HomeMy WebLinkAboutQuarterhorse Subdivision AZ
AZ 06-016
MERIDIAN PLANNING & ZONING MEETING
APPLICANT M2 Land LLC
April 20, 2006
ITEM NO.
12
REQUEST Annexation and Zoning of 5.08 acres from Ada County RUT to R-4 Medium
Low Density residential for Quarterhorse Subdivision - 710 Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
See attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
See attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of Posting
Contacted: fl. l J\J\. CCA['{\,\l./
Emailed: ~
Date:fj'~ I g /DbP Phone: i~l/'J.- -/ Ilit L/~,
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
STAFF REPORT
TO
Hearing Date: April 20, 2006
Planning Commission
:1J' ..;
fir ~ ~
I"""'... g ./" ( ITV '" I,nI. .
"-7'YltJri dicrn .~;
II L\J'IC'
','
V
I'
JI
/
-/'
FROM:
SUBJECT
Joe Guenther, Associate City Planner
Meridian Planning Department
Quarterhorse Subdivision
AZ-06-0 16
>,;',
\~"
'o!:"'~:!""_'f'" f,~ ", '" ...,..~1,~"'--: <"
IY~':
;'1 -:" ,"\ ",~', .. -- \{-~4'i:'
li'~:,_:\.:~: \J-l~.lll _LJ ri
Annexation of 5.08 acres from RUT to R-4
PP-06-010
'~_.... i- "
14 Single-family residential lots and 2 other lots
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The request is for annexation and zoning of 5.08 acres of land that is currently zoned RUT in Ada
County. The applicant is seeking an R-4 zone (Medium-Low Density Residential District) for the entire
parcel. The applicant has submitted a preliminary plat for the subject property for 14 single-family lots all
with detached products, and 2 common/other lots on 5.08 acres. Amenities for the development include
an open space lot and parkway planters adjoining the streets.
."- I-'~ ,........ <--
2. SUMMARY RECOMMENDATION: Staff is recommending approval of the subject annexation and
zoning (AZ-06-016), preliminary plat (PP-06-01O) for the reasons listed herein and subject to the
conditions of approval listed. The applicant proposes to provide water and sewer to the development via
extensions of mains in Black Cat Road.
PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number(s) AZ-06-016/PP-06-01O as presented in the staff report for the
hearing date of Apri120, 2006, and the preliminary plat dated November 9,2005 with the '
following modifications to the conditions of approval: (add any proposed modifications).
Dcnial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number(s) AZ-06-016/PP-06-010 as presented in the staff report for the
hearing date of April 20, 2006, for the following reasons: (you should state specific reasons for
denial of the annexation or plat and you must state specific reason( s) for denial of the conditional
use permit.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number(s)
AZ-06-016/PP-06-010 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
710 Black Cat Road
SE comer of Black Cat Road and Pine Ave.
b. Owner
M2 Land LLC
1290 Butterfield Rd.
Quarterhorse Subdivision
AZ-06-0 16IPP -06-010
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
San Anselmo, Ca 94960
c. Applicant:
Ryan Carnie
Lochsa Engineering
1311 W. Jefferson
Boise Id 83702
d. Representative: Ryan Carnie
e. Present Zoning: COUNTY- RUT
f. Present Comprehensive Plan Designation:
Medium Density Residential
g. Description of Applicant's Request:
1. Date of preliminary plat (attached as Exhibit A1): November 9, 2005.
2. Date oflandscape plan (attached as Exhibit A2): February 14, 2006
h. Applicant's Statement/Justification: The proposed overall density (2.75 dwellings per acre).
The City's designation of Medium Density Residential anticipates residential densities of
3 to 8 dwellings per acre. However, the Future Land Use Map states that "other
residential densities will be considered without requiring a Comprehensive Plan
Amendment." The proposed density would be considered a "step down" in density to
Low Density Residential. We believe the project will provide a development which will
complement the surrounding land uses and will be compatible with the Castlebrook
project to the north and the E1 Gato Subdivision to the west of the site.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined
by City Ordinance. By reason of the provisions of the Meridian City Code Title 11
Chapter 5, 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 ofthe Meridian City Code Title 11 Chapter 6, a
public hearing is required before the City Council on this matter.
c. Newspaper notifications published on: Apri13 and April 17, 2006
d. Radius notices mailed to properties within 300 feet on: March 24, 2006
e. Applicant posted notice on site by: April 8, 2006
5. LAND USE
a. Existing Land Use(s): Agricultural
b. Description of Character of Surrounding Area:
c. Adjacent Land Use and Zoning
1. North: Castlebrook Subdivision, R-4
Agricu1tural/Urbanizing
2. East: Vacant- Agricultural- Single Family, Ada County RUT
3. South: UPRR - Ada County RUT
4. West: E1 Gato Subdivision, R-2
d. History of Previous Actions:
N/A
Quarterhorse Subdivision
AZ-06-0 16/P P-06-0 to
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Trunk main in N. Black Cat Road.
