HomeMy WebLinkAboutBasin Creek Subdivision AZ-06-011 PP-06-009
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LA WAND
DECISION & ORDER
.j .<"' '. , . ..'.- . I
C~\"l('j 7~://~:rl¡-:
: '.\','
.-
In the Matter of Annexation and Zoning (AZ) from RUT to R-4 and Preliminary Plat (PP)
approval of 88 building lots and 10 common/other lots on 29.69 acres, by Pacific Landmark
Development RECEIVED
Case No(s): AZ-O6-011 and PP-O6-009
MAY 1 8 2006
For the City Council Hearing Date of: May 9, 2006
City of Meridian
City Clerk Office
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 9, 2006 incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of May 9, 2006 incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 9,
2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of May 9, 2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S)- AZ-O6-011 / PP-O6-009 - PAGE 1 of 4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of May 9,
2006 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated January 13,2006 is hereby conditionally approved;
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of May 9, 2006 incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with ll-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O6-0 11 / PP-O6-009 - PAGE 2 of 4
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
Notice of Final Action and Right to Regulatory Takings Analysis
E.
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: Staff Report for the hearing date of May 9, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O6-011 / PP-O6-009 - PAGE 3 of 4
By action of the City Council at its regular meeting held on the
Ind(f ,2006.
2 j rf!:.. day of
COUNCIL MEMBER SHAUN WARDLE
VOTED
fþ-
~
COUNCIL MEMBER JOE BORTON
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
H6~
COUNCIL MEMBER KEITH BIRD
VOTED --$-^-
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
-
Attest:
Attorney.
Dated: 5.80 .. aLP
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O6-011 / PP-O6-009 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
STAFF REPORT
City Council Hearing
Hearing Date: 5/9/2006
, IT. ¡' "
(.--..........\7 {'~"".' _.i'_Î'~...':-'.
l "," '--'} "-7 J¡ "'~J' '1'
,-../' ,<'" "- t: [if ¡ tf:', ,,'
,", '"".-"
TO:
Mayor and City Council
Josh Wilson
Associate City Planner
884-5533
"""
FROM:
, ..,-'"
SUBJECT:
Basin Creek Subdivision
. AZ-06-0 11
Annexation and Zoning of29.69 acres from RUT (Ada County) to R-4 zone
. PP-O6-009
Preliminary Plat of 88 single-family building lots and 10 common lots on
29.69 acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Pacific Landmark Development has applied for Annexation and Zoning (AZ) of 29.69
acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval
of 88 single family residential lots and 10 common lots on 29.69 acres. The site is located west of N.
Locust Grove Road and north of McMillan Road. This site currently contains a home which is proposed
to remain and the site has not been previously platted. NOTE: The application materials state that there
are 10 common lots included in the development, but staff believes this is incorrect and there are only 9
common lots proposed.
2. SUMMARY RECOMMENDATION: The Meridian Planning and Zoning Commission heard the
item on March 16 and April 6, 2006. At the Apri16 public hearing they moved to recommend
approval.
a.
Summary of Public Hearing:
i. In favor: Ashley Ford, Grant Lee
n. In opposition: None.
1\1. Commenting: None.
IV. Staff presenting application: Josh Wilson.
v. Other staff commenting on application: None.
b. Key Issues of Discussion by Commission:
i. None.
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. None- the application was continued at the March 16th Planning and Zoning
Commission meeting only because ACHD had not yet approved the application.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-011 and PP-06-009 as presented in the staff report for the hearing date of May 9,2006, with
the following modifications to the proposed development agreement: (add any proposed
modifications. )
Basin Creek Subdivision AZ-O6-011, PP-O6-009
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
011 and PP-O6-009 as presented in the staff report for the hearing date of May 9, 2006, for the
following reasons: (you should state specific reasons for denial ofthe annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-0l1 and PP-06-009 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W ofN. Locust Grove Road and N of McMillan Road/ 5603 N. Locust Grove Road
Section 30, T4N RIE
b. Owners:
Grant and Joyce Lee
5603 N. Locust Grove Road
Meridian, ID 83642
c. Applicant:
Pacific Landmark Development
12550 SE 93rd Avenue, Suite 230
Clackamas, OR 97015
d. Representative: Ashley Ford, WRG Design
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
I. Date of Preliminary Plat (attached as Exhibit AI): January 13,2006
2. Date of Landscape Plan (attached as Exhibit A2): January 13,2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined 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 17 and May 1,2006
d. Radius notices mailed to properties within 300 feet on: April 14, 2006
e. Applicant posted notice on site by: May 1, 2005
6. LAND USE
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006
a. Existing Land Use(s): Existing home 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
I. North: Arcadia Subdivision and vacant land and residences, zoned R-4 and RUT.
2. East: Dunwoody Subdivision, zoned RUT.
3. South: LDS Church and proposed Cardigan Subdivision, zoned R-4.
4. West: Saguaro Canyon Subdivision, zoned R-4.
d. History of Previous Actions: Leeshire Subdivision (AZ~OO4-017, PP-O4-024, CUP-O4-026)
e. Existing Constraints and Opportunities:
I. Public Warks
Location of sewer: There is currently sewer in Locust Grove Road, but the
application is proposing sewer through the Saguaro Canyon Subdivision to the
west.
Location of water: There is a water main in Locust Grove Road and a planned
water stub in Saguaro Canyon to the west.
Issues or concerns: Depending on phasing of this development a pressure
reducing vault may be required to be installed by the applicant.
