HomeMy WebLinkAboutCardigan Bay AZ PP RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
STAFF REPORT Hearing Date: 5/23/2006
01
TO: Mayor and City Council
FROM: Josh Wilson, Associate City Planner
---
Jenny Veatch, Associate City Planner
:....RECEIVED
Meridian Planning Department
208-884-5533
MAY 18 2006
SUBJECT: Cardigan Bay Subdivision
City of Meridiaix
• AZ -06-010
City Clerk Office
Annexation and Zoning of 11.50 acres from RUT
(Ada County) to R-4 zone
• PP -06-008
Preliminary Plat of 28 single-family building lots and 3 common lots on 11.50
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Big River, LLC has applied for Annexation and Zoning (AZ) of 11.50 acres from
RUT (Ada County) to R-4 (Medium Low -Density Residential) and Preliminary Plat approval of
28 single family residential lots and 3 common lots on 11.50 acres. The site is located west of N.
Locust Grove Road and north of McMillan Road. This site currently contains two homes which
are proposed to remain and a portion has been previously platted as a part of Larkwood
Subdivision.
0=103 105 El1141/:l0160101u• 1 D1►117_11Y [Ilei
Staff recommends approval of AZ -06-010 and PP -06-008 for Cardigan Bay Subdivision as
presented in the staff report for the hearing date of May 23, 2006 based on the Findings of Fact
as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached
to this report. Staff has prepared findings consistent with this recommendation. The Meridian
Planning and Zoning Commission heard the item on April 20, 2006. At the public hearing they
moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Sheri Stiles (representing the Applicant)
ii. 1n opposition: None
iii. Commenting: None
iv. Staff presenting application: Josh Wilson
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Change zone of lots fronting N. Larkwood Place, on the western portion of plat,
from R-4 to R-2.
c. Key Commission Changes to Staff Recommendation:
i. Added Condition 1.2.8 to Exhibit B, to reflect zoning change for all lots fronting
N. Larkwood Place from R-4 to R-2 with the required minimum living area of
1,500 square feet.
d. Outstanding Issue(s) for City Council:
i. None.
3. PROPOSED MOTIONS
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Approval (All Applications)
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -
06 -010 and PP -06-008 as presented in the staff report for the hearing date of May 23, 2006, with
the following modifications to the proposed development agreement: (add any proposed
modifications.)
Denial (All Applications)
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -06-
010 and PP -06-008 as presented in the staff report for the hearing date of May 23, 2006, with the
following modifications to the proposed development agreement: (add any proposed
modifications.)
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ -06-010 and PP -06-008 to (date
certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W of N. Locust Grove Road and N of McMillan Road/ 5450 and 5500 Larkwood Place
Section 30, T4N RIE
b. Owners:
David and Rebecca Callister/ Troy and Tawnee Palmer
1903 E. Wilson, Apt. A/ 5450 N. Larkwood Place
Meridian, ID 83642
c. Applicant.
Big River, LLC
1903 E. Wilson, Apt. A
Meridian, ID 83642
d. Representative: Becky McKay, Engineering Solutions
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit Al): January 13, 2006
2. Date of Landscape Plan (attached as Exhibit A2): January 12, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
c. Newspaper notifications published on: April 3 and 17, 2006 (for Planning & Zoning
Commission hearing), and May 1 and 15, 2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: March 24, 2006 (for Planning &
Zoning Commission hearing), and April 28, 2006 (for City Council hearing).
e. Applicant posted notice on site by: April 10, 2006 (for Planning & Zoning Commission
hearing), and May 13, 2006 (for City Council hearing).
rollin-efIIIb9 0
a. Existing Land Use(s): Existing homes and vacant land
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, much of which has been recently approved for residential developments
c. Adjacent Land Use and Zoning
1. Nortb: Proposed Basin Creek Subdivision, zoned R-4.
2. East: LDS Church, zoned RUT.
3. South: Proposed Tustin Subdivision, zoned R-4.
4. West: Existing residences in Larkwood Subdivision, zoned RUT.
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This development is proposing to sewer via extension of
mains planned in Tustin Subdivision to the south.
