B-12. Landscaping adjacent to any roadway with detached sidewalks shall comply with UDC 11-3A-17. h. Amenities: Water fall, clubhouse, ponds, park, cobbled entries, open space. Off -Street Parking: UDC 11 -3C -6A requires single-family detached dwellings and townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage. In all commercial districts, UDC 11 -3C -6.B requires one off-street vehicle parking space for every 500 square feet of gross floor area. j. Proposed and Required Residential and Commercial Standards: Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 R-4 Setbacks (in feet) Proposed Required Front Living Area (to sidewalk) 15 15 Side Accessed Garage (to sidewalk) 15 15 Front Accessed Garage (to sidewalk) 20 20 Side 5 5 Rear 15 15 Frontage (garage facing street) 60 60 Lot Size (garage facing street) 8,000 8,000 TN -C There are no established lot size, setback, or lot frontage requirements in the TN -C zone. The maximum building height is 45 feet; the minimum number of stories is 2; and the maximum building footprint is 20,000 square feet. C -C Setbacks (in feet) Proposed Required Front 20 20 Interior Side 0 0 Rear 25 25 Maximum Building Height 35 35 Summary of Proposed Streets and/or Access: The applicant is proposing one access to Chinden Boulevard, a state highway. This proposed access is located at the '/Z mile and aligns with Long Lake Way in Lochsa Falls Subdivision to the south. This public street access (Knights Park Drive) to Chinden Boulevard loops around to connect with Linder Road. The applicant is not proposing any additional access points to Chinden Boulevard or Linder Road. There are private streets, a public street to the proposed R-4 lots, commercial driveways and a common driveway proposed from Knights Park Drive. The internal public and private streets are proposed with 33 -foot wide street sections (measured back -of -curb to back -of -curb) with 5 -foot wide attached sidewalks. Staff is generally supportive of the proposed street system. NOTE: Nearby property owners have expressed concern about the proposed Knights Park Drive access to Linder Road. ACRD has provided the City with detailed analysis and conditions for this project. ACHD has required some changes to the proposed plat. The first change requires the applicant to provide access to Chinden Boulevard via the proposed Knights Park Drive. The second change requires the applicant to construct a stub street to the three -acre parcel to the northwest. The ACHD has approved the location of Knights Park Drive where it intersects Linder Road. Please see ACHD's conditions in Exhibit B. 7. COMMENTS MEETING On February 10, 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. Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use - Community" and "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the mixed use designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The Mixed Use — Community designation allows residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of non-residential building area, and is intended to allow a broad range of uses. Medium density residential areas are anticipated to contain between three and eight dwellings per acre. The proposed Preliminary Plat includes 126 single-family lots for a gross density of 2.26 dwelling units/acre. Although the overall density is at 2.26 dwelling units per acre, the proposed R-4 area has a density of 3.1 dwelling units per acre, meeting the anticipated density range for this area. NOTE: Staff has been in contact with Eagle City Staff regarding their future plans for the area to the north and east of this project. Based on the conversation with Eagle City Staff and the policies and goals contained within the Rim View Planning Area section of Eagle's Western Area Plan, staff believes that the subject development complies with both Cities' plans, if the applicant complies with the conditions listed in Exhibit B. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City establishes its Area of City Impact, it plans to provide City services to the subject properties. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner.- Sanitary anner: Sanitary sewer and water service will be extended to the project at the developer's expense. • The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. • The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the Meridian School District 92. 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/United Water, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company, Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 Chapter IV, Goal I, Objective A, Action 6 - Permit new commercial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. This development is currently not serviceable by gravity means. Permanent sewer service far this development will be via the future North Black Cat lift station, this site will temporarily lift sewer to mains in Lochsa Falls Subdivision. City of Meridian municipal water is currently not available to this site. The City of Meridian and United Water are currently in negotiations that would allow United Water to provide water service to this parcel. Solid waste and other services can be provided to this property. 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 11, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The applicant is not proposing any stub streets to any of the adjacent parcels. The ACRD is requiring the applicant to provide a public stub street to the three -acre parcel to the northwest. According to Eagle's Western Area Plan, the existing five -acre parcels to the north are eligible to re -develop with one -acre lots (see Section 6.4.1, Rim View Planning Area, City of Eagle Western Area Plan). Staff believes that a stub to either the Aguirre or Petty property should be provided. This will allow the lots within Almaden Acres access to Chinden Boulevard and the proposed community commercial uses in this development, when those five -acre parcels re -develop. See Analysis below and Exhibit B. 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 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 five foot wide attached sidewalks adjacent to the internal streets and on one side of the proposed common driveway. The applicant is also proposing to construct micro paths to/from the proposed commercial lots to the east. NOTE; Staff is recommending that the applicant provide a stub street to the north. Once this stub street is extended, pedestrian access via sidewalks will link the existing Almaden Acres Subdivision to the north and the proposed development. Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. 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. Prior to construction, fencing should be constructed around the perimeter of this site. Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. The applicant is proposing one public street access to Linder Road (Knights Park Drive) and one public street access to Chinden Boulevard (Long Lake Way). Direct lot access to Linder Road and Chinden Boulevard should be prohibited. Chapter VTI, Goal 1, Objective B - Plan for a variety of commercial and retail opportunities within the Impact Area. Approximately 12 -acres of the subject ,site are proposed for commercial zoning. The subject application does not propose any new uses. Staff believes that the future commercial and retail sites in this plat will add to the variety of non-residential uses within the City's Area of Impact. Staff is generally supportive of some commercial uses in this area. Please see Analysis below. 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 50 foot wide common lot between the proposed townhouse lots and the future offzce%ommercial TN -C zoned lot to the east. Some of the adjacent property owners have expressed concern over the smaller R-4 lots and the commercial lots. The UDC does not require any buffering between single-family uses. Further, the UDC does not require any buffering between commercial uses and residential uses, if they are separated by a public street. If'landscaping is constructed in accordance with the UDC, stafffinds that the proposed (internal) residential and commercial uses should be compatible with each other. The Commission and Council should rely on any public testimony provided when determining if'this development is compatible with the uses on the adjacent parcels. 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 adjacent to this property. Staff believes that the locations of'the proposed zones and the lot layout are generally appropriate as the larger lots will primarily be on the north side of the development, and the higher density will be nearer Chinden Boulevard a major arterial street. However, to further ensure a transition from thefive-acre Parcels to the north sta recommends that at least one o the lots in the northwest corner of the development be removed. To provide a better transition between the sub sect development and thefive-acre lots to the north sta recommends that all o the perimeter lots between Lot 18 and Lot 32 Block 7 maintain at least a 15 000 square foot lot size. If the preliminary plat is amended as proposed by staff, the proposed development should effectively provide the transition between the adjacent rural parcels and the proposed urban 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. Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application: "The capacity of arterial ... roadways can be greatly diminished by excessive driveway connections to the roadways. The City should cooperate with ACHD to minimize access points on arterial ... roadways as development applications are reviewed." (Chapter VI, page 72) Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 ■ "Develop methods, such as cross -access agreements, frontage roads, to reduce the number of existing access points on to arterial streets." (Chapter Vl, page 79) Staff believes that the proposed density and zoning for this property is generally appropriate (see Analysis below). 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 far this property. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code (Table 11-2A-2) lists single-family detached homes as permitted uses in the R-4 zoning district. Meridian City Code (Table 11- 213-1) lists attached single family dwellings as permitted uses in the TN -C zone, while several other non-residential uses are allowed either outright, as conditional uses, or as accessory uses in the TN -C zone. Please see Meridian City Code (Table 11-213-2) for a list of permitted, conditional, accessory, and prohibited uses in the C -C zone. b. Purpose Statement of Zones: R-4 Medium Low -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. TN -C: The purpose of the TN -C District is to serve as the focal point of a neighborhood center, containing retail, commercial, and community services to meet the daily needs of community residents within a one- to two-mile radius. A TN -C is pedestrian -oriented, and it is designed to encourage pedestrian connection with a Traditional Neighborhood Residential District. TN -C District uses include small-scale retail, restaurants, recreational, personal services, public or quasi -public uses, churches, and attached and multi -family dwellings. C -C: The purpose of the Commercial District is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location, of the district in proximity to streets and highways. c. General Standards: All of the proposed lots comply with the standard lot size and street frontage requirements of the R-4, TN -C and C -C zones established in the UDC. No dimensional modifications are being requested for the proposed development. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Annexation and Zoning Application: Based on the Comprehensive Plan and the recently adopted Future Land Use Map, staff believes that the requested zones are appropriate for this property. However, staff believes that the proportion of the TN -C and C -C zoning proposed does not comly with the puTose statements of said zones Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 or the Comprehensive Plan. Further, because of the existing one -acre residences to the north, staff recommends that less -intense zoning (TN -C) be approved for Lots 5-7, Block 1. Please see Exhibit D for detailed analysis of the required facts and findings for the rezone. Legal Descriptions: The annexation legal description submitted with the application (stamped on January 12, 2006, by Jeffrey H. McAllister, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Prior to annexation staff recommends that a new legal description be filed with the City that includes Lots 5-7, Block 1, being zoned to TN -C, and Lots 1, 3 and 4—Block 1, being zoned to C -C. Development Agreement: UDC 11 -5B -3D2 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. Because the applicant has not submitted elevations or a list of uses that may be built in the commercial area (TN -C and C -C areas) of this development, and to ensure that this project builds out consistent with the Comprehensive Plan, staff recommends that the applicant enter into a Development Agreement with the City. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. Thea licant shall contact the City Attorne Bill Nary, at 888- 4433 to initiate this process. Staff recommends that the Commission and Council direct the City's Legal Department to draft a development agreement for Knight Sky Estates as follows: 1. That all future development 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. 2. That all future development of the TN -C and C -C zoned lots 'be subject to Design Review approval, and that all TN -C lots contain structures that are at least two -stories tall. 3. 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. 4. That the future uses and lots on this site shall conform to the District Regulations and Allowed Uses contained in the Unified Development Code (UDC), in effect at the time of development. 5. That the applicant will be responsible for all costs associated with the sewer and water service extension. 6. 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. 7. That prior to issuance of any building permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. 8. That only one public access, and no direct lot access, to Chinden Boulevard will be allowed on this site; that the Chinden Boulevard access be Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 constructed as a public street that aligns with the existing public street on the south side of Chinden Boulevard (Long Lake Way); and that all existing accesses to Chinden Boulevard will be abandoned. 9. That all landscape street buffers and land use buffers will be constructed in accordance with the UDC provisions in effect at the time of development. 10. That a maximum of 125 single-family residential dwellings be allowed on the subject property. 11. Prior to signature on the final plat of the last phase of this development by the City Engineer, the applicant shall obtain a 20 -foot wide sanitary sewer easement through the out -parcel located in the northwest corner (indicated on the preliminary plat to be R1065270110) of this development. Preliminary Plat and Private Street Applications: Staff believes that the proposed preliminary plat and private streets substantially complies with the Zoning Ordinance. Special Considerations: Development Along State Highways: The applicant is proposing one access to State Highway 20-26 (Chinden Boulevard). Staff is supportive of this proposal as it aligns with Long Lake Way across Chinden and is located at the 1/2 mile (UDC 1I -3H -4B2). The applicant should acquire a permit from ITD for this proposed access (UDC 11- 3H -4C 1). The applicant is proposing a public street, Knights Park Drive, that generally parallels the highway and provides access to properties fronting the highway (UDC 11 -3H -4B3). The applicant should be required to construct noise abatement in compliance with UDC 11 -3H -4D and ITD's design requirements adjacent to the residential uses. The applicant should dedicate right-of-way, in accordance with ITD's requirements, to allow for future highway expansion (100 -feet from centerline proposed). A note should be placed on the face of the plat restricting direct lot access to Chinden Boulevard. Knights Park Drive: The applicant is proposing to construct a local commercial street, Knights Park Drive, that will connect Linder Road to Chinden Boulevard. Staff has been contacted by neighbors in Brandt Subdivision that are concerned about the location of Knights Park Drive. ACHD has recommended that Knights Park Drive intersect Linder Road as proposed by the applicant. Staff recommends that the Commission take into account any public testimony that may be provided regarding the location and design of Knights Park Drive, as it does come fairly close to the back side of the adjacent 1 -acre properties. The applicant is proposing to construct detached sidewalks with 6 -foot wide parkway strips between the curb and sidewalk along Knights Park Drive. UDC 11-3A-17 requires parkways to be at least eight feet wide and planted with Class II trees. However, the planter width may be reduced to six feet if there are root barriers installed on the trees. The applicant should either construct eight -foot wide parkways, or six-foot wide parkways with root barriers around all trees within the parkway. Because the applicant is proposing to limit access points to Knights Sky Drive, the applicant should provide a cross parking/cross access agreement for all of the TN -C and C -C zoned lots within the subdivision to use the driveways and parking aisles. Private Street: The applicant has submitted a private street application, proposing to construct two private streets in this development. Staff is generally supportive of the Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE I I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 private streets for the mew lots, but not for Lots 29-32, Block 1 as they do not "front" on a mew as the other private street townhouse lots do (see required findings in Exhibit D below). The applicant should either modify the plat by ensuring_that all lots that take access to a private street also have frontage on a mew (common open space that is at least 50 -feet wide), or dedicate W. Castle Canyon Lane as a public street. The applicant is proposing to construct the private streets with a 33 -foot wide street section (measured back of curbs) and sidewalks on both sides, within a 43 -foot wide easement. Gates are prohibited on private streets (UDC 11 -3F -4A4). Prior to signature of the final plat, the applicant should provide documentation of a binding contract that establishes who is responsible for the repair and maintenance of the private streets (UDC 11 -3F -3B4). The private street easements shall be depicted on the face of the final plat(s) (UDC 11-317-3B3). Front and side setbacks for structures shall be measured from the adjacent sidewalk, not the property line. Design and construction of both of the private streets shall comply with UDC 11-3F4. Common Driveways: The applicant is proposing to use a common driveway for Lots 33-36, Block 1. Staff is generally supportive of the common driveway proposal. However, rather than flagging the buildable lots through the amenity pond, at least 10 - feet of frontage for each lot should be provided using the common driveway easement (make the lots flag at a 90 -degree angle to Knights Park Drive). UDC 11 -6C -3D7 requires setbacks, building envelopes, and orientation of the lots and structures to be shown on the plat; building setbacks should be measured from the adjacent sidewalk. Further, UDC 11-3C-6 requires every single-family detached dwelling to have a two - car garage and a 20' x 20' parking pad on the lot. The asphalt for the common driveway should not count towards the required parking pad area. All of the lots adjacent to the common driveway should maintain at least 10 feet of public street frontage (flag) and the common driveway easement should be depicted and explained on the face of the final plat. Comply with all common driveway provisions listed in UDC 11 -6C -3D. Lots 23 and 28, Block 7: The applicant is proposing to create an irrigation easement that encroaches into buildable Lots 23 and 28, Block 7. Staff recommends that these lots be reconfigured to remove the easement from being within the buildable lots. Stub Streets: The applicant is not proposing any stub streets to any of the adjacent parcels. The ACHD is requiring the applicant to provide a public stub street to the three -acre parcel to the northwest. The ACRD is also requiring the applicant to provide access to the Chinden access, to the 13 -acre parcel to the west. Staff believes that a stub to either the Aguirre or Petty property to the north should be provided as well. This will allow the lots within Almaden Acres access to Chinden Boulevard and the proposed community commercial uses in this development. According to Eagle's Western Area Plan, the existing five -acre parcels to the north are eligible to re -develop with one -acre lots (see Section 6.4.1, Rim View Planning Area, City of Eagle Western Area Plan). Density: As mentioned earlier in the report there are existing rural size lots to the north and east of this site. To better transition from the five -acre lots to the north, staff recommends that at least one of the lots in the northwest corner of the development be removed. To provide a better transition between the subject development