HomeMy WebLinkAboutIncline Village AZ
May 1, 2006
MERIDIAN PLANNING & ZONING MEETING
AZ 06-018
May 4, 2006
APPLICANT Incline Village, LLC ITEM NO. 7
REQUEST Continued Public Hearing from April 20, 2006: Annexation and Zoning of 20.01
acres from Ada County RUT to R-4 Medium Low Density Residential zone for Incline
Village Subdivision - north of West Cherry Lane and west of North Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
Refer to Previous Item Packet / See Attached Minutes
CITY PLANNING DIRI::CI Of(:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
\2.LC-O~cl ~
-toCA~
CITY BUILDINC DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning & Zoning
April 20, 2006
Page 86 of 88
Newton-Huckabay: Second.
Rohm: And seconded to continue Items 19, 20 and 21 to the regularly scheduled
meeting of May 4th, 2006. All those in favor say aye. Opposed same sign? Motion
carried.
MOTION CARRIED: ALL AYES.
Item 22:
Item 23:
Public Hearing: AZ 06-019 Annexation and Zoning of 10.59 acres from
RUT to a R-8 zone for Southwick Subdivision by Gemstar Development,
LLC - 1255 West Ustick Road:
Public Hearing: PP 06-018 Preliminary Plat approval of 42 building lots
and 6 common lots on 10.59 acres in a proposed R-8 zone for Southwick
Subdivision by Gemstar Development, LLC - 1255 West Ustick Road:
Rohm: At this time I'd like to open the Public Hearing on AZ 06-019 and PP 06-018 for
the sole purpose of continuing them to the regularly scheduled meeting of May 4th,
2006.
Mae: So moved.
Zaremba: Second.
Newton-Huckabay: Second.
Rohm: It's been moved and seconded to continue AZ 06-019 and PP 06-018 to the
regularly scheduled meeting of May 4th, 2006. All those in favor say aye. Opposed
same sign? Motion carried.
MOTION CARRIED: ALL AYES.
Item 24:
Item 25:
Public Hearing: AZ 06-018 Request for Annexation and Zoning of 20.01
acres from RUT to R-4 (Medium Low Density Residential) for Incline
Village Subdivision by Incline Village, LLC - north side of Cherry Lane
west of Black Cat Road:
Public Hearing: PP 06-016 Request for Preliminary Plat approval of 64
single-family residential lots and 8 common lots on 20.01 acres in a
proposed R-4 zone for Incline Village Subdivision by Incline Village,
LLC - north side of Cherry Lane west of Black Cat Road:
Rohm: At this time I'd like to open the Public Hearing on AZ 06-018 and PP 06-16 for
the sole purpose of continuing them to the regularly scheduled meeting of May 4th,
2006.
Meridian Planning & Zoning
April 20, 2006
Page 87 of 88
Zaremba: Mr. Chairman, discussion.
Rohm: Discussion.
Zaremba: Again, I live out that direction and I drove by this property on my way to the
meeting tonight. I could find no evidence that it is or has been posted. The applicant
needs to be notified that that condition needs to be met.
Newton-Huckabay: Incline.
Zaremba: Incline on Cherry Lane.
Rohm: Okay.
Zaremba: I also don't find any affidavit of posting, so apparently --
Baird: Can they do it in time?
Rohm: Okay. Will that preclude them from meeting the provisions of the May 4th
hearing?
Zaremba: I'm looking at staff.
Rohm: That being said, I opened it for the sole purpose of continuing it to the May 4th,
2006, regularly scheduled meeting.
Zaremba: So moved.
Mae: Second.
Rohm: It's been moved and seconded that we continue Items AZ 06-018 and PP 06-016
to the regularly scheduled meeting of May 4th, 2006. All those in favor say aye.
MOTION CARRIED: ALL AYES.
Newton-Huckabay: Mr. Chairman, I move we adjourn.
Zaremba: Second.
Rohm: All those in favor say aye.
MOTION CARRIED: ALL AYES.
Rohm: We beat it by two minutes.
AZ 06-018
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Incline Village, LLC
April 20, 2006
ITEM NO.