Location of water: This development is proposing water service via extension
of mains planned in Tustin Subdivision to the south.
Issues or concerns: The need for a second water connection.
2. Vegetation: None.
3. Flood plain: None.
4. Can.als/Ditches/Irrigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 11.50 acres
f. Subdivision Plat Information
1. Residential Lots: 28
2. Non-residential Lots: 0
3. Total Building Lots: 28
4. Common Lots: 3
5. Other Lots: N/A
6. Total Lots: 31.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
7. Open Lots: 3
8. Residential Area: 11.50 acres
9. Gross Density: 2.44 units per acre (2.67 net density)
g. Landscaping
1. Width of street buffer(s): None required. Street buffers are not required on any
internal, local streets.
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: .697 acres/6.06%
4. Other landscaping standards: Landscaping adjacent to micro -paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11 -3G -3E2).
h. Proposed and Required Non -Residential Setbacks: per the R-4 zone for detached single family
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the western portion of the development will be from Larkwood Place and access to the
eastern portion of the development will be from a proposed extension of Sun Shimmer Avenue
from Tustin Subdivision to the south. Please see ACHD report for details.
Keie7u'lu'1we#1001.01-011 ellen
On February 24, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities of three
dwellings per acre or less (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 28 single-family lots on 11.50 acres for a gross density of 2.44 dwelling units/acre. Staff finds
that the proposed development is in general compliance with the Comprehensive Plan, and the following
Comprehensive Plan policies apply to this application:
• Chapter VII, Goal 111, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 4
R-4 Standard
Front (Living area)
15 feet
Front (Garage)
20 feet
Side
5 feet
Rear
15 feet
Max. Building Height
35 feet
Min. Lot Size
8,000 square feet
Min. Street Frontage
60 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the western portion of the development will be from Larkwood Place and access to the
eastern portion of the development will be from a proposed extension of Sun Shimmer Avenue
from Tustin Subdivision to the south. Please see ACHD report for details.
Keie7u'lu'1we#1001.01-011 ellen
On February 24, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities of three
dwellings per acre or less (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 28 single-family lots on 11.50 acres for a gross density of 2.44 dwelling units/acre. Staff finds
that the proposed development is in general compliance with the Comprehensive Plan, and the following
Comprehensive Plan policies apply to this application:
• Chapter VII, Goal 111, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF .REPORT FOR THE HEARING DATE OF MAY 23, 2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the developer's
expense.
• The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
• The subject lands currently lie within the jurisdiction of'the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
• The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter V1, 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 wall, -way 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 1I, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to the adjacent subdivision.
• Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed residential properties
to the south and north are compatible with the proposed development, and that the existing
residences to the west have been buffered with appropriately sized lots.
• Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi -family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
The subject application includes a request for the R-4 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation.for this site.
• Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter Vl, Goal II, Objective A, Action 6)
One stub street has been provided to the large, undeveloped parcel to the north which is
proposed to be developed similar to the subject parcel and a connection has been proposed to the
approved stub from the south from Tustin Subdivision. (See ACHD report for details).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11.-2A-2 lists single-family developments as a
Permitted Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single-family development. Please see
Exhibit D for detailed analysis of facts and Endings.
The annexation legal description submitted with the application (prepared on January 26, 2006 by
Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
Special Considerations:
Staff feels that it may be appropriate to require the applicant to amend their annexation request on
the western portion of the subdivision, which takes access from Larkwood Place, to the R-2
zoning district, instead of the R-4 which is proposed. This would be a more appropriate
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE BEARING DATE OF MAY 23, 2006
transitional zoning from Larkwood Subdivision, and would ensure that lots on Larkwood Place
remain at the 12,000 square foot minimum of the R-2 zone to protect the transitional lot
sizes/densities prescribed by the Comprehensive Plan. Staff recommends that the Commission
and Council rely on any oral or written testimony that may be provided when determining
whether this may be an appropriate modification to the proposal.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
Landscaped Open Space: The applicant is proposing to set aside .697 acres (6.06% of the
property) for open space and staff is supportive of the design. The applicant has
proposed a tot lot and pedestrian pathway as part of the open space design.
