HomeMy WebLinkAboutCardigan Bay PP 06-008PP 06-008
MERIDIAN PLANNING & ZONING MEETING April 20, 2006
APPLICANT Big River, LLC ITEM NO.
REQUEST Continued Public Hearing from March 16, 2006: Preliminary Plat approval of
28 building lots and 3 common lots on 11.50 acres in a proposed R-4 zone for Cardigan
Bay Subdivision - 5450 and 5500 Larkspur Way
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See Previous Item Packet
See Staff Re ort in AZ
Packet
3v
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
--I.0
MERIDIAN PLANNING & ZONING MEETING March 16, 2006
APPLICANT Big River, LLC ITEM NO.
REQUEST Preliminary Plat approval of 28 building lots and 3 common lots on 11.50
acres in a proposed R-4 zone for Cardigan Bay Subdivision - 5450 and 5500 Larkspur
Way
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
COMMENTS
See attached Memo from Staff in AZ Packet
L0
No Comment
See attached Comments in AT Packet
0 i
MERIDIAN PLANNING & ZONING MEETING April 20, 2006
APPLICANT Big River, LLC ITEM NO. 10
REQUEST Continued Public Hearing from March 16, 2006: Annexation and Zoning of
1 1.50 acres from RUT to R-4 zone for Cardigan Bay Subdivision - 5450 and 550 Larkspur
Way
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
See Previous Item Packet
See attached Staff Report
d�
S
V
V Date:&PIL611Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PING DEPARTMENT STAFF REPORT FOR AHEARING DATE OF APRIL 20, 2006
STAFF REPORT P & Z Commission Hearing "' `' "
Hearing Date: 4/20/2006
TO: Planning & Zoning Commission
FROM: Josh Wilson , I J 1
Associate City Planner
884-5533
SUBJECT: Cardigan Bay Subdivision
• AZ -06-010 - -
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
X. 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 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. Staff also asks that the Planning Commission
should consider if the applicant should modify their request to have both R-2 and R-4 zoning as detailed
in the annexation analysis.
Uri IR -1] Zlby 1111101$] Y 113LIK
Recommend Approval (All Applications)
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ -06-010 and PP -06-008 as presented in the staff report for the
hearing date of April 20, 2006, with the following modifications to the proposed development
agreement: (add any proposed modifications.)
Recommend Denial (All Applications)
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ -06-010 and PP -06-008 as presented in the staff report for the
hearing date of April 20, 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).
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 1
CITY OF MERIDIAN PkING DEPARTMENT STAFF REPORT FOR THEARING DATE OF APRIL 20, 2006
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 R1E
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.
c. Newspaper notifications published on: April 3 and 17, 2006
d. Radius notices mailed to properties within 300 feet on: March 24, 2006
e. Applicant posted notice on site by: April 10, 2006
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.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THEARING DATE OF APRIL 20 ,2006
006
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
L 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
7. Open Lots: 3
8. Residential Area: 11.50 acres
9. Gross Density: 2.44 units per acre (2.67 .net density)
g. Landscaping
I. 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
R-4 Standard
Front (Living area) 15 feet
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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.
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
anner:Sanitary sewer and water service will be extended to the project at the developer's
expense.
• The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
• The subject lands currently lie within the jurisdiction of the Ada County Sheriffs 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 (ACRD). 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.
Cardigan Bay Subdivision Az -06-010, PP -06-008 PAGE 4
0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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 11, 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.
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 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.
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 5
CITY OF MERIDIAN PING DEPARTMENT STAFF REPORT FOR TPHEARING DATE OF APRIL 20, 2006
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
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.
1. Landsca ed 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
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 6
CITY OF MERIDIAN PING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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.
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.
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.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year -routed 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.
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 A7--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
Cardigan Bay Subdivision AZ -06-010, PP -06-008 PAGE 7
CITY OF MERIDIAN PCING DEPARTMENT STAFF REPORT FOR T• EARING DATE OF APRIL 20 ,2006
006
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 PING DEPARTMENT STAFF REPORT FOR ARIHEARING DATE OF APRIL 20, 2006
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR T• ARING DATE OF APRIL 20, 2006
2. Landscape Flan (dated: January 12, 2006)
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CITY OF MERIDIAN PENNING DEPARTMENT STAFF REPORT FOR TIPHEARING DATE OF APRIL 20, 2006
B. Conditions of Approval
L 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 reflect this requirement and coordinate with the Public
Works Department for appropriate sizing of the proposed pathway for access the sewer main.