and the 5 - acre lots to the north, staff recommends that all of the perimeter lots between Lot 18 Knight Sky Estates Subdivision A7--06-005/PP-06-004 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 and Lot 32, Block 7, maintain at least a 15,000 square -foot lot size. Micro -paths: The applicant is proposing to construct several micro -paths within this development. The micro -paths on Lots 1 and 42, Block 7, also serve as emergency access for emergency service providers. Therefore, the micro-paths/emergency access on Lots 1 and 42, Block 7, shall be improved with either grass-crete or asphalt at least 20 -feet wide and constructed in accordance with the Meridian Fire Department's requirements. All other micro -paths shall be constructed in accordance with UDC 11- 3A-$. Landscaping adjacent to all micro -paths should comply with UDC 11-3B. Amenities/Open Space: UDC 11-3G requires common open space and site amenities for developments of five acres or more. The applicant is proposing to set aside approximately 3.5 acres of common open space. Several micro -paths, a club house, a fountain at the Chinden/Linder intersection, brick pavers at the Chinden Boulevard access, and several water features and ponds are proposed within this development. Staff believes that the applicant has provided enough open space and amenities to comply with the UDC. However, details of the water features and the clubhouse are not provided on the landscape plan. Staff has concerns over stagnant water and these water features and ponds becoming mosquito breeding grounds. Therefore staff requests that the applicant describe at the public hearing, how the amenity onds and clubhouse will be constructed, how the ponds will not become a nuisance for nearby property owners, and what the clubhouse and ponds will look like Landscaping_ The landscape plan prepared by The Land Group, Inc., on 1-4-06, labeled Sheets L1.0, L1.1, L1.2 and L1.3, is approved. with the following modifications/notes: • Provide a 35 -foot wide landscape buffer along Chinden Boulevard, an entryway corridor, as proposed (UDC 11-2A). Provide a 25 -foot wide landscape buffer along Linder Road, an arterial street (UDC 11-2A). Provide a 10 -foot wide landscape buffer along both sides of Knights Park Drive abutting the future commercial (both TN -C and C -C) lots (UDC 11-2A). The landscape buffers along the streets shall be placed in common lots or in permanent easements, maintained by the property owners association (UDC 11-3B-7C2b). All street buffers shall be designed in accordance with UDC 11- 3B-7. • Provide landscaping in compliance with UDC 11-3B-12, adjacent to all micro -paths. • Provide detailed pictures and/or drawings of how each water feature will be constructed. • Provide detailed elevations and/or pictures of how the clubhouse will look. • Provide details of how the fountain area on the northwest corner of the Chinden/Linder intersection will look. • Provide amenities and open space as proposed; 3.5 acres of common open space, several micro -paths, a club house, a fountain at the Chinden/Linder intersection, brick pavers at the Chinden Boulevard access, and several water features and ponds. • A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. All standards of installation shall apply as listed in UDC 11-3B-14. Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Fencing: The applicant is proposing to construct a six-foot wooden fence around the residential portion of this project. A mix of four -foot tall open -vision and solid fencing is proposed adjacent to micro -paths and interior common spaces. A detailed fencing plan should 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. Almaden Acres & Brandt Subdivisions: Staff has received several letters from adjacent neighbors in Almaden Acres Subdivision to the north, and has talked with others in Brandt Subdivision to the north and east. The neighbors' main concerns appear to be: the location and design of Knights Sky Drive; the 25 -foot wide grass strip along the northern border of the project, and this becoming a nuisance; density; and a request for a six-foot tall vinyl fence along the northern boundary of the project. Staff recommends that the Commission review all letters received by the City regarding this project. Common Areas: Maintenance of all common areas shall be the responsibility of the Knight Sky Estates Home Owners' or Business Owners' Associations. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered Pressure Irrigation: 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, the applicant shall coordinate with the entity providing water service to allow a single -point connection to the culinary water system. If a single -point connection to the City of Meridian's water line 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 aDproval of the subject applications AZ -06- 005 and PP -06-004, with the conditions listed in Exhibit B of the Staff Report for the hearing date of April 6, 2006. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06) 2. Landscape Plan (dated: 1-4-06) B. Conditions of Approval Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department 9. Settlers' Irrigation District C. Annexation and Zoning Legal Descriptions D. Required Findings from Zoning Ordinance Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE. 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 A. Drawings 1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06) �i II � �t � fled• ���ii�ill Exhibit A —Page 1 J1 Ili a i !�t°s• j� irk All I q � IQeLry A i W d - � x y M f � •d CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 2. 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Exhibit A — Page 4 000 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006 Exhibit A — Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS --PRELIMINARY PLAT (PP -06-004) 1.1.1 The preliminary plat prepared by Toothman-Orton Engineering Company, dated January 3, 2006 (revised 1-27-06) is approved, with the conditions listed herein. All comments and conditions of the accompanying Annexation and Zoning (AZ -06-005) application shall also be considered conditions of the Preliminary Plat (PP -06-004). 1.1.2 The landscape plan prepared by The Land Group, Inc., on 1-4-06, labeled Sheets L1.0, L1.1, L1.2 and L1.3, is approved with the following modifications/notes: • Provide a 35 -foot wide landscape buffer along Chinden Boulevard, an entryway corridor, as proposed (UDC 11-2A). Provide a 25 -foot wide landscape buffer along Linder Road, an arterial street (UDC 11-2A). Provide a 10 -foot wide landscape buffer along both sides of Knights Park Drive abutting the future commercial (both TN -C and C -C) lots (UDC 11-2A). The landscape buffers along the streets shall be placed in common lots or in permanent easements, maintained by the property owners association (UDC 11-313- 7C2b). All street buffers shall be designed in accordance with UDC 11-3B-7. • 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. • Provide landscaping in compliance with UDC 11-3B-12, adjacent to all micro -paths. • Provide detailed pictures and/or drawings of how each water feature will be constructed. • Provide detailed elevations and/or pictures of how the clubhouse will look. • Provide details of how the fountain area on the northwest corner of the Chinden/Linder intersection will look. • Provide amenities and open space as proposed; 3.5 acres of common open space, several micro -paths, a club house, a fountain at the Chinden/Linder intersection, brick pavers at the Chinden Boulevard access, and several water features and ponds. • A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. All standards of installation shall apply as listed in UDC 11-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). 1.1.3 The applicant shall acquire a permit from ITD for the proposed public street access to Chinden Boulevard. Construct noise abatement in compliance with UDC 11-31-1-41) and ITD's design requirements adjacent to the residential uses on Chinden Boulevard. Dedicate right-of-way, in accordance with ITD's requirements, to allow for future highway expansion (100 -feet from centerline proposed). 1.1.4 The applicant shall construct a public street (Knights Park Drive) that connects Linder Road to Chinden Boulevard, as proposed. The applicant shall either construct 8 -foot wide parkways, or 6 - Exhibit B — Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 foot wide parkways with root barriers around all trees within any parkways with detached sidewalks. Direct lot access to Knights Park Drive shall be restricted as proposed; provide a cross parking/cross access agreement for all of the TN -C and C -C commercial lots within the subdivision to use the driveways and parking aisles. 1.1.5 Either modify the plat by ensuring that all lots that take access to a private street also have frontage on a mew (common open space that is at least 50 -feet wide), or dedicate W. Castle Canyon Lane as a public street. Construct any and all private streets for the mew/townhouse lots, with 33 -foot wide street sections (measured back of curbs) and sidewalks on both sides, within a 43 -foot wide easement. Gates shall be prohibited on private streets. Prior to signature of the final plat, the applicant shall provide documentation of a binding contract that establishes who is responsible for the repair and maintenance of the private streets. The private street easements shall be depicted on the face of the final plat(s). Front and side setbacks for structures shall be measured from the adjacent sidewalk, not the property line. Design and construction of both of the private streets shall comply with UDC 11-3174. 1.1.6 Construct a common driveway for Lots 33-36, Block 1. Provide at least 10 -feet of frontage for each lot using the common driveway easement (make the lots flag at a 90 -degree angle to Knights Park Drive). All of the lots adjacent to the common driveway shall maintain at least 10 feet of public street frontage (flag) and the common driveway easement should be depicted and explained on the face of the final plat. Place the building setbacks, building envelopes, and orientation of the lots and structures that use the common driveway on the face of the final plat. Provide a two -car garage and a 20' x 20' parking pad on each lot. The asphalt for the common driveway shall not count towards the required parking pad area. Comply with all common driveway provisions listed in UDC 11 -6C -3D. 1.1.7 Reconfigure Lots 23 and 28, Block 7, to remove the irrigation easement from being within the buildable lots. 1.1.8 Provide a public stub street to either the Aguirre or Petty property to the north. This will allow the lots within Almaden Acres access to Chinden Boulevard and the proposed community commercial uses in this development, when they re -develop. 