Connection to Larkwood Place: The Ada County Highway District did not require a
street connection to Larkwood Place and staff supports this position. Larkwood Place is
a substandard rural road that was never intended to handle large volumes of traffic. A
street connection to Larkwood Place would not benefit the general area in terms of traffic
flow and the surrounding area has developed with excellent vehicular connectivity with
recent subdivisions such as Saguaro Canyon, Tustin, Arcadia, and Basin Creek. The
applicant has provided a pedestrian connection to Larkwood Place on Lot 8, Block 3 and
staff finds that requiring a street stub would not benefit the City or the residents of the
area,
3. Lot 8, Block 3: The Public Works Department has required that the portion of Lot 8,
Block 3 which is located between Lots 14 and 15, Block 3 should be increased to 30 feet
in width for location of a City of Meridian sewer main. The applicant shall revise the plat
to reflect this requirement and coordinate with the Public Works Department for
appropriate sizing of the proposed pathway for access the sewer main.
4. No Parking: No on -street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block
3, adjacent to the landscape island. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
5. Accessory Buildings: The accessory buildings located on proposed Lots 6, 7, and 16,
Block 3, shall be removed prior to signature on the final plat for the subdivision.
6. Minimum House Size: The R-4 zone has a minimum house of 1,400 square feet and all
homes within the proposed subdivision shall meet this requirement.
7. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 1.2-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single -point connection to the culinary water system
shall be required. If a single -point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
8. Fencing: The applicant has not submitted a detailed fencing plan (on the landscape plan
dated January 12, 2006) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building permits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with UDC 11-3A-7.
9. Common Areas: Maintenance of all common areas shall be the responsibility of the
Cardigan Bay Home Owners' Association.
10. Ditches Laterals and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: Staff recommends approval of AZ -06-010 and PP -06-008 for
Cardigan Bay Subdivision as presented in the staff report for the hearing date of April 20, 2006
based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as
listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
2. Landscape Plan (dated: January 12, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works .Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
A. Drawings
1. Preliminary Plat (dated: January 1. 3, 2006)
IL
Exhibit A
('111DWkN ky
-0 ENGINEERING
SOLUOUN
r 1-1
S,
.... .. ...
7
..; ice'
1I
I
ii
s
At
T
A
iUi ii?VRI 7 j
tj
1
j
7�
�z$ .1k, f,
IL
Exhibit A
('111DWkN ky
-0 ENGINEERING
SOLUOUN
r 1-1
S,
.... .. ...
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
2. Landscape Plan (dated: January 12, 2006)
Exhibit A
All
'
I
:r
{ -
iFr
S R
_
v
i I
w
i — —.
I I�
L�
' i f�, 'i'i � +
; tl ray+,� �'
I'
¢•
-
� -- —'
h,r'i
y
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated January 26, 2006, stamped
by Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.1.2 Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
1.2 SITE SPECIFIC REQUIREMENTS—PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PRE, prepared by Engineering Solutions, dated January 13,
2006, is approved, with. the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ -06-010) shall also be considered conditions of the
Preliminary Plat (PP -06-008).
1,2.2 No on -street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block 3, adjacent to the
landscape island. The street shall be signed as "No Parking" per the Meridian Fire Department's
comments.
1.2.3 The applicant shall revise the plat to increase „the width of the portion of Lot 8, Block 3
which is located between Lots 14 and 1.5, Block 3 to 30 feet in width for location of a City of
Meridian sewer main. The applicant shall revise the plat to reflect this requirement and
coordinate with the Public Works Department for appropriate sizing of the proposed
pathway for access to the sewer main.
1.2.4 All homes within the subdivision shall contain at least 1,400 square feet of living area.
1.2.5 Maintenance of all common areas shall be the responsibility of the Cardigan Bay Subdivision
Homeowners' Association.
1.2.6 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 1.1-
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 1.1.-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
1.2.8 All lots fronting N. Larkwood Place shall be zoned_ _R-2_ and contain a minimum living area of
1,500 square feet. The applicant shall submit new legal descriptions for this develo ment
prior to recordation of the annexation ordinance.
