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 7
TO: Mayor and City Council
FROM: Josh Wilson, Associate City Planner
Jenny Veatch, Associate City Planner-RECEIM
Meridian Planning Department
208-884-5533 MAY J 8 2006
SUBJECT: Cardigan Bay Subdivision
City of Meridian
• 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.
2. SUMMARY 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 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. In 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:
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 A.Z-
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 1. 6, 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).
6. LAND USE
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. North: 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. Canals/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 11-313-12. 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.
7. COMMENTS MEETING
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 III, 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.
7. COMMENTS MEETING
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 III, 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 ON 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 fallowing 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 VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land -use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
• Chapter VI, Goal II, Objective A, Action 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 VI, 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 A.CHD 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 findings.
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 HEARING 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.
2. 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 I 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 Irri atg ion: 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 1 I -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 Horne 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)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
2. Landscape Plan (dated: January 12, 2006)
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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 1.3,
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 15 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 1I -
3A -18 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
Proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 1.1-3A-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.
1.2.7 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 s uare feet. The applicant shall submit new legal descriptions for this development,
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 1I -
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 11-613-7.
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 exten ion 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 connect ons prior to occupancy.
2.4 The applicant shall be required to install sewer and w ter mains along the full frontage of
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF
2.5
PM
PAN
2.8
M•
2.10
2.11
N. Larkwood Place.
The applicant shall be responsible for the payment
up to the existing houses.
The applicant shall increase the size of the common
30 -foot in width. Additionally if there is a manhole
the plat, the applicant shall install a 14 -foot wide all
Standard Specifications.
The applicant has not indicated the pressure irriga
be maintained as a private system, therefore plans
Public Works Department as part of the constructi
operations and maintenance manual will be requir
being required prior to final plat signature on the 1
The City of Meridian requires that pressurized .irri
source of water (UDC 11-3A-6). The applicant sh
well water for the primary source. If a surface or
connection to the culinary water system shall be n
the developer will be responsible for the payment
signature on the final plat by the City Engineer.
Per UDC 11 -313-6-E the applicant shall locate the
common lot, but can not be located in required lar
Staff recommends but does not require that the
document to aid in the eventual vacation.
All existing structures not meeting setback
the final plat by the City Engineer.
FOR THE HEARING DATE OF MAY 23, 2006
assessments and the actual physical hook -
that contains the sewer and water mains to
ated in the pedestrian path as depicted on
ather access road per City of Meridian
n system in this proposed development is to
d specifications will be reviewed by the
plan review. A "draft copy" of the
prior to plan approval with the "final draft"
phase of this project.
:ion systems be supplied by a year-round
d be required to use any existing surface or
11 source is not available, a single -point
sired. If a single -point connection is utilized,
assessments for the common areas prior to
ssurized irrigation pump station in a
ane buffers.
turnaround be recorded as a separate
shall be removed prior to signature on
2.12 Any existing domestic wells and/or septic systems ithin this project shall be removed from
domestic service per City Ordinance Section 9-1-4 nd 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.13
2.14
2.15
2.16
2.1.7
Exhibit B
All irrigation ditches, laterals or canals, exclusive
lying adjacent and contiguous to the area being sul
Plans shall be approved by the appropriate irrigati(
(ditch owners), with written approval or non-apprc
If lateral users association approval can't be obtain
approved by the Meridian City Engineer prior to f
Street signs are to be in place, water system shall 1
drainage lots constructed, road base approved by t
Plat for this subdivision shall be recorded, prior to
A letter of credit or cash surety in the amount of 11
fencing, landscaping, amenities, pressurized irrigat.
signature on the final plat.
All development improvements, including but not
pressurized irrigation and landscaping shall be ins
certificates of occupancy.
Applicant shall be required to pay Public Works d
inspection fees, as determined during the plan rev.
per Resolution 02-374.
natural waterways, intersecting, crossing or
ivided shall be tiled per UDC 11-3A-6.
/drainage district, or lateral users association
it submitted to the Public Works Department.
1, alternate plans shall be reviewed and
i1 plat signature.
approved and activated, fencing installed,
Ada County Highway District and the Final
)plying for building permits.
