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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
STAFF REPORT
TO:
Hearing Date: 4/6/2006
Planning & Zoning Commission
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FROM:
Joe Guenther, Associate City Planner
Meridian Planning Department
208-884-5533
SUBJECT:
Hendrickson Subdivision
AZ-06.0l2
'or..:t :-H; (=; l~ I "V<E' 1- ,~_.,',-',)"""I Annexation and Zoning of 9.43 acres from RUT (Ada County) to
l \¡ R-2 (Low-Density Residential).
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(:~;-r/ OF f\t1ERIDIAN
PP-06-010
Preliminary Plat approval of 18 single-family residential building lots and 11
common lots on 18.84 acres in a proposed R-2 zone.
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1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Kingsbridge Properties, LLC, has applied for Annexation and Zoning (AZ) to R-2
(Low-Density Residential) for 9.43 acres of property currently zoned RUT in Ada County. The
site is located on the south side of Victory Road and on the east side of Selatir Way,
approximately 1,500 feet east of Locust Grove Road. Currently, there is one single-family home
and associated outbuildings on this site which will be platted as Lot 10 Block 2. The subject
property is within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommendine: approval of the proposed Hendrickson Subdivision (AZ-06-0l2 and PP-06-0l0)
with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to he considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ.06-0l2 and PP-06.0l0 as presented in staff report for the
hearing date of April 6, 2006 with the following modifications: (Add any proposed
modifications. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-012 and PP-06-010 as presented in the staff report for the
hearing date of April 6, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-06-012 and 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.)
Hendrickson Subdivision AZ-06-0 1 2/PP-06-0 1 0
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 4240 East Bott Lane; 3NIE28
b. Owners:
Kingsbridge Properties, LLC
661 Rivershore Ln, Ste 120
Eagle Id 83616
And
Donald G. Hendrickson
4240 Bott Lane
Meridian Id 83642
c. Applicant:
Gordon Bates, Vision First- Kingsbridge Properties
d. Representative: Gordon Bates, Vision First.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 9.43 acres to R.2 and Preliminary Plat approval of 18
single-family buildable lots and 3 common lots. All of the homes within the development are
proposed to be single.family detached. All of the proposed lots confonn to the dimensional
standards of the R-2 zone except Lots 1 and 2 Block 2 which shall have shared driveways. The
average lot size in the proposed development is 18,406 square feet where the average new
home lot will average 14, 170 (all lots except Lot 10 Block2). The gross density ofthe project
is 1.9 dwelling units per acre. Approximately 5% (.47 acres) of the site is being set aside for
open space and the applicant is not showing the parkways with the open space. The applicant
is proposing to tile the canal bisecting the property.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
January 13, 2006
January 10, 2006, revised
March 28, 2006
h. Applicant's Statement/Justification: The applicant has requested an R-3 district *no longer
exists, staff has amended the request to be consistent with the R-2 district. Access will be
taken from the future Kingsbridge Way and stubbed north and south of the site. Larger lots
have been provided adjacent to the properties north and east of the site. We feel that these
items, coupled with parkway streets will provide the city with a fine development (please see
Applicant's Submittal Letter for more infonnation.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation 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 detennined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public
Hendrickson Subdivision AZ-06-012/PP-06-010
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRlL 6,2006
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: March 20th and April 3rd, 2006
d. Radius notices mailed to properties within 300 feet on: March 15th, 2006
e. Applicant posted notice on site by: March 26th, 2006
6. LAND USE
a. Existing Land Use(s): There is one single-family home and some associated outbuildings on
this site. The existing home will be retained on a 2.08 acre lot.
b. Description of Character of Surrounding Area: This area contains five-acre lots
surrounded by older Ada County rural developments. There are existing RUT subdivisions to
the north and east. This area is rapidly transitioning from rural to low density urban.
c. Adjacent Land Use and Zoning:
1. North: 5-acre Single-family lots within Bridlewood Subdivision, zoned RUT
2. East: I-acre single-family lots within Bremerton Subdivision, zoned RUT (Ada
County)
Single-family lots unplatted, zoned RUT; (Ada County)
4. West: 12,000 sq ft minimum single~family lots within proposed Kingsbridge
Subdivision, zoned R-2
d. History of Previous Actions: None. Kingsbridge Subdivision was annexed in 2005
e. Existing Constraints and Opportunities:
3. South:
1. Public Works:
Location of sewer: Extension of mains planned in Kingsbridge Subdivision.