24
REQUEST Annexation and Zoning of 20.01 acres from Ada County RUT to R-4 Medium
Low Density Residential zone for Incline Village Subdivision - north of West Cherry Lane
and west of North Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY A HORNEY
CITY POLICE DEPT:
I~
\~l
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY I-' A~KS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See attached Comments
CENTR^L DISTRICT HEALTH:
See attached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
See attached comments
INTERMOUNTAIN GAS:
OTHER: ~
Contacted: ' y\~~.e./
Emailed:
Date: 41""'/ g ~
Staff Initials:
Phone: ?;71/---73 30
Materials presented at public meetings shall become property of the City of Meridian. :;~ 3 '-13 '5 t..r
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 4/20/2006
Planning & Zoning Cormnission
C. Caleb Hood
Current Planning Manager
Meridian Planning Department
208-884.5533
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SUBJECT:
Incline Village Subdivision
AZ-06-0 18
Annexation and Zoning of 20.01 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
PP.06-0 16
Preliminary Plat approval of 64 single.family residential building lots and 8
common lots on 20.01 acres in a proposed R-4 zone, by Incline Village, LLc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Incline Village, LLC, has applied for Annexation and Zoning (AZ) to R-4
(Medium Low-Density Residential) for 20.01 acres of property currently zoned RUT in Ada
County. The site is located on the north side of Cherry Lane, approximately 950 feet west of
Black Cat Road. Currently, there are three single-family homes and associated outbuildings on
this site. All three of the existing homes are to remain on site, on proposed lots. The site is
composed of four tax parcels and has not been previously platted. 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
recommending approval of the propused Incline Village Subdivision (AZ-06-0 18 and PP-06-0 16)
with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be 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-06-0 18 and PP-06-0 16 as presented in staff report for the
hearing date of April 20, 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-06-018 and PP-06-016 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 and you must state specific rcason(s) for thc denial of the plat.)
Continuance
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Incline Village Subdivision AZ-06-0 18/PP-06+0 16
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PAGE 1
CITY OF MERIDIAN PLANNING DEP ARTM ENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
I move to continue File Numbers AZ-06-018 and PP-06-016 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1947 & 1923 N. Black Cat Road and 5136 W. Cherry Lane;
north side of Cherry Lane, approximately 950 feet Wl;;sl ufBlack Cat Road / 3Nl W4
b. Owner:
Bob L. Kell, Shannon Smith, and Phillip Smith
1820 Mace Road
Eagle, ill 83616
c. Applicant:
Incline Village, LLC
1820 Mace Road
Eagle, ill 83616
d. Representative: Daren Fluke, ].U-B Engineers, Inc.
e. Present Zoning: RUT (Ada Cuunty)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning ofthe subject 20 acres to R-4 and Preliminary Plat approval of 64
single-faurily buildable lots and 8 common lots. All of the homes within the development are
proposed to be single-family detached. There are 10 lots that are below the minimum 8.000
SQuare foot minimum lot size of the nronosed R.4 7.one_ The average lot size in the proposed
development is 10,200 square feet. The gross density of the project is 3.2 dwelling units per
acre. About one acre of the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 2/8/06
2. Date oflandscape plan (attached in Exhibit A): 2/23/06 (revised 3-23-06)
h. Applicant's Statement/Justification: We believe that we have designed a viable, attractive
project that complies with the Flpirit and intent 0 the Meridian Comprehensive Plan and Zoning
Ordinance. We look forward to working with the city on this project (please see Applicant's
Submittal Letter fro more information.)
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 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.
c. Newspaper notifications published on: April 3fd and l7tl' 2006
d. Radius notices mailed to properties within 300 feet on: March 24th, 2006
lncline Village Subdivision AZ-06-018/PP-06-0 16
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
e. Applicant posted notice on site by:
April 1 0111, 2006
6. LAND USE
a. Existing I,and Use(s): There are three single-family home and some associated outbuildings
on this site. The existing homes are to remain.
b. Description of Character of Surrounding Area: This area contains a mix of fivc-acrc
parcels in Ada County, developing subdivisions in the City, and two churches. It is
anticipated that area to the west and south will not be able to develop in the City until sewer
service is available. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family lots within Turnberry Subdivision, zoned R-4
2. East: Two churches, zoned L-O; Single-family homes on large parcels, zoned RUT
(Ada County)
3. South: Single-family homes on large parcels, zoned RUT (Ada County)
4. West: Single-family homes and agriculture on large parcels, zoned RUT (Ada
County)
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is a sewer stub to this property from Turnberry
Subdivision to the north, and a sewer trunk: in Black Cat Road.
Location of water: There is a water stub to this property from Turnberry
Subdivision to the north, and 12-inch main in W. Cherry Lane to the south.
Issues or concerns: The need for a sewer easement through the property to
the east of this to extend sewer service. Ability to provide sewer service to
the southernmost existing house.
2. Canals/Ditches Irrigation: The Stafford Sublaterallies along the northern boundary
of this property. There appears to be other irrigation ditches that traverse through this
site. All open irrigation ditches, laterals and canals, should be tiled when this property
develops.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-4 (Medium Low-Density Residential)
5. Size of Property: 20.01 acres
f. Subdivision Plat Information:
1. Residential Lots: 64
2. Non-residential Lots: 0
3. Total Building Lots: 64
4. Common Lots: 7
5. Other Lots: 1 (Nampa.Meridian Irrigation Well Lot)
Incline Village Subdivision AZ-06.018/PP-06-0 16
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
6. Total Lots:
7.
8.