Location of water: Water main in N. Black Cat Road.
Issues or concerns: None.
2. Vegetation: Agricultural/Irrigated
3. Flood plain: NA
4. Cana1s/Ditches Irrigation: none.
5. Hazards: None Identified
6. Proposed Zoning: R-4
7. Size of Property: 5.08 acres
8. Description of Use: 14 single family residentia110ts
f. Subdivision Plat Information
1. Residential Lots: 14
2. Non-residential Lots: 2. common lots/landscaping
3. Common Lots: 2
4. Total Lots: 16
5. Gross Density:
2.75 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet on Black Cat Road, 20 feet on Pine Avenue
2. Width ofbuffer(s) between land uses: none required (all residential)
3. Percentage of site as useable open space:
The applicant has ddim:d .27 acres or 5.3% open space with parkways and Lot
12 Block 1.
4. Other landscaping standards:
The landscape architect shall certify that one tree per 8,000 square feet of lawn
has been provided on the landscape plan and parkways are installed consistent with UDC
11-3B
h. Required Open Space:
The applicant is required to provide a minimum of five percent qualified open space. UDC
11- 3G-3 A and B. The applicant is showing:
Public Open Space Area:
Lot 12 Block 1 as 3,423 sq/ft
Street Buffers:
Quarter horse Lane -1,600 sq/ft
Quarterhorse Court -Parkways
Parkway planters along streets - 9,440 sq/ft total. Minus 26'x 8' x 14 == 2,912 sq/ft for 6,528
qualified sq/ft for the parkways on single-family detached, street loaded products.
Quarterhorse Subdivision
AZ-06-016/PP-06-01O
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
The total open space qualified is 11,551 sq/ft qualified open space or 5.21 % open space.
1. Proposed and Required Residential Standards
R-4 (Standards)
Setbacks (*all streets local) Proposed Required
* * measured from back of sidewalk
Street setback to Living Area ** 15 15
Side Accessed Garage** 15 15
Front Accessed Garage** 20 20
Side 5 5
Rear 15 15
Street frontage -
With garage facing street 60 60
Lot Size -SF detached
With garage facing street 8,000 8,000
Maximum Building Height 35 35
Minimum Living Area 1,400 1,400
J. Proposed and Required Non.Residentia1
Non-residential lots are to be used for landscaping and open space.
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
Direct lot access to Black Cat Road and Pine Avenue is prohibited. Access to Black Cat
will be through extension and dedication of Quarter Horse Lane, currently a private street
with 50' of right of way, a stub street with full services shall he provided to the property
west of the site which will remain Quarter Horse Lane, a private street.
For a detailed report on the public streets and access points to public streets, please the
attached staff report from the Ada County Highway District (Exhibit C).
6. AGENCY COMMENTS MEETING On March 31,2006 staff held an agency comments
meeting, all agencies attending provided comments as attached in Exhibit B.
Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' on the Meridian Comprehensive
Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, medium density is
defmed as areas including single-family homes at densities of three to eight dwelling units per
acre. Staff fmds that the proposed density of (2.75 d.u./acre) for the subject application does not
conform with the Meridian Comprehensive required density. The Future Land Use Map states
that "other residential densities will be considered without requiring a Comprehensive Plan
Amendment." The proposed density would be considered a "step down" in density to Low
Density Residential. The roadway construction and required landscape buffers lowers the overall
Quarterhorse Subdivision
AZ~06-0 16/PP -06-010
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
density ofthe proposed project, but staff believes the project meets the purpose and intent of the
Medium Density designation. In the applicant's submitta11etter, dated February 15, 2006 several
Comprehensive Plan policies are listed (please see applicant's letter).
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
. Require that development projects have planned for the provision of all public serviCes
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City hnpact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The northern roadway adjacent to the suNect lands are currently owned and
maintained by the Idaho Transportation Department (ITD). 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 and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
. "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
Staff finds that Black Cat Road will serve as the main access point for all the properties in
this subdivision as well as a connection into the future public road to the East of the site.
. "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is proposing to
construct a 25-foot wide landscape buffer along Black Cat Road and a 20-foot wide
landscape buffer on Pine Avenue. Staff is supportive of these widths, as long as the entire
buffer lies outside the ultimate right-of-way.
Quarterhorse Subdivision
AZ-06-0 16/PP-06-0 1 0
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
See Site Specific Conditions in the Preliminary Plat section below in Exhibit C.
· "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach"
from the National Center for Bicycling and walking in all land use decisions." (Chapter VI,
Goal II, Objective A, #3)
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.
The applicant is providing sidewalks along all internal street systems and a common lot
connection to Quarter Horse Lane.
· Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for Medium Density
Residential or Low Density Residential uses on the Comprehensive Plan Future Land Use
Map,
· 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 (Chapter VII, Goal IV,
Objective C, Action 10)
The subject property is designated Medium Density Residential on the Meridian Future Land
Use Map which identifies this area as an appropriate area for medium density residential
development. This proposal meets the intent of the Comprehensive Plan definition of medium
density, even though the gross density of 2.75 dwelling units per acre is lower than the stated
range of 3 to 8 dwelling units per acre. (See previous discussion.). Staff has reviewed
Quarterhorse Subdivision under the Medium Density Residential Meridian Future Land Use
Map designation and finds the application consistent with the comprehensive plan
designation.
Staff finds that the proposed zoninf! and subsequent uses (sinzle-familv homes) will be
harmonious with and in accordance with the Comprehensive Plan.
8. ZONING ORDINANCE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-21ists single-family residential
development uses as permitted uses in the R-4 zoning district.
b. Purpose Statement of Zone:
MEDIUM-LOW DENSITY RESIDENTIAL DISTRICT (R-4) 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
Quarterhorse Subdivision
AZ-06-0 16IPP -06-010
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
within the density range. Residential land uses are also allowed within the O-T, TN-C, and TN-R
districts as set forth in Chapter 3 Article D.
c. 11-3G-l:
Common Open Space and Amenity Requirements
The regulations of this Article are intended to provide for common open space and site amenities
in residential districts that improve the livability of residential neighborhoods, buffer the street
edge, and protect natural amenities.
9. ANALYSIS
9a. Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING 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.
1.1 The annexation legal description submitted with the application (stamped on February 15,
2006 by Michael Engbritson, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.2 Any future subdivision, uses and construction on this property shall comply with the City
of Meridian ordinances in effect at the time.
1.3 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.
1.4 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.
1.5 UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require
a property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the homogenous nature of only
residential uses, the submission of a development proposal (PP-06-0 10), and the compliance
with Meridian Citv Unified Development Code. staff believes that a Development Agreement
is not necessarv to ensure that this propertv is developed in a fashion that is consistent with the
comprehensive plan desilIDation and does not negatively impact nearby properties. If the
Commission or Council feels a development agreement is necessary staff recommends a clear
outline of the commitments of the developer being required.
2. PRELIMINARY PLAT SPECIAL CONSIDERATIONS
2.1 Public Streets and Access:
Quarterhorse Subdivision
AZ-06-0 16IPP -06-010
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
(Connecti vitv)
The stub street from Black Cat Road shall provide connection to the site as well as for future
connections east of the site. The access to Black Cat Road is anticipated as the only access
point for all four of the RUT parcels which currently take access from Quarter Horse Lane.
No direct access is allowed to Black Cat Road is approved outside of the point of connection
pennitted by ACHD.
2.2. Landscaping: Staff is generally supportive of the landscaping design with the following
considerations:
The 25 feet of right.of-way landscaping on Black Cat Road shall be maintained by the Home
Owners Association.
The landscape plan shall show trees in the parkways compliant with UDC 11- 3B-7
Prior to final plat the applicant shall submit a landscape plan depicting any changes to the
landscape plan as detailed by this report.
2.3 Tree Mitigation: 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 are removed. The applicant should coordinate a tree protection/mitigation
plan with Elroy Huff at the Meridian Parks Department.
2.4. Ditches. Laterals. and Canals: 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. Nampa Meridian Irrigation District has requested a Land Use
Change Application be flied with the district.
2.5 Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant Rhoulrl 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 11-3B-6. See Site Exhibit B below.
2.6. Fencing: The applicant is not showing a fencing plan. A detailed fencing plan should be
submitted upon application of the final plat. Additional standards for fencing and details of
fencing material shall be submitted at the time of the final plat. If permanent fencing is not
provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building permit. All fences should taper down to 3 feet
maximum within 20 feet of all right-of-way. All fencing should be installed in accordance
with City Code in effect at the time the permit is issued. The applicant shall comply with all
fencing standards as listed in UDC 11-3A-7.
2.7 Unimproved Right-of-Wav: Meridian City Code requires a 10-foot wide gravel shoulder
abutting right-of~way where the unimproved portion of the right-of-way is greater than 13
Quarterhorse Subdivision
AZ-06-0 16/PP-06-0 1 0
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF 04/20/06
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Work Program. The remainder of the unimproved
right-of-way should be landscaped with lawn or other vegetative groundcover. Black Cat
Road is shown as 23' from edge of pavement to the required landscape buffer. The applicant
shall construct a 10' gravel shoulder with the remaining portion of the future right-of-way
lots being landscaped with lawn or other vegetative groundcover, However Black Cat has
currently been widened in this area, if the new edge of pavement is within 13' of the
landscape lot then the applicant shall not be required to provide the gravel shoulder.
2.8 Amenities: UDC 11~3G-3 is the qualified site amenity requirement. Amenities are to be
provided as part of each plat based on number of acres per site. The applicant is not
proposing amenities for this site due to the small size of the development.
2.9 Common Open Space:
The applicant is required to provide a minimum of five percent qualified open space. UDC
11-3G-3 A and B.