2. Vegetation: None.
3. Flood plain: None.
4. CanalslDitches/lrrigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 29.69 acres
f. Subdivision Plat Information
1. Residential Lots: 88
2. Non-residential Lots: 0
3. Total Building Lots: 88
4. Common Lots: 9
5. Other Lots: N/A
6. Total Lots: 97
7. Open Lots: 9
8. Residential Area: 29.69 acres
9. Gross Density: 2.96 units per acre (4.13 net density)
g. Landscaping
I. Width of street buffer(s): 35 feet required on Locust Grove Road. Note: The applicant
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
has only proposed 30 feet, see discussion below. Street buffers are not required on
any internal, local streets.
2. Width ofbuffer(s) between land uses:
N/A
3. Percentage of site as open space: 3.2 acres/lO.80%
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-4 zone for detached single family
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from a new street connection to N. Locust Grove Road (E. Halpin
St.), from an extension of Sun Shimmer Avenue from the proposed Cardigan Bay Subdivision
to the south, from an extension of E. Halpin St. from Saguaro Canyon to the west, and from an
extension of Castlebury Avenue from Arcadia Subdivision to the north. The applicant has also
proposed an additional stub street to the north property line. 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 "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 88 single-family lots on 29.69 acres for a gross density of 2.96 dwelling units/acre. While the
gross density is slightly below the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
.
Chapter VII, Goal Ill, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The su~ject 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.
.
.
.
Basin Creek Subdivision AZ-06-0 1 I, PP-06-009
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
.
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 I - 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
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006
a. Zoning Schedule of Use Control: UDC 11-2A-2Iists single-family developments as a
Permitted Use.
b. Purpose Statement of Zone: The purpose ofthe 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 al1owable 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
ANNEXA TION 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 and a good infill
project. Please see Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on January 20, 2006 by
Matthew Burrel1, 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.
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. Landscaped Open Space: The applicant is proposing to set aside 3.2 acres (10.80% ofthe
property) for open space and staff is supportive of the design. The applicant has
proposed a neighborhood park, with a picnic shelter and basketbal1 courts, and pedestrian
pathways as part of the open space design.
2. Landscape Buffer along N. Locust Grove Road: N. Locust Grove Road adjacent to the
property is classified as an Entryway Corridor on the 2002 Future Land Use, and requires
a 3S-foot landscape buffer per UDC 11-2A~S. The applicant has proposed a landscape
buffer along Locust Grove Road that is 30 feet in width. This buffer shall be increased in
width to 35 feet, in accordance with UDC II-2A-S.
3. Parkways: The applicant has proposed detached 4-foot sidewalks with 7.S-foot parkways
and street trees on the local streets in the development. UDC 11-3A-17 requires that
Basin Creek Subdivision AZ-06-0 11, PP-06-009
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
parkways shall be a minimum of 8 feet in width to be planted with trees, and the
parkways shall be increased in width to 8 feet in accordance with DDC 11-3A.17. Trees
within 8-foot wide parkways are restricted to Class II trees.
4. No Parking: No on. street parking shall be allowed along E. Halpin Street from N. Locust
Grove Road west to the intersection with Pasa Tiempo Avenue. The street shall be
signed as "No Parking" per the Meridian Fire Department's comments.
5. 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.
6. PreSsure Irrigation: 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
DDC 11-3A-15 and MCC 9-1-28.
7. Fencing: The applicant has submitted a detailed fencing plan (on the landscape plan
dated January 13, 2006) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building pennits. 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 DDC 11-3A- 7.
8. Common Areas: Maintenance of all common areas shall be the responsibility of the Basin
Creek Home Owners' Association.
9. Ditches. Laterals, and Canals: Per ODC 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: Due to the fact that the Ada County Highway District has not been able
to provide staff with an analysis of the project, staff recommends continuance of AZ-06-011 and
PP.06-009 for Basin Creek Subdivision until such time that ACHD approves the development
proposal.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: January 13,2006)
2. Landscape Plan (dated: January 13,2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
Basin Creek Subdivision AZ-06-011, PP-06-009
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Basin Creek Subdivision AZ-06-0 11, PP-06-009
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
A. Drawings
]. Preliminary Plat (dated: January 13,2006)
,-
"
I~; ;; to:" -'-HF'-~~!': I
';: Pi:'?",'; .V" " f[C1
,:' '- .. .~.-I - -- ,[
-, ';l~!~I~!:;
;¡);l~£~,c"
.-~I'¡ ,:èt!r!~'(J ~:.~
.;;:1,: Is '-~ ¡/ ',;. L
"1;!:¡ ~~~}i"-'
.'~ ;ê¡ T" 1/\ 'i-'[¡~;~ "
>h~ljJ f~J£~
;,c---"---- "
--------------
, -
.._,-'"..,,-,,-------
... """""_1."',
,--------_w -
-
;\:,¡:.~~
"'..;..._..."
-- .
i :c-
i
.-;
- -
c':- --
Exhibit A
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
2. Landscape Plan (dated: January 13,2006)
, ------------ -, - -----
--- --- ----------"'-'._-------,-._-,------
-'-'--"'--____m_,___- -..-... --
~
t:
./,,'
'" -"',,¡.('TÇ¡'LIÑ':;;,P ';'ET,-¡-4:"'~
. 0" ~,
-, "-\ ~:
.. ~i
~:
~:
~:
5:
-~---- ¡;;¡
-'-~'--.. ~:
~---¡
§/
ii
:1!
IIi
Ii;
'.1
ì!
i
¡
I
I
11
i
""'----'--'--------
- ,
L --- --~ '--------~.. -~~- -- - ~ - -~ ---=-.-1
LOCUST GROVE RD.