72
Gross Density: 3.2 units per acre (net density is 3.65 d.u./acre)
Minimum House Size: 1,400 square feet
g. Landscaping
1. Width of street buffer(s): Per UDC (Table 11-2A-4) a 25-foot wide landscape
buffer is required adjacent to arterial streets. Cherry Lane is a classified arterial
roadway. Street buffers are not required on any of the internal, local streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space:
1.1 aeres/5.5%
4. Other landscaping standards: Landscaping adjacent to multiuse pathways and
micropaths should generally comply with UDC 11.3B-12. Common open space lots
should include at least one deciduous shade tree per 8,000 square feet (UDC 11- 3G.
3E2).
h. Amenities: Open space, micropath, and park lot.
i. Off-Street Parking: UDC I 1-3C-6 requires single-family detached dwellings tu 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-4
Setbacks (in feet) Proposed Required
Front Living Area (to sidewalk) 15 15
Side Accessed Garage (to sidewalk) 15 15
Front Accessed Garage (to sidewalk) 20 20
Side 5 5
Rear 15 15
Frontage 60 60
Lot Size 7,242* 8,000
* All buildable lots must be at least 8,000 square feet.
k. Proposed and Required Non~Rcsidential: N/A
1. Summary of Proposed Streets and/or Access: Access to the two northernmost homes
is currently provided from a private access easement to/from Black Cat Road. The existing
home to remain near Cherry Lane currently takes access to Cherry Lane. The applicant is
proposing to remove these existing al,;l,;esses and provide access to all ofthe dwellings within
this development via internal public streets. For this development, the applicant is proposing to
construct a new public street access to Cherry Lane (Powder Way), and extend O'Conner
Avenue into the site from the north. All ofthe internal streets are local streets with 36.feet
wide street sections (measured back of curb to back of curb) and contain 5-foot wide attached
sidewalks. The applicant is proposing to provide two stub streets, one to each of the
undeveloped properties to the east and west. Staff is generally supportive of the proposed
street system. ACHD has not submitted comments and conditions back to the City for this
Incline Village Subdivision AZ-06-018/PP-06-016
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
project. However, City Staffhas spoken with ACHD staff about this project and does not
believe that there are any significant changes to the plat that will he required from the District.
ACHD's conditions will be included in Exhibit B once they are received by the City (prior to
COWlcil).
7. COMMENTS MEETING
On March 31, 2006, ajoint agency and departments meeting was held with service providers in
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 64 single-
family lots on 20.01 acres for a gross density of 3.2 dwelling units/acre. The propust:d dt:nsity is
above the anticipated density for this area. Staff is recommending that the aoolicant remove at
least three of the orooosed lots. so the density of this develooment 90molies with the
Comorehensive Plan.
Staff finds the following Cumprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action I - 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 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 ruadway:> 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 hy the Meridian School District #2. This senJice
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.
Incline Village Subdivision AZ-06-018/PP-06-016
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land.use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 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
property from the north (0 'Conner Avenue). In addition, two stub streets are being proposed to
the eastern and western parcels that are currently zoned in Ada County RUT, which staff
anticipates will re-develop in the nearfuture. Staffbelieves that the applicant has dune a nicejob
of connecting and extending the existing stub street as well as providingfor future connectivity to
the east and west.
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
permanent 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 closedfi:!11ce around the boundary of this
development, including adjacent to Cherry Lane. Prior to house construction. fencing should be
constructed around the perimeter of this site. See Analysis below and Exhibit B for more
infonnation.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfive-foot wide sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. The applicant is also proposing to construct a
micro path so the lots in the northern portion of this development have easy acce,'\,'\ tn the
proposed park area. Staffis supportive of the proposed pedestrian connections.
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 Vll, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
Incline Village Subdivision AZ-06-018/PP-06-0I6
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
The existing access to Cherry Lane. an arterial street, should he removed. ThA new public street
connection to Cherry Lane, has been reviewed and approved by ACHD. City Stafl is also
supportive of the location of Powder Way; no additional access points to Cherry Lane should be
allowed.
Chapter VIT, Goal TV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
1 he applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties to the north, south, east and west, as well as the churches to the east, are
compatible with the proposed development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
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.
Staff recognizes that there are some existin~ low density residential land uses to the east and
west. The applicant is proposing to construct a six-foot tall privacy fence around this
development to screen this subdivisionfrom the larger parcels. Further, most of the larger lots in
the subdivision are on the perimeter of the development, providing a transitionfrom the large
county parcels to the internal 8,000 square-foot lots. Stafffinds that the proposed fencing should
provide enough screening between the proposed urban development and the rural residenm<;
surrounding it. Staff recommends that the Commission and Council rely on any written or verbal
testimony provided from neighbors when determining if additional screening or more transition
in density is appropriate.
Chapter VII. Goal N, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high~density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request jor the R-4 zone. Turnberry Subdivision to the north
obtained an R~4 zone. The LDS church and the 7th Day Adventist Church obtained L-Q zoning.