The applicant is showing:
Public Open Space Area:
Lot 12 Block 1 as 3,423 sq/ft
Roadway Buffers:
Quarter Horse Lane - 1,600 sq/ft
Quarter Horse Court (parkway) - 6,528 sq/ft
The total open space qualified is 11,551 sq/ft qualified open space or 5.21 % open space..
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: November 9,2005)
2. Landscape Plan (dated: February 14, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Quarterhorse Subdivision
AZ-06-0 I6IPP -06-0 I 0
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
A. Drawings
1. Preliminary Plat (dated: November 9,2005)
<;-:
~ ~... >- " ' ~1\: '\ V(
I 'IUmm I'll :l' I~r I:; '~l; ~ ~~~~.,
tll"! "Iill I ",II O.j 10' i~ .;;g
, ,.0 ,..j ,'~.r 'I'.' !!.~ .;", '.'
I f.t U<! . "'1 "oiI1" ,~<. .< {:
: ;liJis :!. '~:fl I!; li:~ :11 I~I~ ! .:::/ :>
il,... '!'II ""'..11"1 ~,y
,j." I. '" ill j.t "1' :i'/ .
: ~ Il,," II !II !~! i! t{"{ I
. --. ;l I, !:! t~i ~f~ ''<;'' 1 I
. I ~ i! ,\, ' , I
I ,~ l' I! ~i' I"
/
,-'
/
".
,..
I'( ,~
,
i ,-_
. . ~..-----.[-"-~<
, ,
l
,.
i'
:i I
PNiLJMIJfARy Pl..T
QUM:TEJl:HOAI!II!: SlJtWM~
I~----"--!I LOCHSA ENGINEERING g'
. '/1i",,,,,,.II~ C~IIIN~lII/LU.IO!.\iJlIIi:'r';ilNC.
_.J 'iI'""", i.",,~ .-- _. ._ ~_, -
1_ ...~~1K11.;_,....,.. ''l>'\II)J.,_..lI:,~ __UIw
_. _...._... '~Iw......__
C'," I' I" I I
v',1 I.. II
'~I . 'I I' I I:
(.) I .. I I
b,<.'......:..,,,,,J. . I,ll
,',1 I I ,I
~~ i i ; j I:: id~ .,
~ ~ : J II1II ~ ! 1 ~ f II ! ! I ~ : I i r~ ~i
,~!!lql!i'..I!'~p, ,.,
"I Illl .nql ~i ,
'II ' J! 1/ I III i
H i I: i
~~~'.~'::.:.l1~~=:=-~
Quarterhorse Subdivision
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STA
2 . Lands
cape P1a n (d ate d: F ebrua
I
J
~ ----
--~- - -
, .
:.
-- ---.- ~l
: I
I ·
j I
II
t
*
~
i
- .. .
; s
.1
i .
.
. ..
I
ry 14 ,200 6
,
r
'1'f'
il r
'OJ
'11'
H 1,
'I' '~
H :,
,j r :
,j I ~
A : ~
Ii I
'i I
I J
J I
;
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELllvIINARY PLAT
1.1.1 The preliminary plat labeled dated November 9, 2005 prepared by Lochsa Engineering, is
approved, with the required amendments and conditions listed herein. All comments/conditions
of the accompanying Annexation/Zoning (AZ-06-0 16) shall also be considered conditions of the
Preliminary Plat (PP-06-01 0).
1.1.2 The applicant shall construct a 25-foot landscape buffer along Black Cat Road and a 20-foot
landscape buffer on Pine Avenue, the sidewalks within these buffers shall be placed as to line up
with existing buffers in neighboring subdivisions.
1.1.3 The applicant shall comply with the requirements of no direct lot access for any lots adjacent to
Black Cat Road or Pine Avenue as required by ACHD. A note shall be placed on the final plat
restricting access to Black Cat Road and Pine Avenue.
1.1.4 A landscape plan shall be submitted prior to final plat showing the landscaping in relation to any
changes required by this report. The landscape plan shall be modified to reflect the conditions
contained in this report and the revised preliminary plat and shall be submitted with the final plat
application.
1.1.5 A detailed fencing plan in accordance to UDC ll-3A-7 shall be submitted with the final plat.
1.1.6 The submitted landscape plan prepared by Bailey Engineering, dated February 14, 2006 IS
approved. The following should be included in the fina11andscape plan:
· All parkway landscaping shall be consistent with UDC 11-3B-7
· The applicant shall certify that one tree per 8,000 square feet of lawn has been provided.
· All parkway trees shall be Class II trees.
· A written certificate of completion shall be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted prior to City Council
signature of the Final Plat. All standards of installation shall apply as listed in UDC 11-3B-
14.
Other than the changes listed above, the approved landscape plan is not to be altered without prior
written approval of the Planning Department.
1.1.7 All road drainage shall be contained on site in the drainage swales/areas as depicted.
1.1.8 Maintenance of all common areas shall be the responsibility of the Quarterhorse Subdivision
Homeowners' Association.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
1.1.9 The planter strip between the curb and the near edge of the sidewalk along all the internal streets
with four-foot wide detached sidewalks shall be a minimum of eight-feet wide and include Class
II trees. The applicant shall coordinate tree placement along W. Quarter Horse Lane with the
Meridian Parks Arborist.