1.1.9 Remove at least one of the lots in the northwest corner of the development. All of the perimeter lots between Lot 18 and Lot 32, Block 7, shall maintain at least a 15,000 square foot lot size. 1.1.10 All buildings that span across proposed lot lines, or do not conform to the dimensional standards of the UDC shall be removed or relocated, prior to signature of the final plat by the City Engineer. 1.1.11 The micro -paths on Lots 1 and 42, Block 7, shall also serve as emergency access for emergency service providers. The micro-paths/emergency access on Lots 1 and 42, Block 7, shall be constructed with grass-crete, or asphalt at least 20 -feet wide, in accordance with the Meridian Fire Department's requirements. All other micro -paths shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micro -paths, including Lots 1 and 42, Block 7, shall comply with UDC 11-3B. 1.1.12 A detailed fencing plan should 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 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 1.1.13 Maintenance of all common areas shall be the responsibility of the Knight Sky Estates Home Owners' or Business Owners' Association. 1.1.14 Place a note on the face of the final plat(s), stating that direct lot access to Chinden Boulevard and Linder Road is prohibited. 1.1.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. 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. 1.1.16 Underground, pressurized irrigation must be provided to all lots within this development. 1.1.17 Prior to recordation of an annexation and zoning ordinance, provide revised legal descriptions for the TN -C and C -C zones, as described in the Development Agreement. 1.2 GENERAL REQUIREMENTS --PRELIMINARY PLAT (PP -06-004) 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, unless otherwise deemed an amenity. 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 11-38. 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. 1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. Public Works Department 2.1 Sanitary sewer service to this development is being proposed via a temporary lift station that will discharge sewer to mains in N. Long Lake Way. The applicant shall install all mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Exhibit B — Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 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. 2.2 No sewer manholes shall be allowed in the landscape islands in the cul-de-sacs. If sewer mains are to be routed under the landscape islands in the cul-de-sacs then no trees shall be allowed in the landscape island. 2.3 Water service to this site is, being proposed via extension of United Water mains located near to this site. If negotiations between the City of Meridian and United Water do not include United Water providing service to this property then the applicant shall be responsible for extending City of Meridian water mains to; and through this development. The applicant would coordinate main size and routing with the Public Works Department. 2.4 Provide a 20' easement for all public sewer mains outside of the public right of way. The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x I 1 " map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor, DO NOT RECORD. Add a note to the plat referencing this document. If the water system is to be via extension of the City of Meridian's system then this condition shall apply to water mains as well. 2.5 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. 2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 1 I -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, the applicant shall coordinate with jurisdiction providing water service to allow a single -point connection to the culinary water system. If a single -point connection to a City of Meridian water main 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. 2.7 Prior to signature on the final plat by the City Engineer the applicant shall submit a recorded document that details who will own the private streets and how they will be maintained. 2.8 All existing structures shall be removed prior to signature on the final plat by the City Engineer. 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. 2.10 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. Exhibit B - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 2.11 The applicant has not indicated how the storm drainage from the proposed private streets will be disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.12 Street signs are to be in place, water system shall be approved and activated by the entity having jurisdiction over it, 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. 2.13 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. 2.14 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. 2.15 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. 2.16 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. 2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.19 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.20 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. 2.21 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. 2.22 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 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 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 %" 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 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. A turnaround will be required if the length of the common driveway exceeds 150 feet. 3.7 For all Fire Lanes, provide signage "No Parking Fire Lane". NO parking will be allowed around the parking in the cul-de-sacs. 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. The applicant shall provide access via the two micro -paths from Knights Park Drive to the north. 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 side. The roadway shall be able to accommodate an imposed load of 75,000 GVW. Exhibit B — Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 3.14 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.15 The proposed 126 -lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 365 residents at build out. 3.16 Maintain a separation of 5' from the building to the dumpster enclosure for the commercial buildings. 3.17 Provide a Knox box entry system for the complex prior to occupancy. 3.18 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.19 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. 3.20 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.21 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.22 There shall be a fire hydrant within 100' of all Fire Department connections. 3.23 Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D105. 3.24 Pool chemicals shall be stored in compliance with the International Fire Code. 3.25 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least three means of fire apparatus access for each structure. (Remoteness Required) 3.26 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). • For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 in). • 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 pedestrian access to the proposed clubhouse/community entrance is not well-defined. The applicant shall submit a revised landscape plan that uses walkway paving materials and landscaping to alert motorists to the pedestrian traffic. Exhibit B — Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. Parks Department 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-313-10) will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-313-10) will be followed 6. Sanitary Service Company 6.1.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 6.1.2 SSC will not provide trashpick-up services utilizing the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. 7. Ada County Highway District 7.1 Dedicate a total of 60 -feet of right-of-way from the centerline of Linder Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACRD right-of-way. NOTE: The right-of-way will taper beyond the intersection to the north. The applicant shall coordinate the taper length and total right-of-way needs with Development Review staff. 7.2 Construct a 5 -foot detached concrete sidewalk abutting the site on Linder Road located a minimum of 53 -feet from the centerline of the roadway. 7.3 Comply with the requirements of the Idaho Transportation Department for right-of-way, access, and improvements to Chinden Boulevard (US 20/26). All signal modifications including relocation of utilities and irrigation at the intersection of Long Lake Way and Chinden Boulevard, will be the responsibility of this applicant. 7.4 Construct Knights Park Drive, the frontage road paralleling Chinden Boulevard, as a 40 -foot commercial street section with vertical curb, gutter, and 5 -foot detached sidewalks. Provide a minimum 21 -foot street section on each side of the proposed center islands. Any landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. The design should be reviewed and approved by ACHD's Development staff. 7.5 Construct the internal residential roadways as 33 -foot street sections (or 34 -feet if required by the Meridian Fire Department) with rolled curb, gutter, and 5 -foot concrete sidewalks. The applicant shall obtain Fire Department approval for the reduced street width. Exhibit B — Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 7.6 Construct the proposed private streets in accordance with the standards set forth by the City of Meridian. The private streets shall be required to meet the minimum offset standard of 125 -feet centerline to centerline at their intersections with the public street system. 7.7 Construct a local stub street to the 2.99 -acre out -parcel that is currently undeveloped and is located at the northwest corner of the development. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.8 Construct a stub street to the Spurwing property to the west. This stub street shoall intersect the entrance road, Long Lake Way, without changing the current configuration of that entrance road. 7.9 Construct the entrance road on Linder Road, Knights Park Drive, approximately 550 -feet north of Chinden Boulevard (centerline to centerline). Construct a left turn bay on Linder Road for vehicles entering the site at Knights Park Drive, in accordance with the submitted Traffic Impact Study. The curb radii shall be 30 feet or greater to accommodate right turning traffic at the site entrance. 