1.2.4 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.
1.2.5 All homes within the subdivision shall contain at least 1,400 square feet of living area
1.2.6 Maintenance of all common areas shall be the responsibility of the Cardigan Bay Subdivision
Homeowners' Association.
1.2.7 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-313.
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.
1.2.8 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.
1.3 GENERAL REQUIREMENTS—PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
IMM:-
CITY OF MERIDIAN PUNNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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 11-68-7.
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 N.
Larkwood Place.
2.5 The applicant shall be responsible for the payment of assessments and the actual physical hook -
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF
APRIL 20, 2006
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.
2.11 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
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.14 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 110% 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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20 2006
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 subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
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.
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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THHHEARING DATE OF APRIL 20, 2006
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 APRIL 20, 2006
7. ADA COUNTY HIGHWAY DISTRICT
of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes
forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5 -feet in
width unless 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 constructed a minimum of 4 -feet wide with a
minimum area of 100 -square feet and designed to safely channel traffic. The roadway on either
side of the traffic island should maintain a minimum of a 21 -foot street section, District policy also
requires any proposed landscape islands/medians within the public right-of-way 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
within 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 North Larkwood Place is not likely to substantially redevelop in the future, curb, gutter and
sidewalk is not required.
3. Stub Street Policy:
District policy 7203.5.1 states that the street design 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 the development boundary, it shall
meet the requirements of sub section 7205, "non -continuous 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 conform with the requirements described in Section 7204.5,
7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length
no greater than 150 -feet,
A sign shall be installed at the terminus of the stub street stating that, 'THIS ROAD WILL BE
EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions:
Staff Comment/Recommendation:
This development is dependent on the construction of stub streets proposed by preliminary subs to
north and south. The Tustin stub street should be continued north from the south property line to
the point where it aligns and connects with the Basin Creek stub located on the north property line.
No connection to North Larkwood Place is proposed and no connection will be required.
C. Site Specific Conditions of Approval
Construct the internal street as a 36 -foot street section within 50 -feet of right-of-way complete with
rolled curb, gutter and 5- foot concrete sidewalk.
2. Locate the island as proposed, 300 -feet north of the south property line (property line to near edge)„
Construct the roadway with 21 -foot street sections on each side of the island -
4
Exhibit B
Cardigan Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR AEARING DATE OF APRIL 20 2006
3. Extend the stub street on the south property line, provided by the Tustin Subdivision located
approximately 165 -feet west of the southeast property line (measured centerline to property line),
north to the northern property line to connect with the stub street located approximately 165 -feet
west of the northeast property line_
4. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLONING DEPARTMENT STAFF REPORT FOR THHEARING DATE OF APRIL 20 2006
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines OR Appeal Guidelines
4. Development Process Checklist
Cardigan prelimina Plat
fit
RUT ��, I1r�
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RUT
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6 Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THHEARING DATE OF APRIL 2
0, 2006
C. Legal Description
Jan 26 06 02;1&P. ISG
IDAHO
SURVEY
GROUP
Project No. 05-371
Cardigan Buy Subdivision
A"exation Description
-u- _'U __' F. F
2081 984-5399 p.2
1450 East Wacertov w St
su1La I50
Meridian, Idaho 83642
Phone (208) 646-11570
Fax (209) 894-5349
January 26, 2006
A parcel of land located in the SE 1/4 of Section 30, T.4N., R. IE., B.M-, Ada
County, Idaho, more particularly described as follows: Commencing at the 114 earner
common to Section 29 and the said Section 30, from which the Soueast comer of said
Section th30 bears South 00°25' 17" West, 2652.21 feet; Thence along the East-West mid-
feet
line North 89°54'28" West, 785.01 feet to the REAL POM OF REGCYNING,
Thence South 00"25'17- West, 851.94 feet to a point on the North boundary, of
Larkwood Subdivision, as same is recorded in Book 58
Ada County. Idaho; of Plate at Page 5494, records of
Thence along the North and Easterly boundary of said subdivision North
88047'47" West, 651.21 feet;
The— 171.45 feet along the arc of a non -tangent curve to the Ieit, having a
radius of 352.00 feet, a cerattXI angle of 27°54'28", and a long chord bearing North
I4022'32" East, 169.76 feet;
Thence North 00012'2011 East, 474.68 feet;
Thence North 00-25- 17" East, 200.10 feet to the Nord"It comer of Lot 21,
Block 1 ofsaid Laritwood Subdivision;
Tbence along the East-West mid-seline South 89°54'2B" East, 6!2.01 ket to
the Point of $eglltnln& Containing l 1.92 acres, more or less.