1.2 GENERAL REQUIREMENTS~PRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC ll-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 ofUDC 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.
1.2.3 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
1.2.4 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.
1.2.5 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,
unless otherwise approved by Settlers Irrigation District. Plans will nccd to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.2.6 Staff's failure to cite specific ordinance provisions or terms of the approved annexation/plat does
not relieve the applicant of responsibility for compliance.
1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 w6B.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N. Black
Cat Road. The applicant shall install mains to and through this project, 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.
Exhibit B Page 2
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
2.2 Conceptual sewer profiles show a change of grade in a main line without a manhole, this shall not
be allowed.
2.3 Minimum grade on dead end runs shall be 0.6%.
2.4 Water service to this site is being proposed via extension of mains in N. Black Cat Subdivision.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.5 If any of the existing houses are to remain then the applicant shall be responsible for the payment
of assessments and the actual physical hook-up for that house to the municipal services.
2.6 The applicant shall submit concurrently with final plat application, a detailed groundwater report.
If groundwater is as shallow as intimated by the letter from GeoTek, a grading and drainage plan
may be required.
2.7 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.8 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore, a letter of plan approval
shall be required prior to scheduling of a pre-construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A.6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.10 All existing structures spanning lot lines or not meeting setbacks shall be removed prior to
signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.12 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.13 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.
2.14 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.
Iflatera1 users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.15 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.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
2.16 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.17 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.18 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.
2.19 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.
2.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.22 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.23 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.
2.24 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 I-foot above.
2.25 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
3.1 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.
3.2 One and two family dwellings will require a frre-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.
3.3 Final Approval of the frre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 11" 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 spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
3.4 Entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.6 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.
3.7 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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
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
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11 ~3B-1 0) will be followed.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Spec!fic Conditions of Approval
7.1 Construct the Quarterhorse Lane as a 36-foot street section within 50-feet of right-of-way. 50-feet
of right-of-way should be dedicated with this application.
7.2 Construct Black Cat Road to one half of a 72-foot street section within 96-feet of right-of-way.
23~feet of right-of-way should be dedicated with this application (as proposed).
7.3 Construct Pine Avenue to one half of a 36-foot street section (residential collector) within 50-feet
of right-of-way. 10-feet of right-of.way should be dedicated with this application.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
7.4 Construct Quarterhorse Court as proposed.
7.5 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.6 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.7 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.8 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.9 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.
7.10 Comply with the District's Tree Planter Width Interim Policy.
7.11 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.12 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.
7.13 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.
7.14 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.
7.15 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.
7.16 It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.17 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.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
7.18 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 subj ect 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.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20106
Exhibit C. Legal Description
ELS ENGEBRlTSON LAND SURVEYS, INC
2251 S. Sumac Street, Boise, Idaho 83706
Telephone (208) 859-6032 Fax (208) 383-0892
February 15,2006
Quartemourse Subdivision
Project No, 251087
5.08 acres or 221,193 st, more Of' less
Quart8ftlo1se Subdivision
A tract of land situated within the Northwest Y. of the Southwest Y. of Section 10, Township 3 North, Range 1 West
Boise Meridian, Ada County, Idaho, described as follows:
Commencing at a found aluminum cap monumenling the Southwest comer of said Section 10, thence northerly along
the westerly Mne of said Southwest Y. and the center line of North Black Cat Road North 000-25'-10" East a distance of
2652.87 feet to a found brass cap monumenting the West Y. comer of said Section 10 and the centet' line intersection
of said North Black Cat Road and West Pine Avenue, !he POINT OF BEGINNING.
Thence easterly along the cenler line of said West Pine Avenue and the northerly tine of said Southwest Yo of
Section 10, South 890.24'-30" East a distance of 525.10 feet to a found steel pin;
Thence Ieavlng said line South 000-25'.10" West a distance of 420.45 feet 10 a found steel pin;
Thence NorIh 890-34'-50" West a distance of 525.10 feet to a bind steel pin on the center line of said South Black
Cat Road and the westerly line of said Soulhwest %;
Thence northerly along said center Iioe and said westerly line Nor1h 0Ir-25'-10" East a distance of 422.03 feet to
the POINT OF BEGINNING.
The above-described tract of land contains 5.08 acres more or less, subject to all existing easements and rights-of-way.