7.10 Locate the commercial driveways along Knights Park Drive, at the shared property lines of the commercial lots, as proposed. The driveways are restricted to a maximum width of 36 -feet. 7.11 Construct the residential turnarounds to provide a minimum turning radius of 45 -feet. Provide a minimum of a 29 -foot street section on either side of any proposed center islands within the turnarounds. The medians shall be constructed a minimum of 4 -feet wide to total a minimum of a 100 -square foot area. The applicant shall coordinate with District Development Review and Traffic Services staff on the design of the parking within the center islands within the turnarounds. 7.12 Vacate or exchange the 25 -foot wide un -opened roadway easement along the site's north property line through a separate public hearing process. 7.13 Other than the access specifically approved with this application, direct lot access is prohibited to Linder Road and shall be noted on the final plat. 7.14 Comply with all Standard Conditions of Approval. 8. Central District Health Department 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create a mosquito breeding problem. 8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Exhibit B — Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 9. Settlers' Irrigation District 9.1 All irrigation/drainage facilities along with their easements must be protected and continue to function. The facility involved is the North Slough Lateral (40' easement), and the Almaden Lateral. Contact SID for additional irrigation requirements. 9.2 A Land Use Change Application must be on file prior to any approvals. 9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within its easements. 9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved the SID Board of Directors. 9.5 All storm drainage must be retained on-site. 9.6 The development must supply pressure irrigation access to all lots within the above mentioned subdivision from the current delivery point. If the developer wishes to have SID own, operate, and maintain the pressure irrigation system an agreement must be in place prior to the pre - construction meeting. Exhibit B —Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 C. Annexation and Zoning Legal Descriptions t, TOOTHMAN-ORTON ENGINEERING COMPANY CONSILIMING LNGMER5. SURVEYoks ANI) PI.AM+teRS Project- 05087 Date' January 17- 2006 Paee I I of _> 9777 0-04()tN 6oU1tVA9C] fiOISr, IDAHO 0371 A, 7009 708 323 2289 - FAX 208 32.3-1399 Lru iseYdpppngre�-cans ]EXHIBIT SCA„ Total Rezone Area - Description A parcel of land situated in the South 112 of the Southeast Quarter of -Section 2-33, Toµnship 4 North, Range 1 West. Boise Meridian: being a portion of I.ot 1. Block l Brandt Subdivision. recorded in Book 39 of Plats. Pages 5785.5786, record of'Ada Courim, Idaho: and all of that parcel of land as shown on Record of Survey I isrrument No- 94079392, Records of Ada County, Idaho. being more particularly described as follows: $E(;INWING at found aluminum cap, marking the corner common to Sections 23, 24, 24 and 26. Township 4 North, Range 1 West, Boise Meridian: from which a found aluminum cap, marking the 114 corner common to Sections 23 and 26 bears N.89'°38'47 W.. 2629.97 feet; thence, along the section and 24, line common to said Sections 2; 1 S.00°54'56"'W., 0,10 feet to a point on a curve in the centerline of W. C.ftinden Boulevard; thence, 2) Northwesterly along said cun•e, having a radius of 34,377.48 feet, an arc length of 80.89 feet, through a central angle of 00'0$'05"', and a chord bearing; and distance of 1.89°37'44""W., 80.69 feet to a point of tangency on the section line common to said Sections 23 and 26; thence, along said section line. 3) N.89638'47"W,. 2516.07 feet to a point on the southerly extension of the w-estefly line of said Lot 1: thence, along said southerly extension and said westerly lire of Lot 1. 4) N-00°77'09" E- 841,06 feet to a point, rnarkirtg the southwester -h. comer ofa parcel of land described in Deed Instrument No. 101 1?8387; thence. along the southerly and 1.vesterly lines of said parcel, rhe.following courses. 51 S.89°41 45"E.. 272.00 Cert to point: thence. 61 N.00127'09"E.. 490,00 feet to a point on the northerly line of said Lot 1: thence, along said northerly line, fi ii+kik- hPtilts 5-.:R�:YF,�h 1-;'CTILL Rf?..o1,i-, ARt-.3 s,, ttf)I5[ Ct7EL".[tJ'.�1,iI t'.aLL1tVF_U Exhibit C — Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 1) TOO'I`Blk AN-ORTON F.NGINX J UNG COMPANY' Project. 05(j87 Date-- Januan- 12, 2W6 Page: 2 of 2 7) S,89041'45 -E. 139 1) 14 feet to a Jound 12­rebar rti ith plastic:cap. ntarkin the northMesterly corner of f,ot 10,131uck I Brandt Subdtti ision_ thence, alonex the ac5terl} Linc of Lots 6 through 1 �i. Block I of said Brandt Subditision, 8) 5.r10`�18 '3 u •. 903.94 feet to a pnirt; thence. along the southerly litre of said Lot 6 and the souther!}' line of Lot 5. Block I of said Brandt Subdivision. 9) S.88'50.337._ 441.26 feet to a paint; thence_ along the easterly- line of said Lot 5, 100 (W41`29 --E., 196.401eet to,, point' thence. along the southerly line of Lots 2 and 3. Block I of said Brandt SubdiVision. 11) S, WIT 31 •'E-. 498.61 feet to the centeriute of N. Linder Road, thence along said centerline, 127 S -00`47'29"W.. 605.00 feet to the POINT OF BEGINNING, CONTAINING 58.56 acres, more or less. SUBJECT TO all Covenants -Rights, Rights -of -Way, Easements of Record and any Encumbrances. FV Arca-107Vt.XEIONI1RA:.. Exhibit C -- Page 2 CITY OF MERIDIAN PLANNING .DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 �—!!ii alt Q* -w 7 �? C;I'm 0� m ev o' a IN aI C a y �CC -9 I j 0 g� o zCIA © I W 15 41 d E-1 . u rn ❑ ' pl� Lj xw r- oy r l4CHLIlOI oM IMawnaisMl -�� �:+SwCtin519NbaH u$1 A N011,4091 V Q I Q I Q^ LG OYf 1 �� O r xolstA1Was Ommnds � ecarr+ - iroi ts�x+ sa�sl •+IaoN a� �—!!ii alt Q* -w 7 �? C;I'm 0� m ev o' a IN aI C a y �CC -9 I j 0 g� o zCIA © I W 15 41 d E-1 . u rn ❑ ' Exhibit C — Page 3 ,1 IN �CC -9 < g� o zCIA N pl� Lj � 7 ca r l4CHLIlOI oM IMawnaisMl -�� �:+SwCtin519NbaH u$1 A N011,4091 V �I LG OYf �� r xolstA1Was Ommnds Exhibit C — Page 3 ,1 IN 6 N pl� Lj CITY OF MERIDIAN PLANNING .DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 TOOTHMAN-ORTON ENGINEERING COMPANY (1[*iSUt.UNa WCANEBRS, SURVEYORS AND FLAMERS 9777 CIANDEN BOULEVARD BOISE, JOA1,10 837141048 108 323 2788 - FAX 208-373-1399 Project No:. 05087 boise*tae"s" °" Date: December 16, 2005 Page: I of 1 RXIIl13IT "A" Land Description for RA Rezone A parcel of land located in the S 'l, of the SE `/, of Section 23, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, being a portion of Ut 1, Block 1 of RR ANDT SUBDIVISION, described as follows: COMMENCING at a point, marking the comer common to Sections 23.24,25 and 26, Townsldp 4 North, Range I West, Boise Meridian, from which the Vo corner c.ornrnon. to said. Section,. 23 and 26 bears N.8998'47"W., 2629.97 Feet; thence, along the line common to said Sections 23 and 26, A) N.89°31I'4T'W., 2596.97' feet to a point on the southerly extension of the westerly line of said Lot 1, Block l of BRANDT SUBDIVISION, thencr.; aloli said southerly extension thereof and the westerly line of said Lot 1., B) N.00 -27'09'T,, 381.37 Feet to the POINT OF BEGINNING; thence, continuing along said westerly line, 1) N.00"27'09"E., 459.69 feet; thence, along the southerly and easterly line of a parcel of land described in Deed Instrument No. 1011283 87, records of Ada County, Idaho, the following courses: 2) S,89°41'45" E., 272.00 feet, thence, 3) N.00427'09"E., 480,00 feet to the northerly line of said Lot 1; thence, along said .northerly line, 4) S89 -41'45'E., 1393.14' to the northwesterly corner of Lot 10, Block 1, BRANDT SUBDIVISION; thence, along the westerly line of Lots 10, 9, 8, 7, and 6. Block 1 of said subdivision and the southerly extension thereof, 5) S,00048'23"W., 939.88 feet; thence, 6) N.89°41'25"W., 1659.34 feet to the POINT OF BEGINNING. CONTA EUNG: 32.86 Acres, more or lesx. SUBJECT TO: All covenants, Eights, Rights -of -Way, FJasements of Records and any Encumbrances. H-V50811WrftIC5WRVEY1E0A4R4 "=NE DESCRUIMN doe BOISE • GOEUR d'AT_ENE: - CALDWELL Exhibit C — Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 TOOTHAIAN-ORTON ENGINEERING COMPANY CONb'tJLTINO ENGINMS, SURVEYORS AM PMMA S 91'97 CHINOt.N BOULEVARD HOW, IDAHO 83714-2008 208 32.3 7788 • fAX 208-323-2399 Project No: 05087 _ lwisc®tuenprro,Com Date: Decernber 27, 1005 Page: 1 of 1 EXHIBIT "A" Land Description for TN -C Rezone A pto-ccl of land located in the 5'fi of the SE "/4 of Section 23, Township 4 North, Range 1 West, Rove :Meridian, Ada County, Idaho, being a !x>rtian of Lot 1, Block 1 of BIR-ANDT SIJIIDIVISION, described as follows• COMMENCING at a point, trtarldng the corder common to Sections 23, 24, 25 v1d 26, 'TownsWp 4 North, Range 1. WW, Boise Meridian, from which the '✓4 coater common to said Sections 23 and 26 bears N.89°38'47W., 2629.97 feet, thence, along; the lits common to said Sections 23 and 26, A) N.89°38'47"W., 939.99 feet to the POINTOF BEGINNING, thence, contiliving along said common line (also the centerline of W. Chinden Roulcvard), 1) N.89°38'47"W., 1656.97 feet to a paint on the southerly extension of the westerly line of said i,ot 1; thence, along said southerly exteltsion and said. westerly lute of Lot 1, 2) N.00 -27'09'T., 381.37.fect; thence, leaving raid westerly line, 3) S. 89°41'25"E., 1659.34 feel to aPo.int on the southerly extension of the westerly line of Lot 6, Block 1 of said subdivision.; thence, along said southerly extension, 4) 5.00°48'23"W.- 382.63 feet to the POTNT OF BFGINNING. CONTAINING: 14.54 acres, more or.less. SUBJECT TO: All covenants, Rights, Rights -of -Way, Easements of Recot<ls and any Encumbrances- H:1U50$7.W F'GicsLSURYE!