,
~'
~;
ð:
i1
mi
1':
œ:
¡;;:
~:
---~--..-.-._,
(--:--~'I""---X:--""I
~. . , ,':
".:_-,. I
" ' ': " i
.; ¡; :: ,.; ~ ¡ P i ¡ ¡ ¡ 11 Î ~
' ., ' ,i ~ ~ I J , ¡, .,,' ¡;;
!;¡;~::;': i:" "'::
,i :.
---",."
1~:.iJ-
I",
::¡ -"""'-
1'1 "'-1--'--'
I",. "1,
m ----"--+--c----,..,
I;;' r-! ,..
,:~ ~_:'-
? ~ " 1 ':!lH¡
-.1 ,,;\.,,/
, ; , Ii; ~iP
I'..
..
",
'----'--'-'-----
.° i
"" I
. .\J- "', .\1. -, ,-, - '"
" -,,~ ,,'.1 .-. P-"'-,--,'.",,,-'- '-I '" '"'I', "
- --'-'-"-' ,',
I .- '. II, \.'.' .":0,_:.:,"'-"-'
i
¡ ~"'~~D=_::~::_-,_l;;;;;C;Œ
I ----______m.__,-__------.OO.
I
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
------------- ----
-------,-----------
""",-,-----,-------- --------"'""""-"'-----,,---,- ---------,----,--.._---
---" - - --.. - ------------- -------------- ----..- ---~~~-_-_--I
LOCUST GROVE RD,
: .
II
:$
!,~
:.
I
'----,_-"--_u_,._,----._,-
-'----'-----'----"---------'------'------:~~{~r;'(A') -
:~ [~~!--f1 it,:Yî4~~7"~
'" 1- ,-,-,' , ; ; ¡' (;i ~
,.,..
-fj
-,
-"
-. .
-" "
-""
-1_- -'-'-- .j-, -""-' -,--,
"-'_:',:".i,_-
,:"-,,,,~-,~! '~--f:'~I_c::'
-,I-,'
I'-n:
'--
,-- ':',
I
!
I
I
I
I
!
I
i
I
J
I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006
u_----,,-----,----
---"",---".,,- --,-""", ---"',.._---'-"""'--..,-",---"----,,,,--
I
I
I
I
I , 11 PAM TIi,MPO AVE ¡j
I fir-"'} "i.,¡ ~'--=~I f !
" : f,;;\~(,,:_¡' (I'" ~i:' ;¡/,'" ;.. ~
i ".~; i\W¡).:~,,~; ~ j]~ \I;~~ - 11 it: â (Tn ---- --_n______,,---~
i ~ P~l~j't I' ~ <Ii, I :~~: U I ~ ,-t -
,-. ~. I" -- -" ,-',,-. " 'i ~
i~:'l~~;""r'-i---¡, ~; !_~------------11- c~(i-
: '~~(L' ", }!',- - r" 1 I
. ,,'~ -'I 1--- -- '\1"- 1 --
: VI" i' " . rt . I" '- - ---,
!;;~!,¡\,C,!¡; ~I;~~,¡ r¡¡!~ ~ II' \'
:~&"--I,,~1¡---\-\F ¡i! ,,¡!~
: '~ii I - 'jl ¡ø ¡ I' --r- " / I :::
ii"" rt' r-i'ji; --W\-,I'____J'------ :¡'d: l':_j II
i& ~~ J:t-",~!~ I ~ ;I\~' -- n - --- - -,;_1 oj -; il
!~~#Id,-! ,,--fih ~i,. i¡~> (:~"/"n_--____--,-----
:i jiit' , \1 I \~¡ z~ II ¡ ,
!~ ¡:~:II,(I: l,ul\ft g\! tlì (1"""1"~ I
:~:,:J~J!,¡,l~~'3MI_,?c_' J~L_;_:':-:::::':-n;;-=_-_~-:::.=ndl..~~-L"",_J I u,,------..,,-----:""!~~TC"LU_~,~- ~"-'-'-""--",!:, I
-.""'-_._._---~ ~
(~'~""':";"-"""'~ I
íl i " : '
"'--1 ," II , !
'¡!;: ¡:~ U,,~
'-""----""""""------,_.
1~
en r-"~'
ñ1 ,.. -- r-
i «> I ;:;
!~-'---- ---
I~ I ';;" r, I
___n_____- ____n__,,- __---_non
i
i i
,',,' "c " -"- 'I ,--- '" -
i :-:"',,';!;': ,_:,'ii;:i':',ì¡';';",:il' ,."" ,
, i-' --, C - '_i ,r:_"i ' --, '-, "'_--~"
::,-
~_:__:',_-_"'~~II.
, ----;--.-----
---___n__..,
-------,,-
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
(
'---------
----"""-----'----- --------",-----
-,,----- --"-----""-_'_"-"-,,-,
I
I
I
I
I
I
I
I
I
i
I
I
--------'----_.""'-'----_.,,---~""-.>'~"".,,- CI -;;--1
(;:;k' .¿=~)
(I" tL)/ -
"iT) !! f::h ~ 1
::' '<:
---"---._-------" --.'" ---
PASA flEMFO A",'E.
:B
e
'"
'1
~
z -----",,--- ---,--
CJ
t
-<
-- --- -,-
i!i
~
---""--""'-----._--------._-----,-----
._~~"'-:"'",:,,::>,~::,,~~r_,_!--,!,,--------- ------- !. "
-,--- ""=--"==--""--~=-~--~=--=----",~ .. I,e::-:
_:~
IJ"
:ili C--~_i~~]
-- -, ¡
",,-
--
1"-':' --1':,,;=,
I
-- '__--_,
,-i, ,:
_,'-,-" c"-,'-"
-- -
::-:"'- :,'-->'
Ë
'"
:¡¡
8
'"
-,
::
"
~:
- ---- - -,," - --"'- - ""'"!:
, 'I ¡:
I" f '0 ffl!