1.3 GENERAL REQUIREMENTS—PRELIMINARY PLAT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
1.3.3 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.
1.3.4 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All. fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A-7.
1.3.5 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 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 extension of mains planned in
Tustin Subdivision. The applicant shall install mains to and through this proposed development.
The applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than
three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in Tustin Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works. The applicant shall execute City of Meridian standard
forms of easements for any mains not located in the right-of-way.
2.3 This development shall have two water main connections prior to occupancy.
2.4 The applicant shall be required to install sewer and water mains along the full frontage of
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
N. Larkwood Place.
2.5 The applicant shall be responsible for the payment of assessments and the actual physical hook-
up to the existing houses.
2.6 The applicant shall increase the size of the common lot that contains the sewer and water mains to
30 -foot in width. Additionally if there is a manhole located in the pedestrian path as depicted on
the plat, the applicant shall install a 14 -foot wide all-weather access road per City of Meridian
Standard Specifications.
2.7 The applicant has not indicated the pressure irrigation system in this proposed development is to
be maintained as a private system, therefore 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.
2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.9 Per UDC 11-313-6-E the applicant shall locate the pressurized irrigation pump station in a
common lot, but can not be located in required landscape buffers.
2.10 Staff recommends but does not require that the temporary turnaround be recorded as a separate
document to aid in the eventual vacation.
2.1.1 All existing structures not meeting setback requirements shall be removed prior to signature on
the final plat by the City Engineer.
2.12 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.
2.13 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
(ditcb owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.14 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.15 A letter of credit or cash surety in the amount of 11.0% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 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.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
2.18 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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.22 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.
2.23 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.
2.24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdi,vider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall. obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 '/2" 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.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
6. For all Fire Lanes, provide signage "No Parking Fire Lane",
7. 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.
8. 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.
Exhibit 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
9. Where a portion of the facility or building hereafter constructed or .moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
7. ADA COUNTY HIGHWAY DISTRICT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
of c„rb ti,; !_ack-of-curb. Variations of this v,,idth rntay be allowed, depell6ng on traffic volumes
to be generated by the development. Concrete sidewalks shr dl be a minimum of 5 -feet in
vridth unless they are separated from the curb 5 -feet or more in which case the sidewalk shall be a
m,,inirnum of 4 -feet in width.
Island Policy:
Di�,Jrict pclicy 72027 and 7207.5 require islands to be constructed a minimum of 4 -feet wide with a
minimum arca of 100 -square feet and designed to safely channel traffic. The roadway on either
aide of the traffic island should maintain a minimum of a 21 -foot slrcet section. District policy also
requires any proposed landscape islands/medians will -lin the public right-of-way dedicated by this
plat shoi,ild be owned and maintained by a homeowners association. Notes of this should be
roquired on the final plat. The design should be reviewed and approved by ACHD's Development
staff,
Staff Comment/Recommendation:
The DplAcant will be required to construct the internal slrcet section as a standard 36 -foot street
wilhin 50 -feet of right-of-way complete with rolled curb, gutter and 5 -foot concrete sidewalk.
2. North Larkwood Place
North Larkv.nod Place is proposed to provide access to four ,additional single family residences.
Sure(: North Larkwood Place is not likely to substantially redevelop in the future, curb, gutter and
sidew:ilk is not required.
3. Stub Street Policy:
District policy 7203.5.1 slates that the street design in a proposed development shall cause no
undue htardship to adjoining property. An adequate and convenient access to adjoining property for
use in future development may be required. If a slrc:ct ends at the development boundary, it shall
rne:et the requirements of sub section 7205, "non -continuous streets.” District policy 7205.5 states
th.a stub streets will be required to provide intra-ncight;orhood circulation or to provide access to
�idjoining properties- Stub streets will conform with the requirements described in Section 7204.5,
7204.6 and 7204.7, except a temporary cul-de-sac will not be: rc quirecl if the stub street has a length
r,,o greater than 150 -feet.