Location of water: Extension of mains planned in Kingsbridge Subdivision.
Issues or concerns: The need for an off.peak pumping station.
2. Vegetation: There are several existing trees on this property that need to be protected
during construction, or be mitigated for.
3. Canals/Ditches Irrigation: The Ten Mile Feeder is on the southern boundary of this
property. The Ten Mile Feeder should remain open and protected through this site.
Any open irrigation ditches, laterals and canals, exclusive of the Ten Mile Feeder (a
natural waterway) should be tiled when this property develops.
4. Hazards: No hazards have been identified on this site.
5. Proposed Zoning: R-2 (Low-Density Residential)
6. Size of Property: 9.43 acres
f. Subdivision Plat Information:
1. Residential Lots:
18
2. Non-residential Lots:
3. Total Building Lots:
0
18
4. Common Lots:
3
Hendrickson Subdivision AZ-06-012/PP-06-010
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
5. Other Lots:
6. Total Lots:
0
21
7. Gross Density:
1.9 units per acre
g. Landscaping
1. Width of street buffer(s): Parkway streets are proposed and shall be subject to
design standards in VDC ll-3B- 7.
2. Width ofbuffer(s) between land uses: The applicant is proposing to upgrade and
maintain the vegetative buffer along Selatir Lane as an offsite improvement. The
applicant shall include this area in their final approved landscape plan as subject to the
development agreement
3. Percentage of site as open space: .4 7 acres/5%
4. Other landscaping standards: Landscaping adjacent to parkways should generally
comply with VDC ll-3B- 7 for number of trees per linear distance. Common open
space lots should include at least one deciduous shade tree per 8,000 square feet (UDC
ll-3Gw3E2). See Section 10, Analysis below.
h. Amenities: Parkway strips between the sidewalks and curbs, walking pathway.
i. Off.Street Parking: UDC ll-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
j. Proposed and Required Residential Standards:
R.2
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 20
Front Accessed Garage (to sidewalk) 20
Side 7.5/story
Rear
Frontage
Lot Size
15
30-flag lots
12,000
k. Proposed and Required Non-Residential:
N/A
Required
20
20
7.5/story
15
80
12,000
1. Summary of Proposed Streets and/or Access: The existing home to remain takes
access to Bott Lane which currently takes access to Cloverdale Road. The applicant is
proposing to remove this existing access and provide access to all of the dwellings within this
development via the new proposed internal streets. A new public street access with Victory
Road is proposed in alignment with Selatir Lane on the north side of the adjacent lot north of
the site. All of the internal streets are local streets with 36-feet wide street sections (measured
backwof.curb to back.of-curb) and contain sidewalks that are detached from the back of the
curb. Staffis generally supportive of the proposed street system. For a detailed report on all of
ACHD's conditions, please see the ACHD report and Exhibit B.
7. COMMENTS MEETING
On February 24, 2006, a joint agency and departments meeting was held with service providers in
Hendrickson Subdivision AZ-06-0 1 2/PP-06-0 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
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 up to three dwellings per acre
(see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 18 single-
family lots on 9.49 acres for a gross density of 1.9 dwelling units/acre. Staff fmds that the overall
density is within the range of a low density project.
Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in žtalics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie wžthin the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department. the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 ~ Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Hendrickson Subdivision AZ-06-0 1 2/PP-06-0 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend the one stub street currently provided to this
propertyfrom the east. In addition, two stub streets are being proposed to the northern 5-acre
parcels that staff anticipates will re-develop in the near future and connect to Selatir Place. Staff
believes that the applicant has adequately proposed to connect and extend the existing stub street
as well as providingfor future connectivity to the east around Bremerton Subdivision.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
pennanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six-foot tall closed fence along portions of the north
and east property lines. Prior to house construction, fencing should be constructed around the
entire perimeter of this site. See Analysis below and Exhibit B for more information.
Chapter VI, Goal II, Obj ective 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.
The applicant is proposing to construct detached sidewalks adjacent to all of the proposed
streets, which connect to aqjacent properties Kingsbridge Drive.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The existing access to Bott Lane, an unclassified street, should be removed. The new public street
connection to Kingsbridge Drive has been reviewed and approved by ACHD. City Staffis also
supportive of the location of Hendrickson Avenue.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties to the north, south, east and west are compatible with the proposed
development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
Hendrickson Subdivision AZ-06-012IPP-06~01O
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staffrecognizes that there are some existing low density residential land uses to the east and
north. Staff finds that the proposed lot sizes provide a good transition between the larger lots to
the east and north and the proposed lots within this development. Staff recommends that the
Commission and Council rely on any written or verbal testimony providedfrom neighbors when
determining the most appropriate zoning designationfor this property.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi.family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a requestfor the R-2 zone. Kingsbridge Subdivision obtained an
R-3 zone (now R-2) and Tuscany Village obtained an R-8 zone. Kingsbridge and the requested
zone codes have been eliminated by enactment of the UDC and all development will be
compatible with the R-2 designation available under the current city code. 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 jar this site.
Staff believes that the proposed density (1.9 d. u. 's/acre) and zoning (R-2) for this property is appropriate.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (VDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-2 zoning district.
b. Purpose Statement of Zone:
R-2 Low-Density Residential: 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.
c. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the R-2 zone established in the VDC and amended as detailed in the
conditions of approval contained in this report. Several dimensional modifications are being
requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Hendrickson Subdivision AZ-06-0 1 2/PP.06-0 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
1.
AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-2 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on February
13, 2006 by Timothy Fox, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
DeveloDment Agreement: VDC 11-5B-3.D.2 and Idaho Code § 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this propertv is developed in a fashion that is consistent with the
comprehensive plan desÜmation and does not neQ:ativelv impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attornev. Bill Nary. at 888-4433 to initiate this Drocess. The DA shall
incorporate the following:
. That 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 weltàre by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
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.
That the applicant will be responsible for all costs associated with the
sewer and water service extension.
That the applicant shall install and maintain the proposed off site
vegetation shown in the spite strip along the eastern property boundary
as shown on the revised landscape plan dated March 28, 2006.
That 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 the following shall be the only allowed uses on this property:
single-family detached homes and allowed accessory uses of the R-2
zone.
That a maximum of 18 single.family building lots will be platted on this
property.
That prior to issuance of any building pennit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
That all development will be in compliance with the R-2 standards as
listed in the City of Meridian Unified Development Code.
.
.
.
.
.
.
.
.
Hendrickson Subdivision AZ-06-0 1 2/PP-06-0 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
2.
PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Subdivision DesÎlzn: Staff is concerned with the number of flag lots proposed in the
subdivision and the design of the open space for the subdivision. Although flag lots are
allowed, staff has concerns whether the proposed layout is in the best interest of the City to
annex and this time. Staff recommends the following redesign: Lot 3 Block 2 makes the best
location for the open space, making the common lot accessible to all lots. Lots 4 and 5 of
Block 2 should be designed to share common drives, and the common drive should border the
open space lot. Similarly, Lots 1 and 2 of Block 2 should be designed to share common
drives, and the common drive should border the open space lot.