,>K ~!
---J lL~-_'¥A'C"'I"~l'-~~E_~-~!
-'-,J.", -~::~ :,,',_.'..,-
',:--,,----,,- -----
-------, --u
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
(------
-- ----------- - -------------- --.","----"" "------, , -- -"""-------------"""'--------_.,,----,, ,-
-¡-"'::'c';u¡",;Si;-'-~~'i-"tJ¡_--¡;:_n_. ""_n___n__n-
I
I
I
I
I
1
I
I
I
i
I
I
I
I
I
I
I
----------------
]
~
']
2-----" ._---,,--"-------- --,
Z
<0
»
~
H
H
JI
1
"""---'------- ---
- -- - - - --- - --
¡J¡
~
"
, ,-- - ----"
~,~~ é(;_"l~'C"f~Cf. :'~!- L'n~ "" - _nn_""n -- -- -" "_nn_-- -"" "" nn---n-
I
¡------
I
!
, ---"-------,,-------------
, -,';.-,
----i:$~-
I~r-t;
,:I)
I'" ,,- -- ,
'~ ~
õ-
L~-
,-
~ i
-~--"-,.,,-"-----_.,,
--";',E"--,, -_",,;1:<,1:".1:-
---
,,--- " - - - ."
,
". ----,.,,-----:
,
~
-----"".,,-----,,1
~
._-----""".
:ij
11
J¡
¡j
;;
--"--------".,,
~""/A"
~ ,,' I
ì "" ¡"
-Ll,\',- l~ '
- : ! :" , q , ¡ í"
¡ 1 )i:' 'i ; Ii ¡~
-- -- ---- -------- ---------
~,t.~..~:~'-::---_'-""i'¡"!¡
--,-,---------;---------
------------
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
-.-. -.--
..---. ,--_., ..nun,_____--",--",._-- .
. .-- ...-.. ._..""-'----,-_..,._--"
~
..---,.----.------
1--1.
Ci
i¡i
1
(j,
""----"-_.._----.
¡ ;;
§ (I ,)"
<(, ì
!. i ..
jP ,
,j
¡¡;
:¡¡
~
C)
g¡
~
CJ
~
.::'.
"'-_._---"'._-"""""._--,--
.._-,.. .._'-'----"'_.._,--
(-~> 7' -:-
ì" . :'
H"": -" , ! , ,
;q;¡!j~n~
..-.,'\..
: ..1-'
\.:#
WI I
l;;j ¡;;.:!:
'", I. C>
1m -- ------
!§ i ~; I ..~
._,
.-
,.. ,. . '_i, ';- ".'
';'~','¡'i!:'.:-.~.:~~...';'\':"',.'i.\.
:,.,,', . ,
...---- -
I ,.~:
I
I
i,
" '.::"["[:'.<,.':'1.:1','
,.., ",I:" . .c'jd ::,0,. ":C.,
. ,""'-
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
"'--'..--
, ----._,...".,.,---
"--..._..,. "'----'-.",-_.",.._-"
I
!
I
I
I
I
I
I
I
I
-:-c,¡;~.;-
--'------",-----,,-.,,-
:¡i
a
!~
!J
B
~
--'-"""------"""--
-""""'---~--..
.~--_.~.-
i
1
,,~
~.~'" '
( . " '. I
, '" . ,"
[I ", 1 '
-; 1 1 "i .
iI¡Hi!n~~
-~
(-11
,~
I~
141
,";B
!; I ~
-- "~-----
6; , ,~
...
¡ _"",-}",-"",'-,- ",' "".-' ,'.'
!1:iA;,IN Olic:i'" ':; 113C,¡I/!'.;: ,,' ':
'",'C'".-: ...'-flt.-' :1';,lcL'""""",'"
~2.'¡'::' =:c::- '"OI.'rw;'
...-
,i,'
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
------,-,-----
-"----"""----,, ,,-------- ,-,,------
'~-,,-,---"'--- --
-;;,',¡;-,t>'c,'Ë:m,-Sii..n.' 4:. --n". nn nn" ---- ""_"n-n-_-,,:': ""-----"",._,, "n n -".. - -,-
- ------ - --------,
_!,-~~I:;!<;J~f-_ÐE_'-"'-or"!_LS'::'.____n__'_"_---"""_"n -'"
1----"""'-'--------' ""-,,--"'---,,,
I ,,-~-
'Ij'-
I'" I_, I
,iij ""!:
, '" 1 <>
i~,,----;------
~1 ,'- r
:~, '" 1 -..
s
c
~
~
C" -" -- --;;. -;¡¡,ëi'ü,,¡¡:m,-SHlliUJ.-;
/F
¡' (" - ~
: I "'1 ~:
!: ¡¡".--- .m!
"" !'~~
j) P' ".. '," - ,,",
:: I'I:!!!¡!":!
¡,¡I¡I,
~
~
::1
~
"
,---------
¡;
-¡1- 0 I
;1
" "'-'-----_._------,,-,---~,-
()G¡;;ff-A Y-'.1
(! iíJí¥'jt'r-~j' I'
,--"-", ' ¡ ¡ ~;
¡ ¡;; p; i ¡I,~ '
Iiä.~ - -,-;.........,¡;
~ ,":'-'~';:'" -i '- ;:1 t': 1:'>-' -C:,_,!:'_iL-"- :-:;,"
: -, -'-- ' "11'-'" ,c"'C:":'-- '-,'-",'-
! ',c-"
, ----------- ,,---,-- - - ------- --
,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
----,,-------
..--_____n.,_.,- ---------.,---,'"-----"""",._-------.",
P"OJéCT SOU"OARy
~:
J:
-r--~
~ ' $;
~ ' ~¡
!'I:
¡¡¡
~ ~:
;:
ii
t'
5
¡~~
'~-C) ~:-c~-O If ¡=-~
~ç;;!~~L~~~l/!I'j¡ I :
Ii- :
: ~ I' ~ I.. i
I ¡
C/,STLc[ I;RY AVE.