Staff finds that the requested zoning designation contributes to the variety of residential zoning
categories in this area and is generally consistent with the Comprehensive Plan designation for
this site.
Staff believes that if at least three buildable lots are removed (providing a gross density of 3.05
dwellings/acre), the density and zoning for this property would be 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 (UDC) 11-2-1lists single-family detached
homes as pcnnittcd uses in the R-4 zoning district.
b. Purpose Statement of Zone:
Incline Village Subdivision AZ-06-018/PP-06-016
PAGE 7
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
R-4 Medium Low-Density Residential; The purpose ofthe residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards; As mentioned above, there are ten lots that do not conform to the
minimum lot size requirement of the R-4 zone. All ofthe proposed lots comply with the
standard street frontage requirements of the R-4 zone established in the UDC. No dimensional
modifications are being requested for the proposed development. Therefore, the applicant must
meet all dimensional standards.
10. ANALYSIS
a. Analysis of Pacts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R.4 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexatiun legal description submitted with the application (stamped on February
9, 2006 by Ronald M. Hodge, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Development Agreement: UDC 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
cormnitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan desilffiation and does not negativelv impact nearbv
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 Narv. at 888-4433 to initiate this process. 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 welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
· That all fulure development of the subj ect 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 any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Incline Village Subdivision AZ-06-018/PP-06-016
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes snch 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~4
zone.
· That a maximum of 61 single-family building lots will be platted on this
property.
· That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
· That tht: applicant agrees to construct a minimum IO-foot wide multi-use
pathway through this site. Said pathway shall be constructed to either tie
in with the sidewalk on Black Cat Road or Cherry I,ane, and continue on
to the west property line. If constructed from Black Cat Road, the
applicant shall use the existing access easement between the LDS church
and the 7tl\ Day Adventist Church to the western boundary, OR construct
a lO~foot wide multi-use pathway from Black Cat Road using the
existing access easement to the first street in development, then north to
Safford Lateral (as a 5.foot wide sidewalk), then west along Safford
Lateral (if allowed by Settlers' Irrigation District) to west boundary, OR
construct a lO-toot wide multi-use pathway from Black Cat Road into
the site using the existing access easement to the first street in the
development, then north across the Safford Lateral (as a 5-foot wide
sidewalk) to tie into the sidewalk in Turnberry Subdivision. If
constructed from Cherry Lane, the applicant shall construct the pathway
on the west side of Powder Way (in lieu of concrete sidewalk if allowed
by ACHD) to the Marcum property (Parcel No. S1204438650).
· That one public street access, and no driveways, will be allowed to
Cherry Lane. Existing driveway(s) to Black Cat Road and Cherry Lane
may be utilized until the internal streets within the plat are constructed
and approved by the Transportation Authority (ACHD). At such time,
direct lot access to Cherry Lane and Black Cat Road shall be prohibited.
· That the applicant shall be responsible for the payment of assessments
and the actual physical hook-up of the existing houses to the municipal
services. The hook-ups shall he completed prior to Certificates of
Occupancy for each phase for which that house lies in. Lot 2 Block 4
shall be hooked to municipal services prior to Certificates of Occupancy
of the phase that connects to W. Cherry Lane.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Densitv: As noted previously in this report, this area is designated for low density
residential uses. Low density residential is defined as up to three dwelling units per
acre. The submitted plat has a gross density of 3.2 dwelling units per acre. There are
existing rural lots to the east, west and south of this site. Therefore, staff is
recommending that at least three lots: Lot 3, Block 1, Lot 8, Block 2, and at least one
Incline Village Subdivision AZ-06-0 I8/PP-06-0 16
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
lot in Block 3 be removed. This will place the density of the development at 3.05
dwelling units per acre, consistent with the Comprehensive Plan.
The Meridian Police Department has commented that Lot 8, Block 2, creates a
residence that will be isolated from their surrounding neighbors. Such areas have an
increased crime potential. The applicant should work with Lt. Bob Stowe to revise the
plat/site plan such that the houses/dwelling units in the general area are oriented
toward one another and encourage interaction between more neighbors (See Exhibit
B). Staff believes that the only way this comment can be complied with is if Lot 8,
Block 2 is removed.
Multi-Use Pathway: The Parks Department has commented that they need a multi-
use pathway through this site. The Parks Department has given the applicant several
options for location of said pathway. Said pathway shall be 10-feet wide and
constructed to either tie in with the sidewalk on Black Cat Road or Cherry Lane, and
continue on to the west property line. If constructed from Black Cat Road, the
applicant shall use the existing al,;l,;ess easement between the LDS church and the 7th
Day Adventist Church to the western boundary, OR construct a 10-foot wide multi-
use pathway from Black Cat Road using the existing access easement to the first street
in development, then north to Safford Lateral (as a 5-foot wide sidewalk), then west
along Safford Lateral (if allowed by Settlers' Irrigation District) to west boundary, OR
construct a 1O.foot wide multi.use pathway from Black Cat Road into the site using
the existing access easement to the ftrst street in the development, then north across
the Safford Lateral (as a 5-foot wide sidewalk) to tie into the sidewalk in Turnberry
Subdivision. If constructed from Cherry Lane, the applicant shall construct the
pathway on the west side of Powder Way (in lieu of concrete sidewalk if allowed by
ACHD) to the Marcum property (Parcel No. S1204438650).