^F:thA=rN{' KuONE DFS(All'i 501% &- SOI$F • (.;.0FUR d :aLENE • CALDWELL Exhibit C — Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 100THKAN-4RTON ENGINEERING CZMPANV 0[]tZiY TTM ENGK4MRS, sURVEYotts AND PIANHM 9777 CHINO NBOULEVARD BOISE, IDAHO 8 3 7 14-2009 70R-323,220 • FAX 20A 121-1399 Project No: 0.5087 xis��nen co.cam Date_ December 27, 2005 Page: I of 2 EXHIBIT "A" Land Dc.Sc:,ription for C -C Rezone A parcel of land located in the S Ya of the SE 'A of Section 23, Township 4 Norm, Range 1 West, Boise Meridian, Ada County, Idaho, being a portion of Lot 1, Block. I of BRANDT SUBDIVISION, and all that parcel of land, as shown on a record of Survey_ recorded as Imtrunient No. 94079392, records of Ada County, Idaho, described as follows: WG)INNING at a point, marking the comer eamrtton to Sections 23, 24 25 and 26„ Township 4 North, Range 1 West, Boise Meridian, from which the 'K comer commntl to said Sections 23 and 2.6 bears N.89°3847"W-, 2629.97 feet; thence, along the line common to said Sections 25 and 26, 1) 5.00`54'56" W., 0.10 feet to a point on acttcve, marking the centerlitw. of W. Chinden Boulevard; thence, along said centerline, non -tangent with the previous course; 2) Northwesterly along said curve to the left, having a radius of 34,377.48 feet, atri arc length of 80.89 feet, through a central angle of 00°08'05", and a chord bearing, and distance of N,89°34'44"W-, 80.89 feet to a point of tangency; thcncc, continuing along said centerline, 3) N-89°38'4T'W„ 859.10 feet to a point on the soutberly extension of the westerly line of Lot 6, Block 1 of said subdivision; thence, along said southerly exteltsi,an thereof, 4) N.00°48'23"E., 418.60 feet to the southwesterly corner of said Lot 6; thence, along the southerly line of said Lot 6 and Lint 5, Block 1 of said subdivision, 5) S.88°50' 33"E., 441.26 .feet to the southeasterly corner of said Lot 5; thence, along the easterly line of said Lot 5, 6) N.00°47'29"E., 196.40 feet to the southwesterly comer of Lot. 3, I31ock I of said subdivision; thence, along the southerly line of said Lot 3 and Lot 2, Block lof said subdivision and the easterly extension thereof, 7) S89°12'31" F, 498.61. feet to the centerline of N. Linder Road; thence, along said centerline, BONE • COEUR WATYINE • C:ALI)WEM Exhibit C — Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING .DATE OF MARCH 2, 2006 T Wrt311RAN-0Fr1- iN ENGRgEE R1,KG COMPANY Pao]ect No: 05087 Date: December 27, 2005 Page: 1 of 2 8) S.00*47' 29" 1W., 605.00 feet to the POINT OF BEGIIVTVTIY(r_ CON1rAINING: 11,1 G anres, more or less. SUMC r TO: All covenants, Rights, Bights -of -Way, Fasemmts of Records and any Fncumbrances. HA01087WPBIesSURVEYIF dL4C-C REZONE DESCRIPT ON-dx Exhibit C — Page 7 7316 of z%; I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 amy" w aa�t°sl"' _ � o 3v47'2aV altar N 1 i /.�G,•C,/irn g �r •! W X11 J &la E) arw 6T R aY ( g �R ar � m „tea Exhibit C — Page 8 t* "R 0. it 2f�1s .� iffistm mc cacw - z aaa o % 'L e Q� A r zcr s z x0. y z� U � X4-0 C4 1 wcn w l,. $ 03 � � a n�o ui �3:zn �d oa o m An ac ��LesgLllGl 1N3rulilLSw 0.730- G � �„ r�olswne� ianrgla p: a � �"'� � r � � � � w ^ t x7o7e ' c 101 � �. •4� JD NOFiIW� Y �' ..... �9 -'7.w-ffDdW- �. 9N 13 9 XXIS '8L 107 xois�ntaens ��ds Exhibit C — Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D. Required Findings from Zoning Ordinance L 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; Staff finds that the proposed zoning designations of R-4, TN -C and C -C comply with the Comprehensive Plan and recently amended Future Land Use Map. Staff finds that the proposed map amendment is in general compliance with all other 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 for the proposed district, specifically the purpose statement; Staff finds that there are several uses that are allowed and conditionally allowed within the requested zoning districts of TN -C and C -C. If the applicant complies with the conditions outlined in the development agreement, and receives design review approval for the future buildings, staff finds that the proposed commercial lots/districts will be in compliance with the regulations outlined in each specific district. The accompanying plat and proposed development agreement, demonstrate that the land will be developed with lot sizes, uses and other dimensional requirements that conform to the proposed zoning designations. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best of interest of the City (UDC 11 -5B -3.E). The R-4, TN -C and C -C zoning amendments will provide both residential and commercial uses in this area. 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. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to R-4 TN -C and C -C would be in the best interest of the City. Exhibit D — Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 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; Staff finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan, and the land use designations for this property as shown on the Future Land Use Map. Staff generally supports the proposed plat layout and proposed density as they comply with the provisions of the Comprehensive Plan and the UDC. 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 can be made available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details.) 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 Conunission 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 Agency Comments and Conditions 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. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, steric or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D — Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 3. Private Street Findings: 1. The Design of the private street meets the requirements of this Article; Staff finds that the design of the private streets meets the standards as set forth in UDC 11-3F-4. 2. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; and Staff does not anticipate any hazard, nuisance or other detriment from the private streets if they are installed and maintained as designed, and comply with the UDC. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. Staff finds that the use and location of the proposed private streets will not conflict with the comprehensive plan or the regional transportation plan. ACRD has reviewed the Private street request and is supportive. Exhibit D — Page 3 AFFIDAVIT OF POSTING STATE OF IDAHO ) COUNTY OF ADA ) �aAK ! U 606 + ►`i OF MERIL7IM,) I, Mike Arnold Premier Signs, Inc 2100 E. Fairview Avenue Suite 7 855-0380 (name) (address) (phone) Meridian Idaho , being first duly sworn upon (city) (state) oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Kni ht Sky Subdivision — Preliminary Plat for 126 residential lots 7 office/commercial lots with common lots on 55.83 acres; Annexation and Zonina to R-4 TN -C Transitional Neighborhood Center and CC Community Commercial. Dated this 9th. day of March _'2006 (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. RUTH ZAHOPIK NOTARY PUBLIC STATE OF IDAHO Master\affid-posting Nbtary Publi f Idaho Residing at My Commission Expires:ZfiZ Apr. 6. 2006 10:56AM No, 4111 K 1 April 6, 2006 To: Meridian Planning and Zoning Commission ._ From: Brandt Subdivision Residents ,..,,,,, Regarding: The proposed Knight Sky F,sstata Subdivision ""'`., iya 2006 We, the residents of Brandt Subdivision, are here to voice our concerns regmn ft the estab].ishment of the Knight Sky Subdivision in Meridian. We want it to be known on the re X4 that we are progrowth and want to support the expansion of Meridian; however, our concerns are centered on the safety ofthe residents, its children and the Impact it may have on the currently existing neighborhoods. Over Dandy the past 15 years, the residetds of Brandt Subdivision have been blessed with a secluded, quiet neighborhood that is surrounded by ,home`s with Iarger lots. We hear that mcent &-velopmenft such as the Knight Sky Estates will jeopardize that which we have all worked hard for and come to love_ We DO NOT ask that you prwmat construction, we DO NOT ask that you keep landowners from developing their property, we do ask, that you please work in concert with the CUM= r+esidenfia to help us maintain the quaUty of life that we presently have. Listen to our concerns and problem solve with as so that we can both enjoy flue growth of our city. Below are the points that we would like to present and have the Cm mimon work with us to resolve. # 1 Traffic-- Safety Concern With the development of the Knight Sky Fates Subdivision there will be a substantial increase in the flow oftraffic to the area, the city projects an additional 3,800 cars per day. The plan is to have an access road to the new subdivision on Linder, between . Chinden and Brandt street. That means that will be 2 roads within about 200 yards of a busy intmuctkm. Currently, avithout the Subdivsion, traffic on Linder/Chmdca severely backs up. Regarding safely, this is huge concern for 2 reasons. I. Our children. a_ The current bus strip for the Brandt Subdivision is on the comer of Brandt Md Linder. Our children are having to staph on the cornet of an extremely busy intersection to catch thea bus. At this time, many of the Parents are concemed enough, that they will stand with their child at the intersection until the bus picks them up and on many occasions have seen f,vstrated motorists drive around the bus. Vigil an additional subdivision, another access road, WalmaM and other businesses, thus problem and concern only worsens and proves to be a do gerous liability for the APR 06 '06 12:21 PAGE -01 Apr 6. 2006 10:56AM No, 4111 P. 2 families and the city of Meridian. And with the expansion of Linder to 5 lanes the danger to our children increases substantially. b. Subdivision trade i. More and more cars me entering our subdivision to tum around Prior to the development of Locsha Subdivison we very rarely had motorists enter our cull de sac and now it is a more common occurrence. With an aceess road so close to ours, their will be confusion or missed rums leading to more traffic for us and our children to contend with. 2. Emergency Response a. With the additional 3,800+ cars, the access to our subdivision is severely impinged! 1 We the residue of Brandt subdivision and Almaden, have a difficult time accessing our own street. our concerns is that if we add additional tra#fic, emergency vehicles am going to have difficulty accessing our homes in a timely fashion. This again proves to be a liability for the families and the city of Meridian. We ask tbat the access toad to the subdivision be reassessed to better help diminish traffic on Linclea. We suggest an alternate road be placed off of Chinden, but are open to discussion regarding this. Concern #2 Density of the Knights Sky Estates subdivision - a. Ctiumntly Brandt subdivision has 1+ acre lots, Almaden has 5 acre lots and Spur Wing has 1 '/2 to 2 acre lots. The plan for Knights Sky Estates is to have 3.4 bDnics per acre. With such density, this further contributes to the traffic issue. The residents of Brandt, Almaden, and Spur Wing elected to purchase larger lots so that our privacy would not be impinged. The cuuront density of Knights Sky places an abundance of homes immediately next to and behind us. Again, we do not ask that you rezone the entire area, but merely provide our subdivisions some "transition" space. We suggest than the homes that border ours, be zoned R-2 with a minimum of 43,560 square feet, which is a true 1 acre lot. This will allow our residents to maintain our lifestyle while also allowing the Knights Sky Estat= to build larger homes on attractive lots bringing in a higher end resident such as those Eagle is trying to Court. By increasing the lot sive along the periphery of the Knights Sky Estates, it will aid in decreasing the amount of traffic that the subdivision will generate. b. As the City of Meridian troves fiather West, they are going to encounter more residents that have 1+ acre lots that are going to oppose similar projects. By establishing a protocol now that would address "Transition area" it can alleviate many future problems. c. With the establishment of the subdivision, we would litre to have a 6 ft vinyl fence be build around the existing subdivisions. APR 06 '06 12:21 PAGE.02 Apr. 6. 