~
2
z
<,
~
,L- -
I :
¡ :
'------------,-----:
I '
" BLOCI« '
I '
,
"I
(
\-
~
.:
~ ~:
¡"
~¡
I ~:
\. ,~!
--- -- ',¡~~,r-' - i fÆ
, ,,- - ..i:¿~~~~~~~~;~~~
~
- ~_~"l!-:!"'!'~C'C,!,-,~-",~!_l~_.':,,",..- nn .". - - nn.,.,- .._n~CC-..n.. nnn_n -.,
1\
t~¡,;
- ,
:::
;~
l:n
,In ---
I;~
'::V
':?
------....
-----:-~..~-:....... ,-",.;- -'-'\
(.. . .0 ' - I
¿ !
(L,' .. .."
.. ,;",' , " "
" ¡¡ , í . , '" ¡>
J! i 11: ¡ H ¡~
f-------- -----" '-""'---,-~---_..,,'
!
r-- I!:
... 0
r-
L'O
"
,'-, '
-c,
¡ ;,..~-..." .-,-., "'..,
----..---..__..__--n___--- -- ---
'---'---'--'---'--" --
,5,-1,-: Ii i c.:-it;; L '
II:",
",',-"."
.~
I
I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Exhibit A
--------,,- -----
---
------------ -,,---,----- ---"
,..._---"- - "-_.._-----","------,
: .
:~
~~
!ê ",tri
)T'I
, ,.. I
"-lTi
:" ¡~ (jl" i
¡~l"i
;J:~C~~ì¿~--'-~-~:-~-"",J
: "MlLer'UA-.. WE.
PA(JcECT GOCNo/-_nv
"-1-
i< "'
¡!!
~
CA~1LCBURy ,wr-
~
;:j
,---
i
---I
...
,.
--- -"---" ---"",
'" "------'------n.._--___-- """'-----
¡----- . "----'--""
"---I~"
\::i)
¡"'~----r--J
!@ __~_L~-
¡~! ç; r:
,~" : , ,
-
-..-------------
,;: I
-- >::
':W~_.~'::---
"'1,'-,:,1'1-', ,
:"<>; '-'I1!:J
~ -- Ii ¡j c_'! \," ~ '..-
on
--------------
-""",
:-,,-,!
.." I,'-""ë'_--'-~
,:,:,'-"1' -
i
I
I
I
I
I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
1.1.1
1.1.2
1.2
1.2.1
¡ .2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.3
1.3.1
1.3.2
Exhibit B
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated January 20, 2006, stamped
by Matthew Burrell, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet CO2, prepared by WRG Design, dated January 13,2006, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation/Zoning (AZ-06-0 11) shall also be considered conditions of the Preliminary Plat (PP-
06-009).
No on-street parking shall be allowed along E. Halpin Street from N. Locust Grove Road west to
the intersection with rasa Tiempo Avenue. The street shall be signed as "No Parking" per the
Meridian Fire Department's comments.
The landscape buffer along N. Locust Grove Road on Lot 1, Block 1 and Lot 18, Block 3 shall be
increased in width to 35 feet, in accordance with UDC 11-2A-5.
The parkways along the local streets shall be increased in width to 8 feet in accordance with UOC
11-3A.17. Trees within 8-foot wide parkways are restricted to Class II trees.
All homes within the subdivision shall contain at least 1,400 square feet of living area.
Maintenance of all common areas shall be the responsibility of the Basin Creek Subdivision
Homeowners' Association.
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 pennitted 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 stonnwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UOC 1l.3A-18, then the applicant shall relocate the
tàcility. 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.
Per UOC 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.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
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
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
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.
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.
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 pennit. 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.
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.
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.
Staffs failure to cite specific ordinance provisions or tenns of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B.7.
2. PUBLIC WORKS DEPARTMENT
2.1
2.2
2.3
2.4
2.5
Exhibit B
Sanitary sewer service to this development is being proposed via extension of mains installed but
not yet activated in Saguaro Canyon. The City of Meridian does not guarantee sewer service in
the timelines outlined the UDe.
The applicant shall install sewer mains to and through this development, including any stub
streets required by the Planning Department. The applicant shall coordinate main size and routing
with the Public Works Department, and execute standard fonns 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 confonnance of
City of Meridian Public Works Departments Standard Specifications.
Minimum sewer slope on dead end runs is .6% per City of Meridian Public Work's Standard
Specifications.
No manholes or water valves shall be allowed in the landscape islands shown in the intersections,
If water mains or sewer mains are routed under the landscape islands then no trees shall be
allowed in the landscape islands.
Water service to this site is being proposed via extension of mains in Saguaro Canyon
Subdivision and Locust Grove Road. The applicant shall be responsible to install water mains to
and through this development, coordinate main size and routing with Public Works.
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2,13
2.14
2.15
2.16
2.17
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Prior to occupancy the applicant shall have two main connections. If one of the connections is to
be to Locust Grove Road then the applicant shan be responsible for the installation of a pressure
reducing vault, location to be coordinated with Public Works. The PRY shall communication
capabilities consistent with City of Meridian's SCADA system.
