HomeMy WebLinkAboutCardigan Bay Subdivision AZ-06-010 PP-06-008
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
RECEIVED
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In the Matter of Annexation and Zoning of 11.50 acres from RUT (Ada County) to R-4 and
R-2 (Medium Low-Density Residential) AND Preliminary Plat approval of 28 single-family
residential building lots and 3 common lots on 11.50 acres, for Cardigan Bay Subdivision,
by Big River, LLC.
Case No(s).: AZ-06-010 and PP-06-008
For the City Council Hearing Date of: May 23, 2006
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 23,2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of May 23,2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 23,
2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of May 23,2006 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 ~
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-0l 0 I PP-06-008 - 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 23,
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
stamped January 13, 2006 by Engineering Solutions LLP is hereby conditionally
approved;
2. The following modifications to site specific conditions were made at the City Council
hearing:
a. The Council amended the specific condition requiring installment of
sidewalks along Larkwood Place.
b. The Applicant must obtain a variance before submittal of final plat to
City Council (Staff determined after further study that under UDC 11-
3A-17D that a variance was required for amendment).
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of May 23,2006 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 ofthe approval ofthe preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-0 1 0 I PP-06-008 - PAGE 2 of 4
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 11-6B-
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
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.
E. Notice of Final Action and Right to Regulatory Takings Analysis
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 23,2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-0 1 0 I PP-06-008 ~ PAGE 3 of 4
By action of the City Council at its regular meeting held on the
-{tv ...e. ' 2006.
V >
~ I!::- day of
COUNCIL MEMBER SHAUN WARDLE
VOTED~
VOTED ~
VOTED~
VOTED rriJ~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMYdeWEERD
-
VOTED
Copy served upon:
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CITY OF MERIDIAN FINDINGS OF FACT. CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-0 1 0 / PP-06-008 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
STAFF REPORT
TO:
Hearing Date: 5/23/2006
Mayor and City Council
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FROM:
Josh Wilson, Associate City Planner
Meridian Planning Department
208-884-5533
Cardigan Bay Subdivision
. AZ-06-0 1 0
Annexation and Zoning of 11.50 acres from RUT (Ada County) to R-4 zone
. PP-06-008
Preliminary Plat of 28 single- fami Iy building lots and 3 common lots on 11.50
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
SUBJECT:
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 ofN.
Locust Grove Road and north of McMillan Road. This site currently contains two homes which
are proposed to remain and a portion has been previously platted as a part of Larkwood
Subdivision.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-06-010 and PP-06-008 for Cardigan Bay Subdivision as
presented in the staff report for the hearing date of May 23,2006 based on the Findings of Fact as
listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to
this report. Staff has prepared findings consistent with this recommendation.
The Meridian Planning and Zoning Commission heard the item on April 20, 2006. At the public
hearing they moved to recommended approval.
a. Summary of Public Hearing:
i. In favor: Sheri Stiles (representing the Applicant)
11. In opposition: None
111. Commenting: None
lV. Staff presenting application: Josh Wilson
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Change zone oflots fronting N. Larkwood Place, on the western portion of plat,
from R-4 to R-2.
c. Key Commission Changes to Staff Recommendation:
i. Added Condition 1.2.8 to Exhibit B, to reflect zoning change for alllots fronting
N. Larkwood Place from R~4 to R-2 with the required minimum living area of
1,500 square feet.
d. Outstanding Issue(s) for City Council:
i. None.
3. PROPOSED MOTIONS
Cardigan Bay Subdivision AZ-06-01O, PP-06-008
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Approval (All Applications)
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-010 and PP-06-008 as presented in the staff report for the-hearing date of May 23,2006, with
the following modifications to the proposed development agreement: (add any proposed
modifications. )
Denial (All Applications)
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
010 and PP-06~008 as presented in the staff report for the hearing date of May 23,2006, with the
following modifications to the proposed development agreement: (add any proposed
I modifications.)