Sidewalks and Parkways: The applicant is proposing to construct detached sidewalks
with eight. foot wide parkway strips between the curb and sidewalk. VDC 11-3A-17
requires parkways to be at least eight feet wide and planted with Class II trees.
Landscaping: The landscape plan prepared by The Land Group, Inc., on 3-28-06,
labeled Sheet Ll.O, Ll.l and Ll.2 is approved with the following modifications/notes:
.
Per VDC 11-3A.17E, construct 8-foot wide parkways Said parkways should
be constructed in accordance with UDC Il-3B-7.
Per VDC 11-3G-3A, set aside 5% (.47 acres) of the site for useable open
space and move the common lot to a centrally located area accessible to all
lots.
Per UDC 11.3G-3E1, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in VDC ll-3B-14.
.
.
.
.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Access: Access to this site is currently provided from Eagle Road and Kingsbridge
Drive. All lots shall take access to internal streets and bollards shall be placed on the
existing access to Bott Lane. The southern end of Hendrickson Avenue shall have an
approved turn around by ACHD and the Meridian Fire Department, See Exhibit B.
Existing Residences/Buildings: The site currently contains one single family
residential buildings the existing building shall be addressed from Hendrickson
Avenue.
Fencing: The applicant is proposing to construct 6.foot solid fencing along portions of
the south, east and west property lines. A detailed fencing plan should be submitted
Hendrickson Subdivision AZ-06-0 12IPP -06-010
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
upon application of the final plat. If permanent fencing is not provided before issuance
of a building permit, temporary construction fencing to contain debris must be
installed around the perimeter. Perimeter, common open space, and micro-path /multi-
use fencing shall be designed according to VDC 11-3A-7, which includes fencing
along the southern property boundary and portions of the eastern property boundary.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Hendrickson Home Owners' Association. Lot 11 Block 2 shall be redesigned as not
to qualify as a reserve strip for access to the Ten Mile Feeder Canal.
Ditches. Laterals. and Canals: Per VDC 11.3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, excluding the Ten Mile Feeder that intersect,
cross or lie within the area being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. 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 used, 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 VDC 11.3A-
15 andMCC 9.1-28.
b. Staff Recommendation: Staff recommends approval of the subject applications AZ-06-
012 and PP-06.01O. with the conditions for revisions listed in Exhibit B of the Staff Report
for the hearinlZ date of April 6. 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
2. Landscape Plan (dated: March 28,2006)
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 Unified Development Code
Hendrickson Subdivision AZ-06-012/PP-06-010
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
A. Drawings
1. Preliminary Plat (dated: 1.13-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Landscape Plan (dated 3-28-06)
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-0 1 0)
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
The preliminary plat labeled as P1.0, prepared by The Land Group, Inc., dated January 13, 2006
is approved, with the conditions listed herein, the most notable being the redesign of Lots 1,2, 3,
4 and 5 of Block 2. All comments and conditions of the accompanying Annexation and Zoning
(AZ.06-0l2) application shall also be considered conditions of the Preliminary Plat (PP-06-0l0).
Redesign Lots 1, 2, 3, 4 and 5 of Block 2 as noted in the staff report.
.
The landscape plan prepared by The Land Group, Inc., on 3-28-06, labeled Sheet Ll.O, Ll.l and
Ll.2 is approved with the following modifications/notes:
Per UDC ll-3A-17E, construct 8-foot wide parkways Said parkways should be constructed in
accordance with VDC 11-3B-7.
Per UDC 1l.3G-3A, set aside 5% (.47 acres) of the site for useable open space and move the
common lot to a centrally located area accessible to all lots. Per VDC 11-3G-3El, at least one
deciduous shade tree per every 8,000 square feet of common open space should be planted, and
common areas should be improved with lawn, either seed or sod.
Per UDC 11-3B- 7 -3b, at least one tree per 35 linear feet of minimum tree density is required for
parkway streets. The parkway trees shall be centered within the parkway planter.