The applicant has indicated in the application that the pressurized irrigation is going to be a
private system, but the narrative indicates Settlers is going to own and maintain this system. Ifit
is to be maintained as a private system, plans and specifications will be reviewed by the Public
Works Department as part of the construction plan review. A "draft copy" ofthe operations and
maintenance manual will be required prior to plan approval with the "final draft" being required
prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-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.
Prior to signature on the final plat by the City Engineer the applicant shall vacate the Idaho Power
easement shown on the preliminary plat.
The applicant shall be responsible for the payment of assessments and the actual physical hook-
up of the existing house to City of Meridian sewer and water.
Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated anywhere the sidewalk is located past the right-of-way. The additional width
would need to be sufficient to allow for 10 feet of easement past the sidewalk.
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.
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 ODC Il-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.
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,
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.
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.
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
2.18
2.19
2.20
2.21
2.22
2.23
2.24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
per Resolution 02-374.
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.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
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.
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 l~foot above.
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
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit 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.
Exhibit B
2. Acceptance ofthe 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 Y/' 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 comers when spacing pennits.
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 ofthe IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
4. The phasing plan may require that any roadway greater than ISO 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 of28' inside and 48' outside
radius.
6. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs.
7. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
8. Operational fire hydrants, temporary or pe1111anent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
9, The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 GVW.
10. The proposed 88-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of255 residents at build out.
11. 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.
12. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) nom a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b, For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. The Parks Department has no comments related to this application.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Site Svecific Conditions of Avvroval
1.
The applicant's proposal is to widen North Locust Grove Road. ACHD only requires right-of-
way and sidewalk no closer than 28-feet from centerline along North Locust Grove Road. If the
applicant chooses to construct the proposed pavement widening, then the roadway must be
constructed to ACHD standards for the 46-foot street section and the necessary 35-feet of right-
of-way must be dedicated from centerline.
2.
Provide an easement for the sidewalk where it meanders outside the public right-of-way.
3.
Construct the entry road, East Halpin Street, to intersect Locust Grove Road 357-feet south of
East Dunwoody Court, as proposed.
4.
Construct the entry road as a residential collector with vertical curb, gutter, 5-foot attached
sidewalk and center landscape medians within 72-feet of right-of-way.
Exhibit B
5.
6.
7.
8.
9.
10.
11.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
Construct the internal street sections as 33-feet street sections (or 34-foot) with curb, gutter and 5-
foot attached sidewalks within 58-feet of right-of-way. A letter from the Meridian Fire
Department, granting specific approval of the reduced street section, is required by ACHD before
final approval of the plat.
Construct East Halpin Street to offset Woodspring Street by 11O-feet, as proposed.
Construct two traffic circles; one at the intersection of Woods pring Street and Jericho Avenue and
the other at the intersection of Elmsprings Street and Jericho Avenue. Coordinate the exact
location and design of the traffic circles with District Traffic Services and Development Review
Staff.
Construct stub streets to the surrounding properties as identified below. Insta1l a sign at the
terminus of each roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
0 The first is proposed to the west property line located approximately 260-feet
south of the northwest property line (measured property line to centerline). This stub
street is anticipated to connect to a stub street in the Saguaro Canyon Subdivision
located directly to the west.
0 The second is proposed to the north property line located approximately 168-feet
east ofthe northwest property line (measured property line to centerline) which
aligns with the Arcadia approved stub street location. This stub street will connect to
a stub street in the Arcadia Subdivision located directly to the north.
0 The third is proposed to the north property line located approximately 800- feet
east of the northwest property line.
0 The fourth is proposed to the south property line located approximately 920-feet
west of the southeast property line (measured property line to centerline). This stub
street is anticipated to serve the proposed Cardigan Subdivision located to the south.
Construct three cul-de-sac turnarounds with minimum 45-foot turning radii, as proposed.
North Locust Grove is classified as a minor arterial roadway. Other than the access specifically
approved with this application, direct Jot access is prohibited to this roadway and sha1l be noted
on the final plat.
Comply with a1l Standard Conditions of Approval.
Standard Conditions of Armroval
1.
2.
3.
Exhibit B
Any existing iITigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4.
5.
6.
7.
8.
9,
10.
11.
12.
13.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
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.
Comply with the District's Tree Planter Width Interim Policy.
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.
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.
The applicant shall submit revised plans for staff approval, prior to issuance of building penuit
(or other required permits), which incorporates any required design changes.
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.
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.
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 DIGLlNE (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.
No change in the tenus 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.
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 ofthe 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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
C. Legal Description
,- , ,
-';";
" ,,"
I~Û~:;:I
¡¡-,,--II
i~_-if~
ii\\1,'lll
Itfii!'