.. 1AP?11S"~~'
REV'to~~J"::'-:-'~
s>(_~--
. r\1\3\.\G
N\lillD.~~;~ oS<;"
\l'JO\.~---
C:\ELSIPROJECTS\251 0871ADMINlLEGALSI251 087BDRY.DOC
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
EXHIBIT D:
Required Findings from Zoning Ordinance
Annexation Findings: UDC 11-5B-3E
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:
A. The map amendment complies with the applicable provisions of the comprehensive plan;
The applicant is proposing to zone the subject property to R-4 Medium-Low Density Residential
District. Staff finds that the proposed zoning map amendment complies with the applicable
provisions of the Comprehensive Plan. In Chapter VII of the Comprehensive Plan, 'medium
density' is defmed as areas including single-family homes at densities of three to eight dwelling
units per acre. Staff finds that the requested residential zoning designation, RA, is harmonious with
and in accordance with the 2002 Meridian Comprehensive Plan and Future Land Use Map, which
designates the SE comer of at Black Cat Road and Pine Ave to be medium density residential. The
density proposed with the preliminary plat is consistent with previous Commission and Council
actions and generally conforms to the goals, objectives, and action items contained in the
Comprehensive Plan.
Staff finds that the proposed zoning is in general conformance with the comprehensive plan (please
see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action items
that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Concurrent with the annexation and zoning application, the applicant has submitted a preliminary
plat that proposes single-family detached residential products on the subject site (PP-06-010- dated
November 9,2005). Staff does not anticipate that the applicant plans to rezone the subject property
in the future if the accompanying PP application is approved. Staff finds that the single-family
homes would be allowed (permitted) within the requested R-4 district. The entire site is being
proposed as residential and upon build-out staff would not anticipate changes of usage for this site.
C. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The applicant has not submitted elevations for the proposed units which are anticipated to be
designed and constructed to meet similar architecture to the single family detached residences of
the near vicinity. Staff believes that the design of these single family attached dwelling units will be
compatible with the adjoining uses and transitional in nature to anticipated lower density uses east
of the site in the E1 Gato development and the adjacent county parcels to the east, also with Medium
Density Residential Comprehensive Plan designations. Staff finds that the proposed development
will change the existing character of the area, which is still largely rural. However, the proposed
development is generally harmonious with the intended character envisioned by the Comprehensive
Plan. Staff does not find that the proposed zoning/uses will not be detrimental to the public health,
safety, or welfare. Further, staff does not anticipate that the proposed uses will be hazardous as long
as the applicant complies with the conditions contained in Exhibit B and all City Code provisions.
Staff recommends that the Commission and Council rely on any oral or written testimony that may
be provided when determining this finding.
D. 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
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
to, school districts; and,
The abutting roadway Black Cat Road is in ACHD's Five Year Work Program or CIP (20-year
plan) for road widening and has recently been upgraded Pine Ave was widened to accommodate the
Castlebrook development. The subject property is generally surrounded by rural residential
acreages. Staff does not fmd that there has been a change in the area that dictates that this property
should be rezoned. Staff recommends that the Commission and Council rely on staff s analysis,
public testimony received and any comments submitted from any other agencies or departments
regarding whether this property should be annexed.
Other urban services, such as water, are near to this site and the applicant should be able to extend
such services to the site. Staff finds that the subject site is proposed for development in a fashion
similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway impact fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in Exhibit
B7.
On March 31,2005, a joint agency/department conunents meeting was held with representatives of
key service providers to this property. Based on the joint agency/department meeting and other
comments received from agencies/departments, staff finds that except for sanitary sewer, the public
services listed above can be made available to accommodate the proposed development. The
Commission and Council should reference any written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this project.
Staff does not find that there has been a change in the area that dictates that this property should be
rezoned. Staffreconunends that the Commission and Council rely on staffs analysis, public
testimony received and any comments submitted from any other agencies or departments regarding
whether this property should be annexed. Staff finds that the proposed zoning amendment will not
result in any adverse impact upon the delivery of services by any political subdivision providing
services to this site.
E. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Due to the residential nature ofthe e:enera1 vicinitv. the proiect's conformance to the Unified
Development Code. and the applicant's alITeement to abide bv the conditions of approval contained
in this staff report. staff finds that the annexation and zonine: of this property to R -4 would be in the
best interest of the City.
2. Preliminary Plat Findings:
ill determining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The plat is in conformance with the Comprehensive Plan;
Please see Annexation Findings Item A above.
B. Public services are available or can be made available and are adequate accommodate the
proposed development;
Please see Annexation Findings Items C and D above
C. The plat is in conformance with scheduled public improvements in accord
Exhibit D Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
the City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. There is public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The development will not be detrimental to the public heath, safety or general welfare; and
Staff is not aware of any health, safety or general welfare problems associated with the
development of this subdivision that should be brought to the Councilor Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any natural, scenic or historic features which require preservation. The
applicant will be required to improve all waterways on this site.
Exhibit D Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 04/20/06
Exhibit E Page 1
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
~~.'-BJ (,; ',t=e X "'lE l"'r:,
<.._he ~~,.. j /,
."' !,"
""00"'.'
April 4, 2006
oJ. ~ 1
--~~ 1-/ \ "
,-'''''. 'I~
\j'- -=::\:,r)I'/"~!
<~- - i.'~ ...---0", ~
~:! C :;: >: ......... '~~=- ' .