M WnP.M WEPT L
Prepared By:
Idaho Survey Group, P.C.
D- TerryPeugh, PLS
Professional Land Surveyors
Exhibit C
CITY OF MERIDIAN PAING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
n1
g
a
CARDIGAN BAY
9URDiPIBIUN
�CM i Iry v ,
I UL—q .mMr'.—
Exhibit C
Icl
W
N. LOCUST GROVE Rp1p m
N m S 0725'171Y ]652-Zt'
(RIAS OF KARNGS)
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Fr,
•c:LQPF. 9WNpRS OF REO&
KCRY ublely K COI � g1-.cr f b � aC�{ Itup
r..� W� �rlaiM Crllli LJ� . Ment dx1 qMf ��4YI uIv
CITY OF MERIDIAN PAING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20 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. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff 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;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11 -5S -3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff inds 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 -malting body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF
APRIL 20, 2006
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Annexation Findings for more details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, etc.) to determine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
4. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
S. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D
14AIR 10 2006
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
% March 2U�6 OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, ID 83642
RE: AZ 06-010, PP 06-008/Cardigan Bay Subdivision
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation and Zoning and Preliminary Plat for proposed Cardigan Bay Subdivision as it is
outside of our district.
ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES
MUST BE COMPLETED BY MARCH 15, 2006.
Sincerely,
Bill kienson
Asst- Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - d0,000
•
E!901NEERING
ngand engineering communities forthe future
iUTIONs
April 17, 2006
Planning & Zoning Commission
City of Meridian
33 East Idaho
Meridian, ID 83642
Re: Cardigan Bay Subdivision
Files Nos. AZ -06-010 and PP -06-008
Dear Commissioners:
150 East Aikens Street, Suite B
Eagle, ID 83616
Phone: (208) 938-0980
Fax: (208) 938-0941
E-mail: es-beckym@gwest.net
RECEIVED
APR 18 2006
City of Meridian
City Clerk Office
We have reviewed the staff and agency conditions of approval for the hearing date of April 20,
2006, and have the following responses:
B. Conditions of Approval
1. Planning Department.
1.1 ANNEXATION COMMENTS
1.1.1 Noted.
1.1.2 The applicant will comply.
1.2 SITE SPECIFIC REQUIREMENTS — PRELIMINARY PLAT
1.2.1 Noted.
1.2.2 The applicant will comply.
1.2.3 (As relates to 1.2.4) The applicant will comply.
1.2.4 The applicant will comply.
1.2.5 The applicant will comply.
C:\Documents and Settings\johnsonj\Local Settings\Temporary Internet Files\OLK I \RecsResponse.doc
Planning & Zoning Commission
February 27, 2006
Page 2
1.2.6 The applicant will comply.
1.2.7 The applicant will comply.
1.2.8 The applicant will comply.
1.3 GENERAL REQUIREMENTS - PRELIMINARY PLAT
1.3.1 The applicant will comply. However, sidewalks will not be installed along N.
.Larkwood Place, in accordance with the conditions of Ada County Highway
District.
1.3.2 The applicant will comply.
1.3.3 The applicant will comply.
1.3.4 The applicant will comply.
1.3.5 The applicant will comply.
1.3.6 The reference to Ten Mile Stub Drain is in error. The applicant will otherwise
comply.
1.3.7 Noted.
1.3.8 Noted.
2. Public Works Department.
2.1 The applicant will comply.
2.2 The applicant will comply.
2.3 The applicant will comply. The second water connection will need to come from
Basin Creek Subdivision.
2.4
The applicant will comply.
2.5
The applicant will comply.
2.6
The applicant will comply.
2.7
The applicant will comply.
2.8
The applicant will comply.
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Planning & Zoning C04 mission •
February 27, 2006
Page 3
2.9 The applicant will comply. The applicant has been approached by Tustin
Subdivision developers to participate in their system; the pump station will be
located on a common lot within Tustin Subdivision.