!,,"---=-,,-I
c...",,-
'-""""""'-"""
'--"'-"]
¡'{"" -"
~,,"'¡
I'i~-
'-"',,';--C=-
I, H", ,- ". ""-
,",' ,," "', "'" ,"
'~¡'¡;~f'll
!kt:~1
;;,,"',.., ,
Exhibit C
Uã'l~:
IIßJI
------- ----
, '-'
I "
--"-----'--"----", ---.--
Basi" Crceli-A""',_\atjon Dcs(:l'iptinü
:\ Inrccl cf lil,-,d _,¡Ii I a!"" in th" Nünh.::aô-[ ')lic-QlJi'II1'cr (:--IE )I 1'1 of Sccti"'1l JO, To'\\ I1ship.1
\'-"111, Ri""1!'~ I ['1:;t, [k,Î<è !\kl'idial1, Ada C"LJIHy, Idaho- h,:ing Il1IHè )Hnicul'nJy rk",c,ribcd
,'", folk,".,",,:
III'.' ,)1:>[1¡[1,::EI '-'11~'qll:inèl' (Sb li4) "rlhc 5"111/1\\ ,'0'1 l>n<'-qlJClI'Ic,r (5\\' li--I) "rlhe :honlwast
"fI':"<.j'.liII'kr (NF 1/4) alld th,: S""'ilh onc,,-lialì(5 li2) "fthc "oulhellst on'>ql1arter (SE 1.1--1) of
III(' '"J,,)nl1cil,',1 "'Il'-qu,.rtcr (Nf< 1/,1) ofS,'nidl1 :>0, Township -'1 N(lI'II1, !{;lIlgc I [;¡S¡, Boi,c
¡\kI'itiian. ..\d.1I,,:'(lul1ty_IJClhu:
g~i!il)l)il):': at:t ,r hlW;ô cap slall1pcd "PLS iSSiI" m:lrking lh,~ I~",,-;t olk-'luart.:;r COlll.;',r "I'
S'_',:riOl1 3O, _",iJ FilSI ,'Il.;'--quilrKr COmer sitLJat~d Oil Ihè èènKrlilll' of L,lèU"¡ Gr,wc R(I~d:
-,'hellee kayillg ,aid ccllkrlinc 01' toCIJ,<1 GrC!\'~ Ruinl. along [he south liI1~ of the North~aSl Onc'.
qlJ:'Jrlèr (N!:: li'l) ofSectilll1 30. Norlh 89"'S--I't)O" \\'l"1. l<nl,:~<i ft,,;[ 10 il 5/8" irC>1) rod with
yell,'1I' p/;'¡slic ç"p srmnpcd "I-'I.S S'H-I", IIlarkilig the ""lJthw"st corn"r oftlw SolJlhc;,,¡,t \)nc,
qu;"Jllcr (SI: I /. ) C,flhú Southll'est onL'--l lI,nr"r (S\\! 1/4) of III(: No!lhc:n '->r1~-qualier (NE 1/4)
.-.f,~l:L.t¡",11131):
11"'11';<, alollg the lI'e:;;! lilll' Ihc:reol: Norlh OO"]}':'5" I;,:¡si 6(i,I,,;;> I"':'(,t to ;" SIS" iron md with
J çll.:.J\v plastic; çap siamped 'TLS II] 2(,.'. marking the 1I0rllmúSI comçI' "f the Soutllca~r onc-
'-jIJiIl1úr(SI': 1/."I),)ftheSouthll'estnlle-qllane,'(S\V /N) "ftheNonhe'bt OI1<:-qllQI1"""r(NE 1/4)
"f S"é,ti':>11 30:
'/I""œ aloll,' die nnn)¡ line [h~rcor. ,llId cominlling ¡¡long thc 1I0rih line ü"lh~ South onc-halr
,S ;2) o(Ull' S.-.utheas[ i\llc-< lIarler (SE I i,l) O['UIC Nnnhe"O't one"qlli'lll'cr eN].: 1/-1) or
SecTinl1 ,10, ~(;llth S9'5J' 19" ¡:'-,a"sl. 1972_31 fÌ;ç[ 10 111<" "aslli,," or",;d Nol'I I ,,::a_,t on<'-quarlc:r
(NL 1-1) and Ihceellt'\)'-¡in,'ü(Loc"st Cinw" Road:
Î húl1';" :dung th~ c;btliliC thcr"ut' and said cel)[crlil1t' (,f I.. Ol'" ,;I Gnw~ Road, SOUI!I
1)(1":n-,,13" Wc;;r, (,6-1_0-1 t(:,,[ 11.1 th" Point of n"gillllin:::-
(,.";'I]I:lill.< 30_117 ac-r\)", nh)r~ ,Ir I~ss,
;:_'I1"1I-\'-\,,[,I!;[,:I',[11
--,- --..
;';'/~~¡;','\'(~~~' .,'" '
/"l,:,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF MAY 9, 2006
, --"
Li~a'
i,""""-'",,
,'"""""
1="""'0
I~~:t¡i:~,i
',", "
C',.""",,-
ri\'T"'J!Ii
ir~:~@il
.,~,"",,!