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ.06-010 and PP-06-008 to (date
certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
W ofN. 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. AI 5450 N. Larkwood Place
Meridian, ill 83642
c. Applicant:
Big River, LLC
1903 E. Wilson, Apt. A
Meridian, ill 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 AI): 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 detemllned by
City Ordinance. By reason of the provisions of the Meridian City Code Title II 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 ofthe provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
Cardigan Bay Subdivision AZ-06-01O, PP-06-008
PAGE 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
c. Newspaper notifications published on: April 3 and 17, 2006 (for Planning & Zoning
Commission hearing), and May I and 15,2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: March 24, 2006 (for Planning &
Zoning Commission hearing), and April 28, 2006 (for City Council hearing).
e. Applicant posted notice on site by: April 10, 2006 (for Planning & Zoning Commission
hearing), and May 13, 2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): Existing homes and vacant land
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, much of which has been recently approved for residential developments
c. Adjacent Land Use and Zoning
1. North: Proposed Basin Creek Subdivision, zoned R-4.
2. East: LDS Church, zoned RUT.
3. South: Proposed Tustin Subdivision, zoned R-4.
4. West: Existing residences in Larkwood Subdivision, zoned RUT.
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This development is proposing to sewer via extension of
mains planned in Tustin Subdivision to the south.
Location of water: This development is proposing water service via extension
of mains planned in Tustin Subdivision to the south.
Issues or concerns: The need for a second water connection.
2. Vegetation: None.
3. Flood plain: None.
4. Canals/Ditches/Irrigation: No major facilities.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: 11.50 acres
f. Subdivision Plat fufonnation
I. Residential Lots: 28
2. Non-residential Lots: 0
3. Total Building Lots: 28
4. Common Lots: 3
5. Other Lots: N/A
6. Total Lots: 31
Cardigan Bay Subdivision AZ-06-0 1 0, PP-06-008
PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
7. Open Lots: 3
8. Residential Area: 11.50 acres
9. Gross Density: 2.44 units per acre (2.67 net density)
g. Landscaping
1. Width of street buffer(s): None required. Street buffers are not required on any
internal, local streets.
2. Width ofbuffer(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)
Front (Garage)
Side
Rear
Max. Building Height
15 feet
20 feet
5 feet
15 feet
35 feet
Min. Lot Size 8,000 square feet
Min. Street Frontage 60 feet
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the western portion of the development will be from Larkwood Place and access to the
eastern portion of the development will be from a proposed extension of Sun Shimmer Avenue
from Tustin Subdivision to the south. Please see ACHD report for details.
7. COMMENTS MEETING
On February 24,2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities of three
dwellings per acre or less (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 28 single-family lots on 11.50 acres for a gross density of 2.44 dwelling units/acre. Staff fInds
that the proposed development is in general compliance with the Comprehensive Plan, and the following
Comprehensive Plan policies apply to this application:
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
Cardigan Bay Subdivision AZ-06-010, PP-06-008
PAGE 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in thefollowing manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
· The roadways acijacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
· Chapter VI, Goal II, Objective A, Action 3 . Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staif 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
(1ow~, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Cardigan Bay Subdivision AZ-06-010, PP-06-008
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
The subject application includes a request for the R-4 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
· Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
One stub street has been provided to the large, undeveloped parcel to the north which is
proposed to be developed similar to the subject parcel and a connection has been proposed to the
approved stub from the south from Tustin Subdivision. (See A CHD report for details).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2lists single-family developments as a
Pennitted Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single-family development. Please see
Exhibit D for detailed analysis of facts and [mdings.
The annexation legal description submitted with the application (prepared on January 26, 2006 by
Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
Special Considerations:
Staff feels that it may be appropriate to require the applicant to amend their annexation request on
the western portion of the subdivision, which takes access from Larkwood Place, to the R.2
zoning district, instead of the R-4 which is proposed. This would be a more appropriate
Cardigan Bay Subdivision AZ-06-010, PP-06-008
PAGE 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
transitional zoning from Larkwood Subdivision, and would ensure that lots on Larkwood Place
remain at the 12,000 square foot minimum of the R-2 zone to protect the transitional lot
sizes/densities prescribed by the Comprehensive Plan. Staff recommends that the Commission
and Council rely on any oral or written testimony that may be provided when determining
whether this may be an appropriate modification to the proposal.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Landscaped Open Space: The applicant is proposing to set aside .697 acres (6.06% of the
property) for open space and staff is supportive of the design. The applicant has
proposed a tot lot and pedestrian pathway as part of the open space design.