Landscaoinl!: The landscape plan prepared by Jensen Belts, Associates, on 2-23-06
(revised 3-23.06), labeled Sheet #L-l is approved with the following
modiftcations/notes:
· Construct a 25.foot wide street buffer along Cherry Lane, exclusive of ACHD
right-of.way. Said buffer should be constructed in accordance with UDC 11-
3B-7.
· Per UDC ll-3G-3A, set aside at least 5% (1 acre) of the site for useable open
space.
· Incorporate Lot 3, Block I, into the common park area, Lot 2, Block 1.
· Place landscaping, as allowed by the Public Works Department, within Lot
25, Block 3.
· Per UDC 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-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.
· Maintain at least a 5-foot wide landscape strip on both sides of the propuseu
micropath on Lot 20, Block 2, and the Parks Department required multi-use
pathway, and construct trees at a rate of 1 tree per ever 35 linear feet.
Incline Village Subdivision AZ-06-018/PP-06-016
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
· 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 UDC 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 Cherry Lane and a private street
to Black Cat Road. Except for the proposed public street, Powder Way, direct lot
access to Cherry Lane and Black Cat Road should be prohibited; place a note on the
final plat. The applicant should abandon any vehicular access interest this property has
in the private street cascmcnt to Dlack Cat Road. Staff rel,;uIIunends that prior to
signature of the [mal plat by the City Engineer, the applicant be required to submit a
copy of a recorded document, a release of dominant parcel interest, for the interest that
the subject parcels have in the private street (coordinate the drafting of this document
with the City's Legal Department.)
Stub Streets: The applicant should be required to provide public stub streets to the
Cady property to the east (Parcel #81204449100) and the Marcum property to the
west (Parcel #81204438700) as proposed.
Existing ResidenceslBuildings: The site currently contains multiple buildings. All
existing buildings to remain shall be located/re-located in accordance with the
building setbacks of the R-4 zone, prior to signature of the final plat by the City
Engineer.
Fencing: The applicant is proposing to construct 6-foot solid fencing along the entire
perimeter of the site. A detailed fencing plan should 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 /multi-use fencing shall be
designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Incline Village Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or
canals, including the Safford Sub lateral, but exclusive of any natural waterway, that
intersect, cross or lie within thc 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 COlUlection to the culinary waler syslem 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 fmal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC ll-3A-
15 andMCC 9-1-28.
Incline Village Subdivision AZ-06-018/PP-06-0 16
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
b. Staff Recommendation: Staff recommends apProval of the subiect applications AZ-06-
018 and PP-06-0l6. with the conditions listed in Exhibit B of the StaffReoort for the hearing
date of April 20. 2006.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 2-8-06)
2. Landscape Plan (dated: 2-23-06 (revised 3-23-06))
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 (forthcoming)
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Incline Village Subdivision AZ.U6-U UilPP-U6-U 1 6
PAGE 12
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
A. Drawings
1. Preliminary Plat (dated: 2-8-06)
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Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRlL 20, 2006
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J:o:xhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP.On-016)
1.1.1 The preliminary plat labeled as Sheet 1 of 3, prepared by J-U-B Engineers, Inc., dated February 8,
2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ.06-018) application shall also be considered
conditions of the Preliminary Plat (PP.06-016)
1.1.2 The landscape plan prepared by Jensen Belts, Associates, on 2-23-06 (revised 3-23-06), labeled
Sheet #L1-1 is approved with the following modifications/notes:
· Construct a 25-foot wide street buffer along Cherry Lane, exclusive of ACHD
right-of-way. Said buffer should be constructed in accordance with UDC 11-
3B-7.
· Per UDC 11.3G-3A, set aside at least 5% (1 acre) of the site for useable open
space.
· Incorporate Lot 3, Block 1, into the common park area, Lot 2, Block 1.
· Place landscaping, as allowed by the Public Works Department, within Lot
25, Block 3.
. Per UDC 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-lO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trccs on site.
· Maintain at least a 5-foot wide landscape strip on both sides of the proposed
micropath on Lot 20, Block 2, and the Parks Department required multi-use
pathway, and construct trees at a rate of 1 tree per ever 35 linear feet.
· 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 UDC 11- 3B-14.
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 [mal plat application(s).
1.1.3 Remove at least three lots: Lot 3, Block 1, Lot 8, Block 2, and at least one lot in Block 3, shall be
removed. This will place the density of the development at 3.05 dwelling units per acre,
consistent with the Comprehensive Plan and address the Police Department's concerns regarding
visibility into Lot 8, Block 2.