2.10 The applicant will comply.
2.11 The applicant will comply.
2.12 The applicant will comply.
2.13 The applicant will comply.
2.14 The applicant will comply.
2.15 The applicant will comply.
2.16 The applicant will comply.
2.17 The applicant will comply.
2.18 The applicant will comply.
2.19 The applicant will comply.
2.20 The applicant will comply.
2.21 The applicant will comply.
2.22 The applicant will comply.
2.23 The applicant will comply.
2.24 The applicant will comply.
3. Fire Department.
3.1 The applicant will comply.
3.2 Noted.
3.3 The applicant will comply.
3.4 The applicant will comply.
3.5 The applicant will comply.
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Planning & Zoning Commission
February 27, 2006
Page 4
3.6 The applicant will comply.
3.7 The applicant will comply.
3.8 The applicant will comply.
3.9 The applicant will comply.
4. Police Department.
4.1 The applicant will comply.
5. Parks Department.
5.1 The applicant will comply.
6. Sanitary Service Company.
6.1 No comments received.
7. Ada County Highway District.
7.1 The applicant will comply with all ACHD requirements.
We believe this letter addresses all staff concerns. We appreciate staff s thoughtful review of our
development. Please feel free to call me if you have additional comments or questions.
Sincerely,
Engineering Solutions, LLP
Becky McKay, Partner
Project Manager
BM:ss
cc: Dave Callister
C:\Documents and Settings\johnsonjTocal Settingffemporary Internet Files\OLKI\RecsResponse.doc
CITY OF MERIDIAN
PUBLIC HEARING
SIGNUP SHEET
DATE April 20, 2006 ITEM #
PROJECT NUMBER
PROJECT NAME
AZ 06-010, PP 06-008
10,11
Cardigan Bay Subdivision
NAME (PLEASE PRINT) I FOR I AGAINST I NEUTRAL
CITY OF 4/p
P
TRANSMITTALS TO AGENCIES
IDA -IO y�i DEVELOPMENT PROJECTS WIT
To insure that your comments and rec da §_;?�� �jjl
SINCE \/Yll
ysaa h ■_ .. 177��
MAYOR
Tammy de Weerd
CITY COUNCIL, MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMEN'T'S
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888.3579 / fax 898-5501
Planning
660 E_ Watertower Lane
Suite 202
884-5533/fax 888-6844
Police
1401 E. Watertower Lane
888-6678/fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500%fax 895-9551
- Building
660 E, Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater,
3401 N_ Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W. 8th Street
888-5242 / fax 884-1159
t e Meridian Planning and
comments and recol
m
T
by
Attn: Will Berg, City Clerk, by: March 9, 2006 b - 'W
Transmittal Date: February 22, 2006 File No.: AZ 06-010, 06-008
Hearing Date: March 16, 2006
Request: Annexation and Zoning of 11.50 acres from RUT to R-4 zones
and a Preliminary Plat of 28 building lots and 3 common lots on 11.50
acres in a proposed R-4 zone for proposed Cardigan Bay Subdivision
By: Big River, LLC
Location of Property or Project: 5450 and 5500 Larkspur Way
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerld, Mayor
Charlie Rountree, C/C
Christine Donnell, C/C
Keith ird, C/C
5h n Wardle, C/C
ater Department
Sewer Department
Sanitary Services(No VAR, vAc, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office(Fp/pP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (Fp.pp,cup)
()West (FP/PP only)
Intermountain Gas (FP/pPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
RECEIVED
FEB 2 7 2006
CIi-Y HALT, 33 EAST IDAHO ,AVENUE MERIDIAN, IDAHO 83642 (208) 888- .433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING- FAX 887-4813 MAYOR'S OFFICE- FAX 884-816Y Of Meridian
Printed on recycled paper City Clerk Office
mar Ue 2UU6 4:52PM Engineering SolUtions
AFFIDAVIT OF POSTING
STATE OF IDAHO )
COUNTY OF ADA )
208 938 0941 p,1
0
L Shari Stiles, Engineering Solutions, LLP, 150 E_ Aikens Street, Suite B, Eagle, Idaho, 836I6, being duly
sworn, upon oath, depose and say:
I did personally post the subject property on the 5`" day of March 2006 with the hearing sign. This is in
compliance with the ten (10) day posting as regwTed by the City of Meridian for public hearings. Signs
were POsW for annexation and zoning and preliminary plat for Cardigan Bay Subdivision.