"""
""""""'""",
l'ttG'É:~:~i
"i, "
1'1i' ,
!~~~,i
L""..", ,",',
^"" ,,' CO"""" "
ifÇt'11
I"=";,,,,,~JI
"-",,
Exhibit C
h~1S""" ,:,~k.1.!!í
," "'"
lh,in Creel;-L¡'gal fJ~,U"ip¡illll
..\ f-1:!I"',',:~ ;,(h"J ,jl"I:IiCd illlhcN"J',hè~,'1 l'II"'ijii:1I1c::' ','JF 1;"f)u¡'Sc,:'¡Îè"'.Ju. TlI\\1d'Ìjlc¡
"'.'"nll, 1<¡1I1,:" : /:,""1" nüi;" ~'dcl'idi"'L ,-\da C,"'!)I) , J..hl"-,, be' jug llH"lI'L' l'>:irl,iciJbrl~,' d':~scribL'd
<:,1;-1/1",1"-,:
'i j¡" ~CI'IlI1c':"'1 (IlK-quarter (Sf 1/..1) <,,'¡he' ::;':"..I1h"ll'o:':1 i\lIe-qllaJ'kr (S\V 1"'1) .:'¡-th,~ ",",orthc:lst
',"iI;t-'luarlcT (NI,' 1/,1) ¡¡lid Ihe' ,';',>llth ""li;.l1al1'(" ! ::» "flhe S"'"lh"""1" (1:J~-q":'rle,. (SF, ~/4) 0:-
,he \iClnhc,:ht ,:.¡¡e-qu<\:Ü", (i'<I~ I/,j I "f SL'~riOIl 3(). Tuwnship'-I Ne)rlh, Range I Lo:bL B(,i""
l\kridj¡111. Arb C""nly. (bit"" c",e' Jt lh"l ponil1JI .-kdkd to Ada (ollnt)' ¡ IiglJ\l'av Di,,1rjd by
riglil oj" way ,kc'd re~urde,d .Iu"e 28. 198::>, as [1I,lrUI1WIIt 1"", 82::>7::>85;
COlJlIlIl,nçjlll! <it a 3" hr~ss <:ap slampc'd "PLS 7880" m"li"g the' Eflst olJ"-q'mrt<;r cornCT of
S"c;ti'-HI 3\). "lid 1::;1,1 <!l1e"quOlk,. n>me,. ~ilu"td unt ¡" cc'1I1c,rJi"" of ',A)èUSt U"(')l'ç J{oad;
Il,enee kllving said Ç(:nwrlille of Locust Grove Road. along !h" south line oCthe Nonlw;¡st
"'Ie"ljl.l"r"'r (NF 114) MSe¡;lion30. Nonh 89'54'00" W"st, 25,O() [ect Ii> lhc' weSktly rjghl-
.->f~w¡¡y Ij¡w or Lu<:"st Grove RuM alld the, I'oint of Bc¡:illlling;
I"hellC(: '~>"III illuillg along ,h" S'Hlih [ine thereeof North 8'1' 5"'00" \V~st".. l'i,'Ui,:'!) lGe! 10 a 5/8"
il"-'II n1d wilh )dloll' p ¡¡st;~ ~:!p stamped 'TLS S..14,1", Il1i1r~illg the sol.llhwòt>l ('unle'r Oflltè
~:,>"lh""I,q ""e"'""l1e,. (SF 1/4) .,j"lhe S",,¡hwc-'I o""-'1u<ll'Ier IS\\' Ill) "flhe 'NÜJ'I ¡~,;j" one-
qll;jI'kr(NI,I/4IofSecriü/130:
,IWllee :iI"m!,.!. th~ \\'cs! line thereof; ì\orth O()":;ê'::>:ì" E:-Ist 66,1..42 kd 1<.' :1 5/8" iron rod wilh
~'cll"," "bsl'ie enp stumped "Pf.S III::>(),'. marking the lIorlh\\'c's( e,mlrr "rlhe SouthraSl onc-
l)lJilr1er(SF l4)¡)ClheSolithwe.s/one-qua.rtcrISW 1/;1) "fl,he Norlhe:lst 'Jne.-quartcr(NE 1/4)
",I' Sedi,)n 3IJ;
Th~nèe' ~; "'Ig ¡he' II\.>rlh lillc ¡herl'Of, and e,-'nliJluin~ along the. /lorth line ofth" South ollc"half
IS 1/2) "I' the' S,m h":Jst oilc-q"arlc-r (SE 1/4) "fth,' Nollhe:.¡si Orlc.-'1ual"te'r (NT: 1/--1) or
:;c,:/i,:>".10, Soll'h S'.l"'5J'¡Y"F,\sl. 1947.31 /'CCII,):! 1;:'~"iJ'ünl'(Ol ;.llllllped"I">r.,S"¡<i99"nn
,I" II c,'tc,.ly rigIH",'I'~w;jY I ine of Locustl.im\'è Road:
Tllcllcl' ¡,!I)lIg the \1'('Oitc'rly riglit-oi"-II'al' I in,:, /h('J'c'ùi', S(11J1h 00",17'43" \\'",,(. 66,,-j,O,1 ((:(:! te>
,1>.:: Poi"t of Bq~ill/ ing,
",'I: "<:,r,:) :Co"',';",." "1' c'
-,
, , ' ,
; ,:it" ~'\i' ,1,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
--
,--
--~,
" ---
~'
;:~ :
'.-(') ,
:;;1
!O
hi, I
..r"
I
OJ I I I ,-
" m m
z 0
0 " I m
;, :x I z
?: I 0
J> i
: :JJ I :
^
-- -,-
'" -,
", -- ,"-
, -
""-"-,'
o.
-"
,-,
,,-,
,-"-."
'~~:
'""
- Co'
-,
--
,,-,
""--
" ,..
, -
, I
i:
,I
-
i"
Il~ ~!~;'I
'I;~;;;: II
Ii'; ,ij I ,;, ' r
-'I) >;1) I
,- I '
II >;" , , :
f I :iL~I!
,,--,,-~~;~,~ ;,0'_- ;--'--_..~,--
--------_.,,-----'" """-----'-"-,-,_--","""""",,--------,,- --- ----,
'----."",m_,____,_!
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 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;
2.
The applicant is proposing to zone all of the subject property to R-4. City 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.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
City Council finds that single-family detached residential uses are allowed within the
requested zoning district of R-4 as a Principally Pennitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that confonn to the proposed zoning designation,
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
3.
4.
City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare.
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,
City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
5.
The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. City 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, City Council finds that
Annexation and Zoning of this property to R-4 would be in the best interest of the Citv.
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;
City Council finds that the proposed application is in substantial compliance with the
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006
Exhibit D
adopted Comprehensive Plan. Staff generally supports the proposed plat layout and
proposed density as they comply with the provisions of the Comprehensive Plan. Please
see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
City 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.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
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.
There is public financial capability of supporting services for the proposed
development;
5.
See finding "Items 3 and 4 above under Annexation Findings above, and the Agency
Comments and Conditions in Exhibit B for more detail.
The development will not be detrimental to the public health, safety or general
welfare; and
6.
City Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision. ACHD considers road safety issues in their
analysis.
The development preserves significant natural, scenic or historic features.
City Council is unaware of any natural, scenic or historic features on this site. Therefore,
City 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.