2. Connection to Larkwood Place: The Ada County Highway District did not require a
street connection to Larkwood Place and staff supports this position. Larkwood Place is
a substandard rural road that was never intended to handle large volumes of traffic. A
street connection to Larkwood Place would not benefit the general area in terms of traffic
flow and the surrounding area has developed with excellent vehicular connectivity with
recent subdivisions such as Saguaro Canyon, Tustin, Arcadia, and Basin Creek. The
applicant has provided a pedestrian connection to Larkwood Place on Lot 8, Block 3 and
staff finds that requiring a street stub would not benefit the City or the residents of the
area.
3. Lot 8. Block 3: The Public Works Department has required that the portion of Lot 8,
Block 3 which is located between Lots 14 and 15, Block 3 should be increased to 30 feet
in width for location of a City of Meridian sewer main. The applicant shall revise the plat
to reflect this requirement and coordinate with the Public Works Department for
appropriate sizing of the proposed pathway for access the sewer main.
4. No Parkin2:: No on-street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block
3, adjacent to the landscape island. The street shall be signed as "No parking" per the
Meridian Fire Department's comments.
5. Accessory Buildings: The accessory buildings located on proposed Lots 6, 7, and 16,
Block 3, shall be removed prior to signature on the final plat for the subdivision.
6. Minimum House Size: The R-4 zone has a minimum house of 1,400 square feet and all
homes within the proposed subdivision shall meet this requirement.
7. Pressure Irri2:ation: 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 fmal plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
Cardigan Bay Subdivision AZ-06-0l0, PP-06-008
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
8. FencilllZ: The applicant has not submitted a detailed fencing plan (on the landscape plan
dated January 12, 2006) with the preliminary plat application for the subdivision. Any
perimeter fencing must be completed prior to issuance of building permits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with UDC 11-3A-7.
9. Common Areas: Maintenance of all common areas shall be the responsibility of the
Cardigan Bay Home Owners' Association.
10. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: Staff recommends approval of AZ~06-010 and PP-06-008 for
Cardigan Bay Subdivision as presented in the staff report for the hearing date of April 20, 2006
based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as
listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
2. Landscape Plan (dated: January 12, 2006)
B. Conditions of Approval
I. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Cardigan Bay Subdivision AZ-06-010, PP-06-008
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
2. Landscape Plan (dated: January 12,2006)
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Exhibit A
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated January 26, 2006, stamped
by Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.1.2 Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PRE, prepared by Engineering Solutions, dated January 13,
2006, is approved, with the conditions listed herein. All comments/conditions of the
accompanying ArmexationlZoning (AZ-06-010) shall also be considered conditions of the
Preliminary Plat (PP-06-008).
1.2.2 No on-street parking shall be allowed along Lot 8, Block 1 and Lot 8, Block 3, adjacent to the
landscape island. The street shall be signed as "No Parking" per the Meridian Fire Department's
comments.
1.2.3 The applicant shall revise the plat to increase the width of the portion of Lot 8. Block 3
which is located between Lots 14 and 15. Block 3 to 30 feet in width for location of a City of
Meridian sewer main. The applicant shall revise the plat to reflect this reauirement and
coordinate with the Public Works Department for appropriate sizin2 of the proposed
pathway for access to the sewer main.
1.2.4 All homes within the subdivision shall contain at least 1,400 square feet of living area.
1.2.5 Maintenance of all common areas shall be the responsibility of the Cardigan Bay Subdivision
Homeowners' Association.
1.2.6 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 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 stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
1.2.8 All lots frontin2 N. Larkwood Place shall be zoned R-2 and contain a minimum livin2 area of
1.500 SQuare feet. The apJilicant shall submit new le2al descriptions for this development.
prior to recordation of the annexation ordinance.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17. The ACIID approval does not require that the applicant provide
sidewalks for the lots that front Larkwood Place. However. the applicant is not exempt
from UDC 11-3A-17 (which does requires sidewalks) unless the City Council approves a
variance from that standard. Prior to submittal of the final plat for lots 13 throu2h 18 of
Block 3. the applicant shall obtain approval for a variance. If the applicant is not successful
in obtainine: a variance. they shall construct the required sidewalks.