% will be required for all uncompleted
►n, sanitary sewer, water, etc., prior to
cited to sewer, fencing, micro -paths,
ed and approved prior to obtaining
lopment plan review, and construction
process, prior to signature on the final plat
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF
2.18 It shall be the responsibility of the applicant to ens
the Americans with Disabilities Act and the Fair H
2.19 Applicant shall be responsible for application and
may be required by the Environmental Protection ,
2.20 Applicant shall be responsible for application and
that may be required by the Army Corps of Engine
2.21 Developer shall coordinate mailbox locations with
T FOR THE HEARING DATE OF MAY 23, 2006
that all development features comply with
ing Act.
fiance with and NPDES Permitting that
liance with any Section 404 Permitting
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- oot above.
2.24 One hundred watt, high-pressure sodium streetlighl
the Public Works Department. All streetlights shall
locations are at street intersections and/or fire hydra
determined after power designs are completed by b
contractor shall obtain design and permit from the 1
commencing installations.
3. )FIRE DEPARTMENT
shall be required at locations designated by
e installed at subdivider's expense. Typical
ts. Final design locations and quantity are
.ho Power Company. The street light
iblic Works Department prior to
I. 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.
Final Approval of the fire hydrant locations shall bi
a. Fire Hydrants shall have the 4 ''V2" outlet fa(
b. The Fire hydrant shall not face a street whi
c. Fire hydrant markers shall be provided per
d. Fire Hydrants shall be placed on corners w
e. Fire hydrants shall not have any vertical ol;
f. Fire hydrants shall be place 18" above fini.
g. Fire hydrants shall be provided to meet the
h. Show all proposed or existing hydrants fc
buildings within 1,000 feet of the project.
by the Meridian Fire Department.
the main street or parking lot aisle.
h does not have addresses on it.
'ublic Works specifications.
en spacing permits.
tructions to outlets within 10'.
i grade.
-equirements of the IFC Section 509.5.
all new construction or additions to existing
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
radius.
6. For all Fire Lanes, provide signage "No Parking
a turning radius of 28' inside and 48' outside
Lane".
7. Operational fire hydrants, temporary or permanent sreet signs and access roads with an all weather
onstruction
surface are required before combustible cs brought on site.
8. All portions of the buildings located on this proji
measured around the perimeter of the building.
Exhibit B
must be within 150' of a paved surface as
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF
9. Where a portion of the facility or building Berea
jurisdiction is more than 400 feet (122 m) from
measured by an approved route around the exterior
and mains shall be provided where required by the c
with an approved automatic sprinkler system Inst,
903.3.1.2 the distance requirement shall be 600 feet (
a. For Group R-3 and Group U occupancies, the
b. For buildings equipped throughout with an
accordance with Section 903.3.1.1 or 903.3
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots s
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed
accordance with the Meridian Park Department's
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
Exhibit B
FOR THE HEARING DATE OF MAY 23, 2006
:r constructed or moved into or within the
hydrant on a fire apparatus access road, as
F the facility or building, on-site fire hydrants
le official. For buildings equipped throughout
ed in accordance with Section 903.3.1.1 or
3).
requirement shall be 600 feet (183 m).
proved automatic sprinkler system installed in
.2, the distance requirement shall be 600 feet
allow visibility from the street or shall not
way and/or trail shall be constructed in
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REP04T FOR THE HEARING DATE OF MAY 23, 2006
7. ADA COUNTY HIGHWAY DISTRICT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOF T FOR THE HEARING DATE, OF MAY 23, 2006
of -curb to ! ack-of-curb. Variaticns of this widlh may be allowed, defic-.nd[rig on traffic volumes
fcrccast [c be generated by the development- Concrete side" lks shall be a minimum Of 5 -feet in
width unlr•�7s they are separated from the. curb 5 -feet or more in which case the sidewalk shall be a
minimum of 4 -feet in width.
Island Policy'
District policy 7202.7 and 7207.5 require Islands to be construcled a minimum of 4 -feet wide with a
n.,nimum area of 100 -square feet and designed to safely channel traffic. The roadway on either
e-ide of the traffic island should maintain a minimum of a 21-fnol street section. District policy also
roquires any proposed landscape islands/medians within the public right-of-,� ay dedicated by this
plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat. The design should be reviewed and approved by ACHD's Development
staff.
Staff Comment/Recommendation:
The applicant will be required to construct the internal street section as a standard 36 -foot street
williin 50 -feet of right-of-way complete with rolled curb, gutter and 5 -foot concrete sidewalk.
2. North Larkwood Place
North Larkwood Place is proposed to provide access to four additional single family residences.