2006 10:56AM Concern #3 No. 4111 P. 3 Drainage Ponds a The Knights Estate Subdivision is planed to have several drainage ponds. The plan is to have these ponds placed against the existing subdivisions, Such kw.Wons, will place these drainage ponds very close to residential home owner wells. We am concerned about mad tar, oils, chemicals, etc that may infect our wells. The Knight Sky Estes has city water, so placement of the ponds will not affect them. We ask that the ponds be placed throughput the subdivision so that they are not as close to our well waxer. Again, we are pro -growth and want to see the City of Meridan prosper. We want others to move here and enjoy their homes, families and environment the way we have. We just ask that the City please wort in conjunction with us, its residents, so that we can continue to enjoy tate lifestyle we chose. Siwmly, The Residents of Bram& and Alamaden. Subdivisions APR 06 '06 12:22 PAGE . A7 Apr. 6. 2006 10: 56AM No. 4111 P. 4 A 8-5 -w -bmzj� 169'5 u/ 43fte� . w i mm 0 u w, P 3 S 'j. is"e, iwrc L IZ-SY APR 06 '06 12:22 PAGE.A4 r I Apr. 6. 2006 10:57AM Concern. #3 No. 4111 P. 5 I. Drainage Ponds a. The Knights Estate Subdivision is planed to have several drainage ponds. The plan is to have these ponds placed against the existing subdivisions. Such locations, will place these drainage ponds very close to residential home owner wells. We are concerned about road tar, oils, chemicals, etc that may infect our wells. The Knight Sky Estates has pressurized water, SO placement of the ponds will not affect them. We ask that the ponds be Placed throughout the subdivision so that they are not as close to our well water. Again, we are pro -growth and want to see the City of Meridian prosper. We want others to move here and enjoy their homes, families and environment the way we have. We just ask that the City please work in conjunction with us, its residents, so that we can continue to enjoy the lifestyle we chose. Sincerely, The Residents of Brandt and Alamaden Subdivisions APR 06 '06 12:22 PAGE. 05 JG� Apr. 6. 2006 10:51AM Concern #3 No. 4111 P. 6 1. Drainage Ponds a. The Knights Estate Swbdi'vxson is planed to have sevesal drainage Ponds. The plan is to have 4ese ponds placed, age the ea..b g subdivons. Such locations, will place these drainage pou& vary close to lvddextU home owner wells. We are concerned about road tar, oils, chemicals, etc that may infect our wells. The Y-Mght Sky Estates has pressurized water, so placement of the ponds will not affect them, We ask that the placed through -out the std they axe not as close to our well vision so that Ponds i water. Again, we are pro -groom and want to see the City of Meridian to move here and enjoy their homes, families and environment the way j . We we we W thers ask that the city pleease work in conj�on withust to enjoy the lifestyle we chose. us, its z idents, so that we can continue Sincerely, The Residents of Brandt and. Alamaden Subdivisions JZ . APR 06 '06 12;22 pAf;F _ GtF, Apr. 6. 2006 10:57AM Concern #3 No. 4111 P, 7 1 • Drainage Ponds a. The Knights Estate Subdivision is planed to have several drainage ponds. The plan is to have these ponds placed against the existing subdivisions. Such locations, will place these drainage ponds very close to residential home owner wells. We are concerned about road tar, oils, chemicals, etc that may infect our wells. The Knight Sky Estates has pressurized water, SO placement of the ponds will not affect them. We ask that the ponds be placed through -out the subdivision so that they are not as close to our well water. Again, we are pro -growth and want to see the City of Meridian prosper. We want others to move here and, enjoy their homes, families and environment the way we have. We just ask that the City please work in conjunction with us, its residents, so that we can continue to enjoy the lifestyle we chose. Sincerely, The Residents of Brandt and Alamaden Subdivisions APR 06 '06 12;23 PAGE.07 LIq -yu L:ZOCIOeo &61 /77 Gas A, RE EIVED 'V 00 A R - 6 2006 c C 0 , o Ci cl er Oxce C, Clerk Office 7 ,16 -1 Z/",? 6 4;� kt-, , CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE April 6, 2006 ITEM # PROJECT NUMBER AZ 06-005 - PP 06-004 PROJECT NAME Knight Sky Estates NAME (PLEASE PRINT) Ivor An City of Meridian City Clerk Office DATE CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET March 2, 2006 PROJECT NUMBER ITEM # 819 AZ 06-005, PP 06-004 PROJECT NAME Knight Sky Estates Subdivision NAME (PLEASE PRINT) FOR JAGAINSTINEUTRAL S 4 w,j 4 • AV, c /(,P e I x- M.Muly-118reR MERIDIAN PLANNING & ZONING MEETING March 2, 2006 APPLICANT Sea 2 Sea, LLC ITEM NO. 8 REQUEST Annexation and Zoning of 58.56 acres from RR to R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) for Knight Sky Estates Subdivision - northwest corner of Chinden Boulevard and Linder Road A t-1 EK If -V CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: $ e affidavit of Postin COMMENTS See memo for Continuance 001j-1n,,,4X- No Comment Contacted:LL Date: 7J1 e7 Phon4 �/ G vl� Emailed: Staff Initials: Materials presented at public meetings shall become property of the City of Meridian. Memo RECEIVET) FEB 2 4 2006 QTY OF MERIDIAN To: Planning & Zoning Commission GITY CLERK OFFICE From: C. Caleb Hood, Current Planning Manager CC: Shawn Nickel, Anna Canning, Bill Nary, Clerk's Office, Project File Date: February 24, 2006 Re: Knight Sky Estates Subdivision (AZ -06-005, PP -06-004) Applications for 3-2-06 Planning & Zoning Commission Meeting Staff has had conversations with neighbors in this area regarding the proposed vehicular layout of Knight Sky Estates Subdivision, specifically the proposed public street access to Linder Road. As of the print deadline for the staff report, City staff has not received comments from the ACHD on this project. Staff believes that it is critical to have the ACHD's input on a project of this size before the City staff's recommendation is formed and an official action is taken by the Commission. Further, staff would like to have another opportunity to meet with the applicant to discuss potential changes to the submitted site plan, prior to making an official recommendation to the Commission. Therefore, staff recommends that the Commission open and continue the public hearing on the subject development at the March 2"a hearing to allow the ACHD to comment on this project, and to allow staff time to incorporate any new information into the staff report. ACRD staff has indicated that they recently received the City's request for comment and the Traffic Impact Study. ACHD should have a staff report ready for this project within a couple of weeks. To ensure that City staff has ample time to receive, review and incorporate the ACHD's comments and conditions into the Staff Report, staff requests that A7-- 06-005 and PP -06-004 be continued to the March 16`x', 2006 heariniz. If comments are not received from ACHD by March 10, 2006 (staff report print deadline), staff may request that this application be continued until April. STATE OF IDAHO COUNTY OF ADA I (name) AFFIDAVIT OF POSTING gamier ns Inc 2100 E. Fairvi (address) t -CEI V E Fa 7-000 CITY OF MERIDIAN _.I"tY c� 7R.K Meridian 'Idgho , being first duly swom upon (city) (state) oath, depose and say: (phone) I personally posted the sujest property with the hearing notice sign 10 days prior to the public hearing for the Knight u! divisio — Preliminary Plat Lor 126 Midential lots 7 I_.._ MAE e1% Awr.,ftva+!o%r% snrl 7nninn M R -A Dated this 17th. day of February 2006 (si ure) i SUBSCRIBED ANd SWORN to before me the day and year first above written. rtN40TA.Ke UTH ,�AHORIK ry ! Public f ho PUBUC Residing at TATt OF IDAHO My Commission Expires: / Masterlaffid-posting 1 mar. 1 2006 : 3:26P*LLeA LAW OF91cas ' ALLEA LAW, OFFICES KENNETH L, MALLBA 78 Sw S7a AVENue, Surrs 1 ATTTORNBYATLAw pOsT OFFICE Box 857 MEWIAN ID 83680-08S7 March 1, 2006 Caleb Food Meridian Planning and Zoning Re: Knight Sky Subdivision PIanning and Zoning Meeting Dear Caleb: :208 $No. 3190, P. 1 . Z,, 6 7&"Floff (208) 888-2790 FAr (208) 8882789 E-MAIL KLMQMAUXALAW.COM Via Facsimile E (j E V E MAA 4(106 CITY OF IVIERILDIAV CITY CLE.RV, r�F�r` This will confirm our telephone conversation this morning. you advised that the Planning and Zoning Commission will not be hearing the Knight Sky Subdivision application as planned on March 2, 2006, You advised that the continuance is necessary because ACID has not submitted its written response to the proposed plat. Based on your representation to me, Caleb, X am going to notify the Almaden people and other neighborhoods that the meeting is being postponed. You indicated that you were going to seek a 2 week continuance of the hearing date, and so we will tentatively plan to come before the Commission on Thursday, March 16, 2006. 'hank you for alerting me to this situation. We look forward to the opportunity to discuss this project with the planning and Zoning Commission, Very truly yours, Kenneth L. Mallea KLM/dm MAR 01 106 15:51 Mar 1. 2006 : 3:27PgLLEA LAW 099icEs :209 ANo. 3190 P. 2 * a February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates -- Proposed Subdivision, VE -0 2 06 Oil MERIDIAN As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. . 3. With the elimination oftbe 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties, This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision Meridian, Idaho 83642 cc- May of Meridian 030h ��rT (1D�i:xz. pR• MAR 01 '06 15:51 a. PAGE. 02 Mar, 1, 2006,; 3; i7PM,L�LaA LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision :zos 40, 3790, P. 3 # di a -,��"J- V Ef iar �-A ,; c M. 10 As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape' the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Ahnaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chindm. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and .Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Zhearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision Meridian, Idaho 83642 cc: Mayor. of Meridian JD MAR 01 '06 15:52 Ave, ✓ �,� . ,��.�.� , i53G, q2, Mar. 1. 2006' 3:27PMkLLEA LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision :Zo$ FNo. 37903 P, 4 or 5. R �Jc, I .." --A VE ;: � OF-- As r= As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining, Almaden. Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential Iots bordering Almaden's 5 -acre lots, We are concerned that this 253 grass border will become some type of common use area for the residents and invite opportunities our horses. for trespass and harassing of 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural, The project is far too dense and is incompatible with; all other residential projects located north of Chindem These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either, 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our Pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision Meridian, Idaho 83642 cc; Mayor ofMeridian "916,{ MAR 01 '06 15;52 Jnr. 1, 10061 3:28PMkLLEA LAW OFFICES :zoa No, 379Q3 P, .9/.. 8 , February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned. Haat this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultura]. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to -look into people's backyards. It will also help protect our Pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and ur liv tock safe. Thank you for considering our needs. 7�j� 2h�n e A Almaden Acres Subdivision , Meridian, Idaho 83642 Mayor of Meridian If A4.41 Z`�� rivrc� /Vk a IL.&, MMR 01 '06 15:52 CITY OF >Weridli' IDAHO H �� Tiie,tisuE+� Vn�Y MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533/fax 888-6844 Police 1401 E. Watertower Lane 888-6678 / fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 / fax 884-0744 - Water 2235 N.W. 8th Street 888-5242/fax 884-1159 WRE 4NTTALS TO AGENCIES FOR COMMENTS ON D E PROJECTS WITH THE CITY OF MERIDIAN iS AsWthat your comments and recommendations will be considered by SINCE T "B bf 1IM"lanning and Zoning Commission please submit your ►STEWATER 19.EpTts and recommendtions to the City of Meridian Attn: Planning Department, by: February 23, 2006 Transmittal Date: February 2, 2006 File No-: AZ 06-005; PP 06-004 Hearing Date: March 2, 2006 Request: Annexation and Zoning of 58.56 acres from RR to R-4(32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) and Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102 detached single-family lots), 7 commerical lots and 26 common lots on 55.83 acres in a proposed R-4, TN -C and C -C zones for Knight Sky Estates Subdivision By: Sea 2 Sea, LLC Location of Property or Project: northwest corner of Chinden Boulevard and Linder Road David Zaremba (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FP) Keith Borup (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Christine Donnell, CIC Keith Bird, C/C Shaun Wardle, C/C ater Department ewer Department Sanitary Services ft val2, vAc, M Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks- Department Meridian School District (No FP) Meridian Post Office"Av only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig- District Idaho Power Co. (Fp,pp,cup) Qwest (FPIPP only) Intermountain Gas (FP/PPonly) Bureau of Reclamation (Fplpponly) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Meridian Development Corp. Historical Preservation Comm. FEB - 3 2006 City Of Meridian CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 886*313Ierk Office CITY CLERK —FAX 888-4218 FINANCE & UTILITY BILLING —FAX 887-4813 MAYOR'S OFFICE —FAX 884-8119 Printed on recycled paper SUPERINTENDENT Dr. Linda Clark Joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 + (?t 1 ' " � � 4 (208) 888-6700 g�`�w y'S February 13, 2006 ty °o .Men eau -_.- 660 E. Watertower Lane 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 Knight Sky Estates Subdivision will have a.significant impact on school enrollments at Andrus Elementary, Sawtooth Middle and Ea le Hi School. We can predict that these homes, when completed, will house thirty-eight (38) elementary aged children, thirty-five (35) middle school aged children, and twenty-six (26) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, Wendel Bi am Building & Construction Manager February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision Jl ,M1 ?,i)[lb As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be -_eliminated,..so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 ---acre rots. We - - are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Lydia Aguirre GL. 1895 Almaden Drive Meridian, Idaho 83642 (208) 887-9662 cc: Mayor of Meridian MALL:EA. L.sw OFFICES 78 SW 5TH AVENUE, SUITE 1 KENNETH L. MALLEA POST OFFICE goX 857 ATTORNBYATLAW MERIDIAN ID 83680-0857 March 1, 2006 Caleb Hood Meridian Planning and Zoning Re: Knight Sky Subdivision Planning and Zoning Meeting Dear Caleb: ;208 888 2789 # 2/ 6 %LEPHONE (208) 888-2790 FAX (208) 888-2789 E-Mnu KLMQMALLEALAw.COM Via Facsimile This will confirm our telephone conversation this morning. You advised that the Planning and Zoning Commission will not be hearing the Knight Sky Subdivision application as planned on March 2, 2006. You advised that the continuance is necessary because ACHD has not submitted its written response to the proposed plat. Based on your representation to me, Caleb, I am going to notify the Almaden people and other neighborhoods that the meeting is being postponed. You indicated that you were going to seek a 2 week continuance of the hearing date, and so we will tentatively plan to come before the Commission on Thursday, March 16, 2006. Thank you for alerting me to this situation. We look forward to the opportunity to discuss this project with the Planning and Zoning Commission. Very truly yours, Kenneth L. Mallea KLM/dm t.::a :. 3- 1-08. 1'17PM;MALLI;A LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates -- Proposed Subdivision ;208 885 2789 # 3/ 6 As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can. and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision�i Meridian, Idaho 83642 J cc: Mayo of Meridian .AL 3- 1-06; 1:17PM;MALLEA LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates -- Proposed Subdivision ;208 888 2789 * 4/ 6 As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision Meridian, Idaho 83642 cc: Mavor of Meridian 34, q2 3- 1-06; 1;17PM;MALLEA LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision 208 888 2789 # 5/ G As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and .Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe. Thank you for considering our needs. Almaden Acres Subdivision Meridian, Idaho 83642 cc: Mayor of Meri 'an 3- 1-08; 1.17PM;MALLEA LAW OFFICES February 17, 2006 Meridian Planning and Zoning Department 660 E Watertower Lane, Suite 202 Meridian, Idaho 83642 Re: Knight Sky Estates — Proposed Subdivision ;208 888 2789 7# 6/ B As the proposed Knight Sky Estates is a higher density, mixed use development which will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre lots) request that: 1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be eliminated, so that the lots will run north all the way to the subdivision boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We are concerned that this 25' grass border will become some type of common use area for the residents and invite opportunities for trespass and harassing of our horses. 2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made substantially larger than those currently platted. This will be a more congruent transition from urban to rural/agricultural. The project is far too dense and is incompatible with all other residential projects located north of Chinden. These developers have no right to an R-4 zoning because they are not annexed into the City of Meridian. The City can and should condition annexation upon large lot size for all transition areas. Neither the City of Eagle or Ada County would approve the density of this project; there is no reason for the City of Meridian to do so either. 3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl fence (tan with white posts) be constructed on the boundary between Knight Sky and Almaden properties. This will help keep our livestock safe, our rural lifestyle unaffected by high density, and it will act as a visual block so we don't have to.look into people's backyards. It will also help protect our pastures from becoming a dumping ground. Please consider this request in advance of the P & Z hearing for this development, which is scheduled for March 2, 2006. We appreciate your help in keeping our rural lifestyle enjoyable and ur liv stack safe. Thank you for considering our needs. �72on' 2-h i tie- 8, Almaden Acres Subdivision Meridian, Idaho 83642 cc: Mayor of Meridian ��!! 16 February 2006 001111 111F 111,11, i 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Planning Department City of Meridian 660 E. Watertower Lane Suite 202 Meridian, ID $3642 - __ _ _ : _- _ _ __- _ __ - _ ._-...--- .._. --. _ - - ---- RE: ___ RE: AZ 06-005; PP 06-004/Knight Sky Subdivision Dear Anna: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation and Zoning of 58.56 acres from RR to R-4 and Preliminary Plat approval of 126 residential lots, 7 commercial lots and 26 common lots on 55.83 acres in a proposed R-4, TN -C and C -C zones for Knight Sky Subdivision. 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/dbg C: Crew Foreman File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 c DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT Return to: HEALTH Environmental Health Division ❑ Boise DEPARTMENT RECEIVED ❑Ean Eagle Rezone # AZ -06 —,00, S FEE' ❑ Garden City a� ..p ,Meridian Conditional Use # _ _ C -114 -OF M F R I D I A I ❑ Kuna Preliminary / Final / Short Plat PP -06 _ 00 Lf (';1T \' Cl!_ F_ ?[] ACZ LJ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. Z�8. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage❑ mmunity sewage system ❑ community water well (J interim sewage central water ❑ individual sewage ❑ individual water 3EC9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of EpAronmental Quality: central sewage ❑ommunity sewage system ❑ community water Ll sewage dry lines � central water -Cdl0. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store ❑ 14. Please see attached stormwater management recommendations Date: ❑ 15. Reviewed By: Review 15726-001EH0904 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, March 2, 2006, for the purpose of reviewing and considering the application AZ 06-005 of Sea 2 Sea, LLC for Annexation and Zoning of 58.56 acres from RR to R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) for Knight Sky Estates Subdivision; Furthermore, the applicant requests the application PP 06-004 for Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102 detached single-family lots), 7 commercial lots and 26 common lots on 55.83 acres in proposed R-4, TN -C and C -C zones for Knight Sky Estates Subdivision generally located on the northwest corner of Chinden Boulevard and Linder Road; 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/or 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- 6170. Of DATED 2nd of February, 20060 +' WILLIAM G. BERG, JR., 9ITY,1ftEW \ ti t" t" PUBLISH 13and 27 of February, 2006 q�j \�'°� r is • ��" , �`