1.3.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC l2-13~8.3). 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 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.
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 othetwise 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 fmal 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 subj ect to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in
Tustin Subdivision. The applicant shall install mains to and through this proposed development.
The applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than
three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in Tustin Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF MAY 23, 2006
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-
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 ifthere 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 ofwater (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.
2.9 Per UDC 11-3B-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 [mal 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 [mal plat.
2.16 All development improvements, including but not limited to sewer, fencing, micro-paths,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
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.
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 Anny 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 craw I spaces of homes is at least I-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 proj ect. 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 W' 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 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 of28' inside and 48' outside
radius.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
7. Operational fIre hydrants, temporary or pennanent 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
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
I. Any interior fencing adjacent to conunon lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
I. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed lU
accordance with the Meridian Park Department's requirements.
6. SANITARY SERVICE COMPANY
1. sse has no conunents related to this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 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 polley 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 pial The design should be reviewed and approved by ACHD's Development
staff.
Staff CommentlRecommendatlon:
The applicant will be required to construct the intemal street section as a standard 36-foot street
within 5O-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 slates 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-contlnuous 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 15D-feet.
A sign shall be installed at the terminus of the stub street slating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". In addition, a stub slree1must 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
1, 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 oftha south property line (property line to near edge).
Construct the roadway with 21-foot street sections on each side of the island.
4 Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
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 eenterllne to property line).
north to the northern property fine to connect with the stub street located approximately 165efeet
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 at the right-ot-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 387.6~58 (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 at 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-at-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call D1GLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-ot-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.
5 Cardigan Subdivision
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 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
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-PRE'I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
C. Legal Description
Ma~ 30 2006 G:30AM
Engineering Solutions
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
Ma~ 30 2006 6:30AM
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88D~7'47"West.33$.~4r~;" .:':.','_,.. '_ .. "'_'. ..
. '
Nortb OOCl2~'lT' Bast. 8~.43 feet to 8pD~ on th.e East-West mid- ,
,of said S~oD30; . ," , .' '
- ,
~OJll the .Eaat-Westmid~tiODline South 89'"54'28" East, 335.22 f~ to
~ C~ 6.53 acres. more or less. ' " ,'., '.
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50801-J4,dg
Profe.slonal,Land Surveyor.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
Ma~ 30 200G 6:30AM Eneinee~ing Solutions
20e 83B 0841
1".4
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RADIUS
377.0D
20.00
50.00
CURVE TABLE
LENGTK CHlR) DISI'. ODD 1lRC.
170.83 189.47 N 13'24'3Ir E
17,45 liDO 5 2S2J'or w
123.88 94..58 N 20'38'22" W
DELTA
25'58'40"
48"59'41.
14-2'02'40"
SCNL '.-200'
DWO.MTE
PROPOSED ZONING
CARDIGAN BAY SUBDIVISION
ENS/NEERING
'SOLUTIONSup
1 OF 1
I.OCATED IN THE SE 1/4 OF' SEcnON 30
T.4N,. R.1 E,. B.Ill., MERIDII\N. ADA COUNTY, IDAHO
160 E. AIKENS smELl'. SUITE 8
EMLE. IDAHO 83111 S
F'IIclM (201) ~ roo (2GB) .....1541
ISOBOI-2QMllG.DWC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that single-family detached residential uses are allowed within the
requested zoning district of R-4 as a Principally Pennitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Council relies on any oral or written testimony that may be
provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Council fmds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of selVices by any political subdivision providing services to this site.
5. The annexation is in the best ofinterest of the City (UDC 1l-5B-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity. Council fmds that all essential selVices are available or
will be provided by the developer to the subj ect property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. This is a logical expansion
of the City limits. In accordance with the findings listed above, Council finds that
Annexation and Zonimr of this property to R-2 and R-4 would be in the best interest of
the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Council fmds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Council generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services are available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Council relies upon comments from the public service providers (i.e., police, fire, ACHD,
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.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Council's
attention. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of maj or importance.
Exhibit D