'-~~'- -City ofMeri.man -' ----
660 E. Watertower Lane
Suite 202
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Quarterhorse Subdivision will have an impact on school enrollments at
Chaparral Elementary. Meridian Middle and Meridian High School.
We can predict that these homes, when completed, will house four (4) elementary aged
children, four (4) middle school aged children, and three (3) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
p~~
Wendel Bigham
Building & Construction Manager
~&~'l~'Z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
~)'~j Q IE ~r,/~. r":~.
~'"" \J H.:..J I'! :
5 April 2006
~ ... ' '. !"
., ... \ ,.~ ;".
phones: Area Code 208
OFFICE: Nompo 466-7861
SHOP: Nampa 466-0663
. .... t",
/..., ."
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
u Meridian, ID83642 ",,- -, -
. j -1- \1
.~"'_ l }
OF uJ c'-:; ;~~! L"~! .\ \'''..-
""-. '!,'~\- ':
._",__~~cc':" .... ~.~.~-:-
_c.
RE: AZ 06-016, PP 06-010/710 Black Cat Road (Quarterhorse Subdivision)
Dear Anna:
AZ 06-016: Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning.
PP-6-01O: Nampa & Meridian Irrigation District requires that a Land Use Change Application be
filed, for review, prior to final platting to review pressurized irrigation. Please contact Donna Moore
at 466-7861 for further information.
Please be advised that this irrigation water is delivered by Settler's Irrigation District. All laterals and
waste ways must be protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable. Also the Nampa & Meridian
Irrigation District does not allow any pumping out of its Safford Lateral.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the
site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must
comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all
developments within the Nampa & l\t1eridian lrrigatlbti DistrICt.
Sincerely,
l!;dI;J~
Bill Henson, Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS, 23,000
BOISE PROJECT RIGHTS. 40,000
~&~1~O~Jie
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651.4395
FAX # 208-463-0092
Ryan Carnie
Lochsa Engineering of Idaho
1311 W. Jefferson
Boise, ID 83702
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
6 April 2006
RE: Land Use Change Application - Quarterhorse Subdivision
Please note the District now reauires three (3) sets of plans
Dear Mr. Carnie:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, orJo~r:!._e. An~erson, at the District's shop.
Sincerely,
Af)M..U-7(. /7J ~
Donna N. Moore, Asst. Secretaryrrreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
(i..ft CHDDEEI~FTATRARRIATCM~lJN~ CENTRAL DISTRICT HEALTH DEPARTMENT
... Environmental Health Division
~ "
f.:~,' . \ ~,' "",
Retum to:
o Boise
o Eagle
o Garden City
~ridian
o Kuna
OACZ
o Star
A L 0" -(!) It...
.~~ (; '~-~r-V'-~8r
5 t/' J,. v if; 0 ~ I I Y 0 F i\/i i= f-\ ; u I A r
. I T\ r :~~, L. [ ~< ':<. ~ . .. I _ /-:~-
o 1. We have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
o 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
o 4. We will require more data concerning soil conditions on this Proposal before we can comment.
o 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
i/a,
After wri~pproval from appropriate entities are submitted, we can approve this proposal for:
.a central sewage g g>mmunity sewage system 0 community water well
o interim sewage ~central water
o individual sewage 0 individual water
~ The lollowing plen(s) must be submitted 10 and approved by the Idaho Department of Heallh & Wellare,
Division ,Qf9Rvironmental Quality:
.a central sewage 0 community sewage system 0 community water
../. 0 sewage dry lines ~ntral water
)<!;l10. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
o 15.
Reviewed By:
~
0(;,
Review Sheet
15726'001 EH0904
..'c-...
~~
j'"O""::~~~>~//i'~;(/:n7'~',c"Jl' .--'-;-'1 "\,
'__cu,- .~ ff- C l)[i 11 . '
~.'.
~,\ ,;:. 10/,1-10 .I::
:\ "? ;~/......
\-">;~"--' '< 1:,:/, ". _. ,,'_ "",.<Y
~~L~(l.)
~=~~~._~-<O.- 11~~18~
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
~v'lAYOR
Tar_ilrny de VVE;.2rd
To insure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: April 13, 2006
Transmittal Date: March 27, 2006 File No.: AZ 06-016, PP 06-010
Hearing Date: April 20, 2006
Request: Annexation and Zoning of 5.08 acres from Ada County RUT to R-4
Medium-Low Density Residential and Preliminary Plat approval of 14 single
family residential lots and 2 common lots in a roposed R-4 zone for
,~
'NCTC ~,.-
. ': I
. /,,~ '."
p' ;fii ~
/....~~
APR 0 4 2006
(' City Of Meridian
__ITY HALL 33 EAST IDAHO AVENUE MERIDIAr r, IDAHO 83642 (_208} 3,o)?--L;cI_0_..; 'ty Clerk Office
CITY CLERK - FAX 888-4218 FH I fCE & UTI . - tl_
hf 0 UTY BILUfJG - F,\" 887-4813 tvIAYOR'S OFFICE _ fAX ,38-1-8119
Printed on recycled paper
CITY COUNCIL MEMBERS
Keith Bird
Joseph V{ Borton.