Per UDC 11.3B-lO, the applicant should work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection and mitigation plan for the existing trees on site.
A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in VDC ll-3B-14.
Fencing along the Ten Mile Feeder shall be installed as per UDC 11-3A-6B
Fencing along all perimeter boundaries shall be installed as perUDC 11-3A- 7
Lot 11 Block 2 shall be eliminated as a reserve strip as per UDC 11 ~6C-3G.
.
.
.
.
.
.
.
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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
The applicant shall relocate the common lot shown as Lot 5 Block 2 to the location shown as Lot
3 Block 2 for public safety concerns.
Lots 1 and 2 of Block 2 shall share a common drive; Lots 4 and 5 Block 2 shall share a common
drive. Common drives shall meet the design standards ofUDC ll-6C-D.
The applicant shall provide documentation from the Meridian Fire Department that a temporary
turn around subject to fire department design standards has been approved for the southern stub
street of Hendrickson Avenue.
Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY] 9, 2006
1.1.7
A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing
is not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed according to UDC ll-3A-7.
1.1.8
Maintenance of all common areas shall be the responsibility of the Hendrickson Home Owners'
Association.
1.1.9
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways,
including the Ten Mile Feeder, and waterways being used as amenities, that intersect, cross or lie
within the area being subdivided shall be covered. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
2.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-01O)
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(s).
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC Il-3A-17.
All areas approved as open space shall be tree 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 of VDC 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 [mal construction.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11.6B- 7.
2. Public Works Department
Sanitary sewer service to this development is being proposed via extension of planned mains in
Kingsbridge Subdivision. The applicant shall install mains to and through this proposed
development; applicant shall coordinate main size and routing with the Public Works
Exhibit B - Page 2
2.6
2.7
2.8
2.9
2.10
2.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.2
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.
The applicant shall be responsible to install a temporary off.peak pumping station in a location
coordinated with the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department. The design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. Ifnew information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
Water service to this site is being proposed via extension of mains from planned mains in
Kingsbridge Subdivision. The applicant shall be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to fmal plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (VDC 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.
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.
All existing structures not meeting the new setbacks or spanning lot lines shall be removed prior
to signature on the final plat by the City Engineer.
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 "free and clear" easement past the sidewalk.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9.4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per VDC ll-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.3
2.4
2.5
Exhibit B - Page 2
2.16
2.17
2.18
2.19
2.20
2.21
3.1
3.2
3.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.12
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
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.
2.13
2.14
2.15
3. Fire Department
One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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.
Exhibit B - Page 2
4.1
4.2
4.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4
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.
3.5
All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius. The temporary turn around on Hendrickson A venue shall meet the minimum standards
for turning radius.
3.6
All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.8
The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Vicki Heugly at 898-5500 to
address this concern prior to the public hearing.
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.
3.9
3.10
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
The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct
visitors to the main entrance and away from private areas. Lot 5 Block 2 shall be redesigned to
allow for surveillance.
Any interior fencing next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
Lots 1 and 10 of Block 2 create residences that will be isolated from their surrounding neighbors.
Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall
work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the
Exhibit B - Page 2
Site Svecific Conditions of Avvroval
7.1.1 Construct the internal streets as 36-foot street sections with curb, gutter, 4-foot detached concrete
sidewalks, and 8-foot planter strips within 50-feet of right-of-way, as proposed. Provide the
District with an easement for the sidewalk that is located outside of the public-right-of-way.
7.1.2 Construct the following stub streets. Install a sign at the terminus of each roadway stating, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
Extend E Kingsbridge Drive from the west property line approximately 395-feet south of the
north property line.
A stub street to the north property line approximately l30-feet in length from the intersection of
Kingsbridge Drive and Hendrikson Avenue and located approximately l20-feet west of the east
property line. This stub street may be shifted to the west.
A stub street to the south property line located 260-feet west of the east property line. Construct a
temporary turnaround at the terminus of the stub street.