Since: Ncrth Larkwood Place is not likely to substantially redevelop in the future, curb, gutter and
sidewalk is riot required.
3. Stub Street Policy:
District policy 7203,5.1 states [hat the street dosign in a proposed development shall cause no
undue hardship to adjoining property. An adequate and convenient access to adjoining property for
use in future development may be required. If a street ends at [he development boundary, it shall
niece the require -:meals of sub section 7205, "r1On-COnIInU0U5 streets." District policy 7205.5 states
that stub streets will be required to provide intra -neighborhood circulation or to provide access to
adjoining properties. Stub streets will conforrn with [hie requirements described in Section 7204.5,
7204.6 :and 7204.7, except a lernporary cul de -sac will not be requiied if the stub street has a length
no greater than 150 -feet.
A sign sholl be installed at the lern-Unus of the stub street slating that, "THIS ROAD WILL BE
EXTEN[)ED IN THE FUTURE"- In 7dditinn, a stub street must n'ieet the following conditions:
Staff Comment/Recommendation:
This :.ev�,lnpn-cnt is dependent on the construction of stub streets prcpcscd by preliminary subs to
norlh and south. The Tustin stub street should be continued north from the south property line to
the point where it aligns and cDnnecls with the Basin Creek s,lub Incoted on the north property line.
No conn.:;(;lir,n lei North Larkwood Place is propcsed and no connection will be required.
C. Site Specific Conditions of Approval
�i!i-w�il ctneel :as a 6 -foot street suction v,ithin 504c et of ri%iht-of-way complete with
n!4ac'. :urb. cutertiaid 5- fool concrete sidewalk.
L,_ .=.tc II e ;;. nC. as ;:reposed. 300 -feet north of the south Fre:, e ny line tt.rcpert,' line to neer edce).
C_rsr'.:c[ t! oa[': [y r;ilh 21 -foot strc:ra s C;tinn; on each side of the. island.
Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
:�. Ex;c;nd the stub street on the south prc;)c;ty line, provided by the Tustln SUtdivlslon located
;-pro;.irr,ately 165 -feet west of the Southeast property line (MCZSL:red eenteriine to property line),
north to the northern property line to connect ,.L'h the stub street loc 'led s:pproxir-nately 165 -feet
est of the northeast prof_:erty line.
#. Corr,pl,, ^.,ith rill Slandard Conditions pf Appro al.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated uutside of the right-of-way.
2. Privale sewer or water systems are prohibited frorn being located within any ACFID roadway or
right-of-way.
3. All utility relocation costs associated with imprcr,/ing ,street frentrages ",hutting ale site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sictcwElk and any that may be damaged during the
construction of the proposed development- Cont.)ct Construction Services at 387-6280 (with file
number) for derails.
5. Comply wilh the District's Tree Planter Width Interim Policy,
Utllily stleet cuts in pavement less th:.rn five years old „re not allowed unless approved in writing by
Iho District. Contact the District's Utility Cooredir; etor at 387-6258 (with file numbers) for details.
7 All dcsign and construction sf :;ll be in accordance with the Ada County Highway District Policy
h1t,ncral. ISPWC Standards and approved supplc.ntents, Constructior, Services pr'ocedur'es and all
r:pplicable ACFID Ordinances r,anit:;;y spocific..-illy waived herein. An engineer regislered in the State
of Idaho shall prepare and certify all improvement plans.
°. The ;p f?Iic;ant Shall submil revised plans for staff approval. prior to issuance of building permit (or
eller required permits), which incearporatos any required design changes.
�. C0[-1St1uC1i0n. use .end I.Noherty d, vclopnler,l shall be in conform .ince with all applicable
rcquiren-,cnts of the Ada County Highway District prior to District approval for occupancy.