A sign 51„_;11 be inst,;:lled at the lernlinus of the stub street slating that, "TI -11S ROAD WILL BE
EXTENDED IN THE FUTURE". In .addition, a stub street nnrst meet the following conditions:
Staff CommentlRecommendation:
This::;cvolo n citl is dependent on the construction or stub strc,,C1s proposed by preliminary subs to
rorth and youth. The T;,rslin stub Street should Inc continued north frern the soulh property line to
the i,r:inl ;;here it aligns and connects wilh the Basin Creek stub loc: ited on the north property line.
No -_::n;n, hien to North Iarkwood Fiace is proposed and no connection .vill be required.
C. Site Specific Conditions of Approval
u t lira :ri'.t_nl;al sln:ct as a 3'3 -fool Streel section within 50-1,,:el of rinht-cf-.vay cernplele with
-C r.u;! ;,)Iter 0id 5- fool concrele side,valk.
e Ir,r .and "s i_roposed, 300 -feet r crlh of the south prcip(-nt line (prcl_;erty line to near edc,e).
s ..ct iftr- roc,;:!'%c y with 21 -fool street sections oro each side of the island.
Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Extend the stub street on the south property line, providtLd by the Tustin Subdiv isicn located
-, proxin,,ately 16'5 -feet west of the southeast, roperty line im usured centerline to property line),
ncdh to :he northern property line to connect ,:ith the stub street located approximately 165 -feet
st c4 frac northeast properly line.
CcripP; ,vith all Standard Conditions of Approval
D. Standard Conditions of Approval
I Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACI ID roadway or
right-of-way.
3. All ulilily relocation costs associated with intprc:ving street fronlogcs abutting the site shall be borne
by the developer-
1. Replace any existing damaged curb, gutter and sidewalk and any that may be darnaged during the
ConslruCtion of the proposed devolopnient. Contact Constn.rclion Services at 387-6280 (with file
number) for details,
5. Comply with the District's Tree Planter Width Interim Policy,
6. Utility street cuts in pavement less than five years old are not Billowed unless approved in writing by
the District. Contact the C)islrict's Utility Coordinalor al :387-6258 (with file numbers) for details.
7. All design and corastruCtion shall he in accordance wilh the Adz: Coe.rnty Highway District Policy
r�L,, jai, ISPWC Stand„uds and c)pproved st.apple,ments, Construction Services procedures and all
applicable ACt-ID Ordinances unless specifically waived l-ierein. An engineer registered in the State
cf Idaho shell pfc,tpare and certify all irnproverru nt plans.
8. The-�pplicwil Shitall submit revised pl'-ins for staff approval. prior to issuance of building perrnil (or
cth er required permits), which incorporates any required design Chang es-
t. Cr.nstrur..tion, use and property developmenl shall be in conforn-tance with all applicable
requirements of the Ada County Highway District prier to Di;tlricl approval for occupancy.
0. P,-;n;ent of applicable read in-apact fees are iuquifFd i::.rior to bt,ilding construction in accordance
t,n Orc!inanc.f,
4,200..:;Iso known as Ada County Hiq!-way C7istrict heed Impact Fee Ordinance.
II is the rcr i:.on:;ibilily of the: applicant to 'crify all r_x`.c;irg ulihtius within the right-of-way. The
l>licant at no cosl to ACRD shall rcp air e,•:is,ting utilitias damaged by the ;,applicant. The applicant
ht;ll !'e rr.ciuired to cc111 DIGLRJE (i-300-342-1,,,551 rtl Ic:.ast htie full business Boys prior to hreaking
gr(-:und vJlhin ;'SCI ID right-of-way. The: app'ic;ml shall coni<;ct ACHD Tr,ff lc Operations 387-6190 in
!,c e vc;nt any ACHD conduits (sperc or filled) are cc)wprc;rnisr:d during ary phase of construction.
12'. ^:c har,ce in the tc,rm, [;rd conditions of this aspproval s.t.ral !)e v -did unless they are in writing and
the opplicant or the applicant's authorized repre.seintative and an authorized
{.;ir:4• ntctibE of 11ic Ada Ccur-ty 1-1 gh''.%rIy Dig 11 Ct. The burden sh,--dl he t-apon the applicant: to
::;!: 1.=yin .vritfc:rl ��.n!irmat c•n c' .=:n_, arar;;e rra.-,ni frac_•. ,-,.;;,3 Cr.;urrty L.ligh,vcay D;strict.