.
.
.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
houses/dwelling units in the general area are oriented toward one another and encourage
interaction between more neighbors. The plat/site plan shall be revised in accord with those
discussions.
5. Parks Department
5.1
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
6.1
SSC has no comments related to this application.
7. Ada County Highway District
7.1.3 The existing home should take access from the new internal streets. The existing access to the
canal road should be barricaded to prevent new residents from utilizing a non-public access.
7.1.4 Comply with all Standard Conditions of Approval.
7.2.1
7.2.2
7.2.3
7.2.4
Standard Conditions of Avvroval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
Exhibit B - Page 2
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 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.
7.2.11
7.2.12
7.2.13
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right.of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
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.
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 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
C. Legal Description
FOX Land Surveys, Inc.
... W Overland Rd, an 182 A ..... ID A 83105 A 208-342-1951 A 208-342.1437 FAX
HENDRIKSON REMAINDER PARCEL DESCRIPTION
A POR11ON Of THE SOUTHWEST % OF THE SOUTHWEST 'I. OF THE NoRTHEAST %, SECTION
28, TOWNSHIP 3 NoRTH, RANGE 1 EAsT, BotsE MERIDIAN, ADA COUNTY, IDAHO
A Portion of the Southwest % of the Southwest % of the Northeast Yo, Section 28,
Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly
described as follows;
Beginning at a found Brass Cap Monument martcing the Northwest Comer of Section 28,
Township 3 North, Range 1 East, Boise Meridian. from which a found Brass Cap
Monument marking the Yo Comer common to Sections 21 and 28 bears South 89"36'03"
East, a distance of 2,657.34 feet;
thence along the boundary oonvnon to Sections 28 and 29 of said Township and Range,
South 00°27'43" West, a distance of 2,641.93 feet to a found 518 inch rebarwith no cap
marldng the % comer common to said Sections;
thence along the East-West center line of Section 28, South 89°23'38" East, a distance of
1327.92 feet to a found 518 inch rebar with plastic cap stamped OptS 2723., marking the
Center West 1/16th comer of said Section;
thence continuing along the East~West center line of Section 28, South 89°25'12" East, a
distance of 1328.13 feet to a found 1 Inch rebar with no cap marking the Center of said
Section ;
thence along the North-80uth center line of Section 28, North 00"29'23" East, a distance of
60.00 feet to the Northwesterly corner of property described in Warranty Deed Instrument
Number 32076, the TRUE POINT Of BEGINNING;
thence continuing along said center line and the Westerly boundary of property desaibed
in Quit Claim Deed Instrument Number 101057650, North 00°29'23" East, a distance of
192.94 feet to a point; ,
thence leavîng said boundary, South 89°30'37" East, a distance of 125.00 feet to a point;
theoœ North 1r41'13" East, a distance of 125.14 feet to a point;
thence South 89°25'25" EMt, a distance of 112.03 teet to a point;
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
thence South 00"34'35" West, a distance of 81.00 feet to a point;
thence South 25"16'17" East, a distance of 57.87 feet to a point;
thence South 89"31'23" East, a distance of 75.00 feet to a point;
thence South 00"28'37" West, a distance of 150-00 feet to a point;
thence South 89°23'24" East, a distance of 120.00 feet to a point;
thence South 00°28'37" West, a distance of 26.71 feet to the beginning of a curve to the
left;
thence along said curve to the left having a length of 3.29 feet, a radius of 150.00 feet, a
central angle of 1°15'23", tangents of 1.64 feet. and a long chord which bears South
00°09'04" East. a distance of 3.29 feet to a point of non-tangency 60 feet perpendicular
distance North of the East-Weøt center line of Section 28;
thence along a line 60.00 feet: North of and paraDeI with the East-West center line of
Section 28, North 89°23'24" West, a distance of 7.06 feet to the Northeasterly corner of
property described in Warranty Deed Instrument Number 32076; .
thence continuing along said line and the Northerly boundary of said property, North
89°23'24" West, a distance of 487.08 feet to the TRUE POINT OF BEGINNING;
Containing 90,786 square feet, 2.084 8CÆ8, more or less.