1.1.4 All lots within the development shall conform to the dimensional standards of the proposed R-4
zone, including a minimum 8,000 square foot lot size. At least 10 days prior to the City Council
hearing, submit 10 full size and one 8.5" x 11" copy of the revised preliminary plat that depicts
all changes requested by the Cormnission.
t:xhibit H - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1.1.5 Place a note on the face of the final plat that prohibits direct lot access to Cherry Lane and Black
Cat Road.
1.1.6 Prior to sigllalun: uf lht: fInal pIal by the City Engineer, the applicant shall submit a copy of a
recorded document, a release of dominant parcel interest, for the interest that the subject parcels
have in the private street easement to Black Cat Road (coordinate the drafting of this document
with the City's Legal Department.)
1.1.7 Provide public stub streets to the Cady property to the east (Parcel #S12U444YlOU) and the
Marcum property to the west (Parcel #81204438700) as proposed.
1.1.8 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature ofthe final plat by the City Engineer. The accessory structures on Lot 10, Block
2, Lot 3 and 4, Block 4, and Lots 11 and 12, Block 3 shall be removed prior to the signature of the
final plat by the City Engineer.
1.1.9 Provide a 6.foot tall solid fence around the perimeter of the development, as proposed. 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 pcrimctcr. Pcrimeter, common open space, and micro-path fencing
shall be designed according to UDC 11-3A-7.
1.1.10 The applicant shall construct a minimum 10-foot wide multi-use pathway to either tie in with the
sidewalk on Black Cat Road or Cherry Lane, continuing on to the west property line (Marcum
Parcel #SI204438650). The multi-use palhway :shall bt: wn:slrw.:lt:d in accordance with the
Meridian Park Department's requirements. The pathway must connect from one major arterial to
another, and either an easement or ownership deed must be granted before the city will assume
the maintenance of any section of pathway.
1.1.11 Maintenance of all common areas shall be the responsibility of the Incline Village Home Owners'
Association.
1.1.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, including the Safford 8ublateral, but
exclusive of any natural waterway, 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
Puhlic Works Department. Tf lateral users association approval can not be obtained, altemate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.1.13 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-016)
1.2.1 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).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17.
exhibit tl- Page 2
CITY OF MERIDIAN PLANNING OEP ARTMENT STAFF REPORT FOR THE HEARING OA TE OF JANUARY 19,2006
1.2.3 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 submiued a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Statrs failure to cite specitic ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains located in
Turnberry Subdivision and trunks in Black Cat Road. The applicant shall install mains to and
through this development, coordinate main size and routing with the Public Warks Department,
and execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than
three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 Sub-standard grade shall be allowed on the off-site sewer of no less than 0.30%.
2.3 Prior to construction plan approval the applicant shall submit an executed easement for the sewer
being proposed through the property to the east. The easement shall include Public Works
standard language (supplied by Public Works), a legal description, which must include the area of
the easement (marked EXHffiIT A) and an 8-1/2" x 11" map with bearings and distances
(marked EXHffiIT B) fur review. Bulh exhibits must be signed by the property owner granting
the easement, and sealed, signed and dated by a Professional Land Surveyor.
2.4 Any sewer mains nul located in the right-of-way shall have a 14~foot wide all weather access
road, built to Meridians Standard Specifications, placed over the sewer main to facilitate cleaning
and maintenance of the sewer system and its appurtenances.
2.5 Water service to this site is being proposed via extension of mains in Turnberry Subdivision. The
applicant shall be responsible to install water mains to and through this development, including
connecting to the 12.inch main in W. Cherry Lane, coordinate main size and routing with Public
Works. The applicant shall execute Meridian's standard form of easements for any mains that are
required to provide service.
2.6 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 finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by COlfficil prior to plat signature.
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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 final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11.3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.9 The applicant shall be responsible for the payment of assessments and the actual physical hook-
up of the existing houses to the municipal services. Ifthe house on Lot 2 Block 4 cannot gravity
to the proposed mains, a single grinder pump shall be installed. No other lift stations shall be
allowed for this development.
2.10 The following lots do not meet the required minimum lot size of 8,000 square feet for the R-4
zone. The applicant shall revise the plat so all lots meet minimum frontage and square footage.
a.) Lot 2, Block 2.
b.) Lots 4,5,8, 13,20,21, and 22, Block 3.
2.11 All existing structures spanning proposed lot lines or not meeting the new sctbacks shall be
removed prior to signature on the final plat by the City Engineer.
2.12 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.
2.13 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 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 :submitteu to the Public Works Department.
Iflateral 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 The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off.street parking areas. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.24 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.
2.25 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 ofthe crawl spaces of homes is at least I-foot above.
2.26 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 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
uw'atioll of 2 huurs tu st::rvi\,;t:: tht:: t::ntirt:: project. Firt: hydrants shall bt: p1act:d an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot aisle_
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
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, Cul-de-sacs require a
96-foot radius.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6 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.