Dated this day of 2006.
(Signature)
SUBSCRIBE)+? AND SWORN to b#re me the day and year fust aboye written.
N
Notafy Public for Idaho
Residing at Eagle, Idaho
My Commission
C 00cuments and 5epinp\2005\0W0S011A MPOSTWGPdt4doc
1
MAR 06 '06 16:49 Zee 938 0941 PRGE.01
I
Sharon $mith
From: Shari Stiles [es-sharis@gwest.net]
Sent: Monday, March 06, 2006 1:48 PM
To: Will Berg; Tara Green; Sharon Smith; Nancy Radford; Jessica Johnson
Subject: Cardigan Bay Posting of Property
Attachments: Cardigan BayP&ZSign2.JPG
3/6/2006
Page 1 of 1
L1L
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
L
DATE March 16, 2006 ITEM # 8 & 9
Ia: ell]=1019W]ky&3=(.4
PROJECT NAME
NAME (PLEASE PRI
AZ 06-010 and PP 06-008
Cardigan Bay Subdivision
FOR I AGAINST I NEUTRAL
0
MERIDIAN PLANNING & ZONING MEETING
March 16, 2006
•
G 1. e e
APPLICANT Big River, LLC ITEM NO. 8
REQUEST Annexation and Zoning of 11.50 acres from RUT to R-4 zone for Cardigan Bay
Subdivision - 5450 and 550 Larkspur Way
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
See attached Memo from Staff
e PI 14
�o 4IZo
No Comment
See attached Comments
Contacted: nate: v I'none: /up, tj l ��
Emailed:`—s a Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
0
M-m -'� - "-i -,-7 1
effil RECEIVEJ)
To: Planning and Zoning Commission
LiTY OF Mr__.KiDlAN
From: Josh Wilson, Associate City Planner Cry E? r--,. r,
CC:
Date: March 10, 2006
Re: Cardigan Bay Subdivision
The Ada County Highway District (ACRD) has been unable to provide staff with
comments on Cardigan Bay Subdivision as of the date of this memo, and staff
recommends that the Commission continue the public hearing to give ACHD time to
complete analysis of the proposal. ACHD staff has not decided whether or not to
pursue a connection from Sun Shimmer Avenue to N. Larkwood Place in Larkwood
Subdivision to the west. From past public hearings and comments received from
residents within Larkwood Subdivision, staff feels that this is a contentious issue
which should be resolved prior to the public hearing on the subdivision. If a
connection is required by ACRD, the plat will have to be substantially revised and
resubmitted, and staff feels it is not appropriate to consider the subject applications
at the March 16, 2006 hearing.
Staff recommends that the public hearing for Cardigan Bay Subdivision (AZ -
06 -010, PP -06-008) be continued to the April 6, 2006 hearing in order to allow
ACHD staff to complete their review of the proposal and make a
recommendation to the City of Meridian regarding connection to N. Larkwood
Place.
SUPERINTENDENT
Dr. Linda Clark
March 8, 2006
•
joint school District No. 2
911 Meridian Road • Meridian, Idako 83642 • (208) 855-4500 • Fax (208) 888-6700
City of Meridian
660 E, Watertoww-Lane _=- -- _ wti_-:- __.— . _ - _—
Suite 202
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Cardigan By Subdivision will have a significant impact on school
enrollments at Discovery Elementary, Sawtooth Middle and Eagle High School.
We can predict that these homes, when completed, will house ten (10) elementary aged
children, eight (8) middle school aged children, and five (5) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District isY
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
Wendel Bi am
Building & Construction Manager
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
•• Return to:
�iHEALTH Environmental Health Division ❑Boise
DEPARTMENT
❑ Eagle
Rezone # Z 06- 0/0 Meridian LJ Garden City
Conditional Use #
Preliminary / Final / Short Plat PP 06 —0 0� a
❑❑ KunKun
ACZ
CA r -d a t^ go, SVG d i V "S; 0' ❑Star
15726-001EH0904
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal.
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
)��r& After written aproval from appropriate entities are submitted, we can approve this proposal for:
central sewage ❑ community sewage system ❑ community water well
❑ interim sewage central water
❑ individual sewage ❑ individual water
lam' The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division f E ironmental Quality:
central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines �entral water
IS(. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendations Date: //
❑ 15. Reviewed By:
Review Sheet