Subject to existing easements and rights-of-way as any may exist, of record or not of
record .
Refer to the attached Sketch.
Fox land Surveys, Inc.
Timothy J. Fox, President, PLS 7612
END OF DF..scRIrTION_-
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BOUNDARY UNE
SECTION UNE
- - - - - 114 SECTION UNE
- - - 1118 SECTION UNE
- TlElDETAJL UNE
SET 518" REBAR WTH PLASTIC
CAP STAMPED "FLSI PLS 7612"
CAlCUlATED POINT NOTHING
FOUND NOTHING SET
FOUND 518" REBAR UNLESS
NOTED OTHERWISE
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CURVE TABLE
CURVE I LE~TH I RADIUS I DEl...TA I TANGENT I BEARING I CHORD LENGTH
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UNE TABLE
UNE LENGTH BEARI NG
L1 158.82 N8$"23'24 "W
L2 62,74 N16"23'24'"W
L3 7.118 N89"23'24 "W
L4 26.71 NOO'28'3n
L5 120,00 NW23'24'W
L6 150.00 NOD"28'37"E
L7 75.00 S89~1'23"E
L8 57 -m S25"16'1T'E
L9 81.00 NOO"34'35"E
L10 112.03 Nð9°25'25"W
L11 125.14 N17°41'13"E
L12 125.00 N8r30'37"W
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FOX LAND SURVEYS. INC
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
FOX Land Surveys, Inc.
4888 W Overtaød Ad., ST1112 alloise, 10 a 83701 a 208442-7817 Il 208-342-7437 FAX
HENDRIKSON SALE PARCEL DESCRIPT1ON
A PoImoN Of THE SountweST % Of THE SouTHWEST % Of THE NoRTHEAST Y.. SECTION
28, TOWNSHIP 3 NoRTH. RANGe 1 EAsT. BotsE MERIDIAN, ADA CouNTY IDAHO
A Portion of the Southwest % of the Southwest % of the Northeast %, Section 28,
Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly
described as follows:
Beginning at a found Brass Cap Monument mar1<ing the Northwest Comer of Section 28,
Township 3 North, Range 1 East, Boise Meridian, from which 8 found Brass Cap
Monument marking the % Comer common to Sections 21 and 28 bears South 89°36'03"
East, a distance of 2,657.34 feet;
thence along the boundaly common to SectIons 26 and 29 of said Township and Range,
South 00"27'43" West, a distance of 2,641.93 feet to a found 518 Inch rebar with no cap
malfl:ing the % corner common to said Sections;
thence along the East.West center line of SectIon 28, South 89"23'28" East, a distance of
1,327.92 ~t to a found 518 rebarwilh plastic cap stamped "Pl$ 2723" marking the Center
West 1/16 comer Of said Section;
thence continuing along the East~West center line of Section 28, South 89°25'12" East a
diatanœ of 1328. 13 teet to a found 1 rebar wíth no cap marking the Center of said Section;
thence along the North-South center line of Section 28 and the Westerly boundary of
property described in Quit Claim Deed Instrument Number 101057650, North 00°29'23"
East, a distance of 252.94 feet to the TRUE POINT OF BEGINNING;
thence continuing along said center line and westerly boundary, North 00"29'23" East, a
distance of 409.79 feet to the Northwest comer of property described in Quit Claím Deed
Instrument Number 101057650 and the Center~South North 1164111 comer of Section 28;
thence afong the Northerly boundary of said property and the ~North 1164111 line of
Section 28, South 89°25'25" East. a distance of 863.97 feet to 9 found 518 Inch rebar with
illegible plastic cap matking the Northeasterly comer of property desaibed in Quit Claim
Deed Instrument Number 101057650 and the Southwest.flbthe8st 1164111 corner of saw
Section;
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
thence along the Easterly boundary of said property and the West-Northeast 1164'" line of
Section 28, South 00°26'37" West, a distance of 663.12 feet to a found 518 inch rebar with
plastic cap stamped .PLS 4998" marking the Southeasterly comer of property described in
Quit Claim Deed Instrument Number 101057650 and the Center-West-East.116411> comer
of said Section;
thence along the East-West center line of Section 28, North 89°23'24" West, a distance of
158.82 feet to the Southeasterly comer of property described in Warranty Deed Instrument
Number 32076;