3.7 The proposed 64-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 186 residents at build out.
3.8 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided wlu.:n: n:quin.:d 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 next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
4.2 Lot 8, Block 2, creates a residence that will be isolated from their surrounding neighbors. Such
areas have an increased crime potential. The applicant shall work with the Police Chief and/or
Planning Staff to revise the plat/site plan such that the 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
Exhibit H - Page '2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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 bl;: fulluwed.
5.3 Pathway and Trail standards: The applicant should be required to construct a to-foot wide multi-
use pathway through this site from either Black Cat Road or Cherry Lane. The required pathway
and/or trail shall be constructed in accordance with the Meridian Park Department's
requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
Forthcominz
8. Central District Health Department
8.1 After written approval [rom appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
C. Legal Description
Project:
Date;
10-05'12.5
February 9, 2006
INCUNE VILLAGE
ANNfXATION BOUNDARY
That portion of the Southeast 1/4 of Section 4, Township 3 North, Range 1 West, Boise Meridian, Ada
County, Idaho, and more particularly described as follows:
Commencing at the Sootheast corner or Section 4; thence a11lOtl the Southerly boundary Qf the
SouthNst 1/4, NQrth 89"17'10" West, 990.65 fa-t to the POINT OF BEGINNING;
thence contlnu;ntl alon!! said boundary, North 89'17'10" West, 334.35 feet to the East 1 116 comer of
Sectlon 4;
thencE' along th... Westerly boundary Qf the [,...t "2 of th.. Sgutheilst 114 of silld sfftion,
North 00.41'26" East, 1,475.33 feet;
thene... South 89.18'47' East, 793.86 feet;
thence South 00.3743" West, 821.68 feet;
thence North 89' 22')()" West. 461.44 feet;
thence South 00.36'01)" West 652.31 feet to the POINT OF BEGINNING.
Containing 20.006 acres, more or less.
ENO OF DESCRIPTION
PIl:pa red by:
J.U-B ENGINEERS, Inc.
Ronald M. Hodge, P.L$.
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Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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INCUNE VTlLAG
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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;
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Rt:purl.
2. 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.4 zone, if the applicant enters into a
development agreement with the city.
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 Cormnission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest ofthe City (ODC 11-5B-3.E).
The R-4 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 findings listed above, staff finds that Annexation and Zoninl! of this property to
R.4 would be in the best interest of the City. if the aoplicant enters into a Development
Agreement (DA) with the Citv.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combint:d preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1. The plat is in conformance with the Comprehensive Plan;
Staff fmds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout as it generally
wmplit::s with the provisions of the Comprehensive Plan. Please see Comprehensive
Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B ofthe Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Cormnission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the 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.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staffrecommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 2
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
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April 4, 2006
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-City of-Meridian__
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 ofthe Incline Village Subdivision will have a significant impact on school
enrollments at Chaparral Elementary. Meridian Middle and Meridian High School.
We can predict that these homes, when completed, will house twenty-one (21) elementary
aged children, seventeen (17) middle school aged children, and thirteen (13) 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,
~~
Wendel Bigham
Building & Construction Manager
~ & ~ 1~ 'Di4tUct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-..163-0092
5 April 2006
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phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
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Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
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RE: AZ 06~018, pp 06~016lIncline Village Subdivision
Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Donna Moore at 466-7861 for further
infonnation.
Please be advised that this irrigation water is delivered by Settler's Irrigation District water
right. Alllatetals and waste ways must be protected and any encroachment without a signed
License Agreement and approved plan, before any construction is started, is lUlacceptable.
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
mad~ available to all developments within the Nampa& Ivleridian Irrigation District.
Sincerely,
fJJII~
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
~&~14~~at
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
6 April 2006
phones: Area Code 208
OFFICE; Nampa 466-7861
SHOP; Nampa 466-0663
Daren Fluke
J-U-B Engineers
250 S. Beechwood Ave., Suite 201
Boise, ID 83709
...-. . - ----
RE: Land Use Change Ap-plication - Incline Villaae- S-ubd-ivi-slon
Please note the District now reauires three (3) sets of plans
Dear Mr. Fluke:
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, or John P. Anderson, at the District's shop.
Sincerely,
ff~7/ //j~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning Department
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJEG RIGHTS - 40,000
~ CENTRAL
\JiBt6~!~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division 0 Boise
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" . .' . ~eridian
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o Star
Return to:
Rezone #
Conditional Use #
/ Final/Short Plat
Az. 06-0(3
TV! <:-l; VI.f-.
pp 0' - 0 I (,
V tUt>..1 'G- S'vlod ,'VIS,'O"..,
'"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.
U 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~.