C,-,rdigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
1
4,r -,y change by the applicant in the planned use of the property v, hich is the subject of this
j:shall require the applicant to con -,ply with r,ll rules. re�uiations, ordinances, plans, or
ciher regulatory and legal restrictions in force at the time the applicant cr its successors in interest
ad: ices the Highway District of its intent to charge the {_Manned use of the su"iect property unless a
::,:i%'ur/variance of said requirements or other legal relief is granted :ursuant to the law in effect at
ii -e time the change in use is sought.
E. Conclusions of Law
1, The proposed site plan is approved, if all of the Site Sp::cific and Standard Conditions of Approval
are satisfied.
ACI iD requirements .,ire intended to as:;ure that the proposed useld(welcpment will not place an
Undue burden on the existing vehicular tranr_portation system within the vicinity impacted by the
;-,roposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guideedines OR Appeal Guidelines
n. Development Process Checklist
Cardigan preliminary Plat
Exhibit B
Cardigan Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
C. Legal Description
Jren i?E 1.l F, it ''-Er. t'3C
IDAHO
SURVEY
Gr\(DUP
U5-371
r.'C7tt1 &FJ -t - r,
145") En;; V,'zLerpwrcr Sc.
1.1r•rid- in, Id;1,p 6.3642
Phone (209) P46-6570
Fu (209) 8£34-5399
January 26, 2G06
Cardigan Bay Sub(Iiiision
Annexation Description
A parc:a of land located in the SL 1A of Section 30, 'l -.a(\., R..1 E., B,M_ kda
Coaruy, ld h:,, rote parliculariy described as fol)ows:Comm�.n Ing at Ih�: 1/4 cornet
c0anrr.un to Sccdon 29 and the said Section 30, from which the Southeast corner of said
Section 30 hears youth 00'2.5'17" NVest, 2652.21 feet; 171cnee along the East -`,rest mid-
sectic:+rt line North 89°54'28" West, 785.01 feet to the REAL POINT OF 8 GCti�IING.
Thence South 01)'25'17" Wast, 851-94 feet to a point on 112e North boundary of
La.r mood Subdivision, as sync is recorded in Book 58 of Plats at Page 5494, records of
Ada County, Idaho;
Thence along the, North and Eastcrly bottndaty ofsaid subdivision Netth
89'47'47" West, 651.21 fcct;
Thence 171.45 feta along the arc of a non• tangent curvy to the left, having, a
radios of 352,1iq feet, n cc"11-01 angle of 27°54'28", and a long chord bearing North
14'212'32" East, 169.76 feet;
Thence Nonh 00' 12'20" Last, 474.68 feet;
Thence North 00'25'17" Fust, 2.00.1() feet to the Northeast comer of Lot's 1,
131ock 1 ofsaid Larl;Wood Subdivision;
Thence along the East-West mid-section line south 89"54'28" East, 612.01 flet to
the Point of Beginning. Containing 1 1.92 acres, snort or less.
Prepat-cd i3y;
Idaho Sun•cyGroup, Y.C.
12
,.,.443
Q
orf OF mo.�
RRy
D. Tem, Peuhh, pLs
Professional Land Surveyors
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
----------
1'1: CARDIGAN BAY ENGINEERING81111) VIS IN J
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that single-family detached residential uses are allowed within the
requested zoning district of R-4 as a Principally Permitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council .finds that the proposed zoning amendment will not be detrimental to the public
healtb, safety, or welfare. Council relies 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,
Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11 -5B -3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Council finds that all essential services are available or
will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. This is a logical expansion
of the City limits. In accordance with the findings listed above, Council finds that
Annexation and Zoning of this property to R-4 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Comprehensive Plan. Council generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services are available to accommodate the proposed
development. (See 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, Council 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;
Council relies 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 above, and the Agency Continents and Conditions in Exhibit B for more detail.)
S. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Council's
attention. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council 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.
Exhibit D