10. h ; �mcnl of applicable read impact fees ore re gmre'd I:,riar to building construction in accordance
,'.ith Ordir mice "I 00, rase knr.;wn as Ada Courty Hi4.;hway C�isi iei Road Impact Fee Ordinance-
11. It is I' c: rcapenslf>>ility of the Z.pplic:ant to verify ull r xistir ulilitiBS within the right-of-way. The
pI C:;rinl t;t rr, cCSI to ACI -ID shill repair —,Jsing uiilities damagod by the applicant. The applicant
boll !,e required to gall DIGLIfJE (i-300-342-1:.85) ;-,t le—s1 hvc full fac_slrir•;ss days prior to breaking
yrourid within ACi-ID right -of v,ay. The 2'Pp icant sh,:rll conlFsct ACRD Traffic Operations 387-61410 in
the c� cnl anv ACRD ccriduits (spare or filled) ;_,re conlr remised during any phase of construction-
s:_. %c r..!` ;ncC: in the turns .':.nd cc;nditii:ns of this .:pprciv,;al ;;h;;;ll t:t v:alid unless they are in writing and
s;gl ed by the applicant or the applicant's F;l Jthi?riz:E(:1 iepl'esentntive and an autilorized
r.s•:ntaiive of the Ada County l-i•ghway District. The I_urdE:n shall to upon the applicant to
L.;:L:Ii, I Av Jt'F,n , r fir'n gat i,n ,.:1 :;red Cnc;r`,ge fr ,n, the "("".a CoL.,r)t�,' 1 -lig h:v e} Distr'iCtL
Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
13. any change by the nppliccnt in the Planned use of the property avl-,ich is the subject of this
i:Plication, shall require the applicant to con -'ply v✓ith all rules, rr-gt.liatic.,ns. ordinances, plans, or
c1her regulatory and legal restrictions in force �.,t the tin -,,e the applicant or its successors in interest
a•dvlses the Highway District of its intent to change the planned use of the st.r"ject property unless a
.%si,,er/var',ance of said rcquircmel is or other lege l relief is aranted :ilrsuF:nt to the lav in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The rwroposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD requirements are intended to assure that the proposed usc'developrnent will not place an
undue: harden on the existing vehicular transportation r_ysteni within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Rcqucst for Reconsideration Guideline's OR Appeal Guidelines
4. Development Process Checklist
Cardigan preliminary Plat
I
it
J
LS
• - i. -
�..I
2,
t i
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LLJ r�
-
Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
C. Legal Description
b. t' ISGi.'I1 f11 c7 9 E3
r--?
- 11.3�F--I(] ,=J LsscV•'zLerr rcr �e.
�-, ISn
SURVEY Flaridf,u, Idaho 6.3642
GROUT'
Phone (208) 84a-8370
Fax (209) 884-S399
Project ':o US -371 .Ianuary 26,'?(1OF, ---- --_ --
Cardigan Bay Suddi,�isiori
Annexation Description
\ p lrcei of land ;ocatcd in the SE 1!4 01-5cction M, T 4i\., R.1E.,B.nN Ada
co 1nty, ]62}1. , n7nre parlicula 1y described a5 follows: Commum7.ing at the 1/4 cornar
coinmon to Sccbc)n 29 and the said Scction 30, from which the Southeast comcr of sold
Section 30 bears SQU1,11 00°25' 17" West, 2652.21 feet; 'Fhcnee along the East-`,S'est mid-
sc:ction line North 89°S4"28" \best, 795.01 feet to the RFAL POCNT OF BEGfsiNING.
Thence South 00`25' 17" West, 851,94 fent to a point on th- North f>oundary of
Larkwood Subdivision, as wale is recorded in Book 58 of Plat8 at Page 5494, record,a of
Ada County, Idaho;
Thencc along the North and Easl:crly boundary ofsaid subdivision North
88°47'47" Wrst, 651.21 fcer,
Thence 171,45 feet along the arc of n non-turlgegt curve to the left, having a
radk s of 352.110 Feer, a central angle o(27-54'28", and a long chord bearing Nor -di
14°22'32" 1.'a_st, 169-76 fect;
Thcuce Nnnll 00 12'20" Etrst, 474-69 feta;
Thence North 00°25' 17" East, 200.10 feet to the Notth4ast comcr of Let
Block l ofsr:id Larktivood Subdis•ision;
-T-hcnce along :he East-West mid-section line South 89°54'28" East, (,12.01 feel to
the Point of Begmaiug. Containing 11,92 acres, :alart or Icss.
Prepared By:
Idaho Sun•cyGrnuP, P.C.
-�4 43 �o
Q 9rF o f vD
- r�RRY P�VG'.s
I7. Terry Peugh, PLS
Pr -Off: 5 Sion a 1 Land S ur-vcyu rs
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
C
iAm
o
CARDIGAN BAX ENGINEDUNG
L I
Exhibit C
�J- LCM--UST --;RQVE RQA0
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.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Council relies on any oral or written testimony that may be
provided when determining this finding.
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
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 Comments 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