thence alOO9 the Easterly boundary of said property, North 16°23'24" West, a distance of
62.74 teet to the Northeasterly comer thereof;
thence along a line 60.00 feet Not1tI of and paraUel with the East-West center line of
Section 28, South 89°23'24" East, a distance of 7,06 feet to the beginning of a non-tangent
curve to the right;
thenœalong said curve to the right having a length of 3,29 feet, a radius of 150.00 feet, a
central angle of 1°15'23", tangents of 1.64 feet, and a long chord which bears North
00°09'04" West, a distance of 3.29 feet to a point of tangency;
thence North 00°28'37" East. a distance of 26.71 feet to a point;
thence North 89°23'24" West, a distance of 120.00 feet to a point;
thence North 00°28'37" East, a distance of 150.00 feet to a point;
thence North 89°31'23" West, a distance of 75.00 feet to a point;
thence North 25°16'17" Wast, a distance of 57.87 feet to a point;
thence North 00°34'35" East, a distance of 81.00 feet to a poInt;
thence North 89°25'25" West, a distance of 112.03 feet to a point;
thenœ South 1r41'13" West, a distance of 125.14 feet to a point;
1henœ North 89°30'37" West, a distance of 125.00 feet to the TRUE POINT OF
BEGINNING;
Containing 319,652 square feet, 7.338 acres, more or less,
Subject to existing easements and rights-of-way as any may exist, of record or not of
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
record.
Refer to .the attached Sketch.
The Basis of Bearings for this description is between the found Brass Cap Monument
marking the Northwest Comer of Section 28, Township 3 North, Range 1 East, Boise
Meridian, and the found Btas8 Cap Monument marking the % Comer common to Sections
21 and 26 which bears South 89°36'03" East, a distance of 2,657.34 feet.
(
END OF DESCRIPTION -
Fox Land Surveys, Inc.
Tmothy J. Fox, President, PlS 7612
TJF:1IIi
w ~12OO4I()4.OO6.1'rj\I'tQj~_\406/IßNDRrK8ONSAl.1:J I :f-12-0S.doe
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
D. Required Findings from Unified Development Code
1. Annexation Findings;
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
2.
The applicant is proposing to zone all of the subject property to R-2. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-2 zone if redesigned as conditioned.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
4.
5.
The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The R-2 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the fmdings listed above, staff finds that Annexation and ZOnilllZ of this property to
R~2 would be in the best interest of the Citv. if the applicant enters into a Development
Ae:reement (DA) with the Citv.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1.
Exhibit D - Page 1
The plat is in conformance with the Comprehensive Plan;
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
Exhibit D - Page 2
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
4.
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
5.
Staff recommends the Commission and Council rely 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, and the Conditions of Approval in
Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
6.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. 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.
The development preserves significant natural, scenic or historic features.
The Ten Mile Feeder is a natural, scenic feature that should be preserved when this
property develops. Staff is unaware of any other natural, scenic or historic features on this
site. Therefore, if the Ten Mile Feeder is protected and enhanced, staff finds that the
proposed development will not result in the destruction, loss or damage of any natural,
scenic or historic feature(s) of major importance. Staff recommends that the Commission
and Council reference any public testimony that may be presented to determine whether
or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which staff is unaware.