Charles 1(1. Rouni:ree
Shomn VJard1e
CITY DEPARTMENTS
City Attorney/HR
703 f-Ilai:n Street
398-5506 (City Attorney)
898-5503 (HR)
Fax 88'1-8723
QUlIrterhorse Subdivision
By: M2 La nd LLC
Location of Property or Project:
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks &0 Recreation
11 W. Bower Street
888-3579/ fax 898-5501
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Christine Donnell, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
2. Sewer Department
Sanitary Services (No VAR, VAC, FP)
- Building Department I Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Planning
660 E. Wa lertower Lane
Suite 202
884-5533 I fax 883-6844
Police
1401 E. Watertower Lane
388-6678 / fa); 846-7366
~Hblic Works
;60 E. Watertower Lane
juite 200
98-5500/ [ax 895-9551
Building
660 K Watertower Lane
Suite 150
887-2211 I fax 887-1297
Vvastewater
3401 N, Ten Mile Road
888-2191/ fax 884-0744
Water
2235 N.W. 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
,\ .
qad
~."
\. .." ......,. "i.;.~: 't "
=~:~~~:t~:!P
Ada C~y Highway District
- Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power CO. (FP,PP,CUP)
Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp,
Historical Preservation Comm.
~&~1~Z;~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
5 April 2006
;.:\}> :i~i ~ ( "1 > i: ~ \"
.'\ L... ,J -"~,,~. "L .--.:.1
'" ..,.J
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466"0663
Planning & Zoning Commission
City of Meridian
--- ---- - --- --"--6Gv-E~-W-.rl'dtiowerL---ane-suite-1:02---
Meridian, In 83642
.J', , ,.
-- .-,.- , --~ -
I..J (" i -J: .:::, :"' ;: : ~_ '..:" i
~. ~~~ _:~~~:. ~!~_..~=~~,:..~-_~~:;-.::_-= _._~~___._ __.~_~a_.____.._ - .._.
RE: AZ 06-016, PP 06-010/Quarterhorse Subdivision
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation and Zoning.
Sincerely,
/J~~
Bill Henson, Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C. File. Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS -- 23,000
BOISE PROJECT RIGHTS, 40,000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April 20,2006
ITEM #
12,13,
DATE
PROJECT NUMBER
AZ 06-016, PP 06-010
PROJECT NAME
Quarterhorse Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
j .t-J P R '{It- +c, f+ R ([)..{ C-A-~{( LA V
I 7
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho,
at the hour of 7:00 p.m. on Thursday, April 20, 2006, for the purpose of reviewing and considering
the application AZ 06-016 of M2 Land LLC for a Annexation and Zoning of 5.08 acres from Ada
County RUT to R-4 Medium Low Density Residential zone for Quarterhorse Subdivision;
Furthermore, the applicant request the application of PP 06-010 for Preliminary Plat
approval of 14 single family residential lots and 2 common lots in a proposed R-4 zone
Quarterhorse Subdivision located at 710 Black Cat Road.
6170.
A more particular description of the above property is on file in the Planning Department, 660
E. Watertower Lane Suite 202, and is available for inspection during regular business hours,
Monday through Friday, from 8:00 a.m. to 5:00 p.m. You may contact the Planning Department at
(208) 884-5533 during regular business hours.
A copy of the application is available to review upon request. Any and all interested persons
shall be heard at said public hearing, and the public is welcome and invited to submit testimony.
Oral testimony may be limited to three (3) minutes per person. Written materials should be
submitted to the Planning Department no later than seven (7) days prior to the above hearing date
so that all interested parties may examine them prior to the hearing. All materials presented at
public meetings shall become property of the City of Meridian. Anyone desiring accommodation for
disabilities related to documents and/or hearings, please contact the City Clerk's Office at (208) 888-
4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic that this development may generate or the impact
of that traffic on streets in the area, please contact the Ada County Highway District at (208) 387.
\\\\\lIlI 1.1 111111/
\\' .~ '\t.;:;:. I"
\\\...! 0. .tn, or:, 'I, /"
"..,..:'- "f~\'" ......P,....._~.-:::,.:'. ~,.,c:!;.l.,., .J'~~
~ r.J "../",)c:".,,~, ':''',,-':-
ITY CLER22K /l~O':~,J ~~
:: -:C1-.. /./ 2
~ ~.:;' "'".,/' ..-) .:::
-:."/t v;S.... 1<'\' ';il"~'
~ 'v ' u ~~" t ~-<l ~ I;>
'/, '1f 000N ~1,\,\;" .'>
"..-I ......1 ~,#. "t.r-.'
fIll "T 1 t \"1;1'\":
II ,,', ,
1111/1111111'\\\'\
DATED 2ih of March, 2006
A
WILLIAM G. BERG, JR.,
PUBLISH 3rd and 17'h of April, 2006