After written approval from appropriate entities are submitted, we can approve this proposal for:
~entral sewage 0 community sewage system 0 community water well
o interim sewage ~entral water
o individual sewage 0 individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~entral sewage .Q jPmmunity sewage system 0 community water
o sewage dry lines ~ central water
~. 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 0 child care center
o beverage establishment 0 grocery store
o 14. Please see attached stormwater management recommendations
o 15.
~ ?( oC.
Date: / /
Reviewed BY:7~'
Review Sheet
15726.001 EH0904
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
May 4, 2006
ITEM #
7&8
DATE
PROJECT NUMBER
AZ 06-018 and PP 06-016
PROJECT NAME
Incline Village Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
Leottla- ~UlP~r ;K.
3~€1J ~..,. ~
r
RECEIVED
MAY - 4 2006
cj.ty ofMeri4ian
..~
Page 1 of 1
Tara Green
From: Krlsty Vigil
Sent: Thursday, April 20, 2006 1 :00 PM
To: Tara Green; Sharon Smith; Machelle Hill; Jessica Johnson
Cc: Barbara Shiffer
Subject: FW: Incline Village
Attachments: Modified prelim plat.pdt; response letter.pdf
From: Daren Fluke [mailto:DFluke@jub.com]
Sent: Thursday, April 20, 2006 9:58 AM
To: canninga@meridiancity,org,; Kristy Vigil; Sonya Watters
Subject: FW: Incline Village
Hello Ladies. I sent this email to Caleb for tonight's hearing not realizing he was out. I assume
that one of you can help me with these important documents. Please let me know if you have
questions regarding any of this. Thanks, D
..---Original Message..d~
From: Daren Fluke
Sent: Thursday, April 20, 2006 9:40 AM
To: Caleb Hooo (hoodc@meridiancity.org)
Subject: Incline Village
Caleb, we've made the changes requested in the staff report (mostly, see attached letter). I'll go
through what we did and didn't do at the hearing this evening, but I'd like to get the attached
documents into the record. I'll also bring an aerial tonight that more clearly shows the regional
view and why a pathway connection to the west won't work for the parks department. Give me a
call if you have questions, D
ClJaren p{u~ ..MOP
J-U-B ENGINEERS, INC.
250 S. Beechwood Ave.
Boise, ill 83709
(208) 376-7330
(208) 323-9336 - Fax
(208) 869-3903 - Cell
www.jub.com
4/20/2006
~
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~
J.U.8 ENGINEERS, Inc.
ENGINEERS. SURVEYORS . PLANNERS
250 S. Beechwood Avenue, Suite 201
Boise, 10 83709-0944
208/376-7330
FAX: 208/323-9336
April 20, 2005
Planning and Zoning Commission
City of Meridian
660 Watertower Lane, Suite 201
Meridian, 10 83642
RE: Incline Village Subdivision
Members of the Commission:
We are in receipt of the staff report for the above noted development dated 4/20/2006. We
have reviewed the staff analysis and conditions of approval and have made the modifications
to the plat as noted within the report with one exception. Specifically we have:
). Eliminated three lots
). Added a pedestrian path to Lot 24, Block 3
). Added traffic calming at the request of ACHO
In eliminating lots the owner did not want to lose the lot north of the park area as it is a very
desirable and valuable lot. We did however eliminate the flag lot behind the existing dwelling
and two lots within Block 3, bringing the overall density down to 3.05 dwelling units per acre.
In addition, all lots now meet or exceed the minimum lot area of 8,000 square feet as
required by the R-4 zone. We request that Conditions 1.1.2 and 1.1.3 be modified accordingly
to reflect the modifications as reflected on the amended preliminary plat.
In meeting with Parks Department it was determined that a pathway connection to the west
was not feasible due to the configuration of the parcels to the west of the site and that a
connection through the public street network was preferable. The developer is glad to assist
the parks department with the regional pathway system where it is logical and has added a
pathway to provide a connection between O'Conner Ave. and the parcel to the east (the
Seventh Day Adventist property), but we have no authority to grant an easement or build a
path across property owned by another party. Accordingly we request that Condition 1.1.10
be modified to require a ten foot path with five feet of landscaping on either side on Lot 24,
Block 3 without a requirement for a connection to the west or any off-site improvements.
The owners are eager to build this project and are committed to creating a development that
not only complies with the comprehensive plan and zoning ordinance, but enhances the
neighborhood and sets a high standard of development within this area of the city.
MeridIan PlannIng and Zoning Commission
April 20, 2006
Page 2 of 2
Sincerely,
J-U-B ENGINEERS, INC.
Daren Fluke, AICP
Project Manager
F:\ProjectManagers\GAL\10.05.125. Incline Village\10-05-125 - Admin\response letter. DOC
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
April 20, 2006
ITEM #
24,25
DATE
PROJECT NUMBER
AZ 06-018, PP 06-016
PROJECT NAME
Incline Village Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
7)o/Y ; [,J() ILkL, e[fJCU,~ r X
--'"'>~1 etA v:Jy x
~'-)' - k~.v
-- ,
/
~ndl([J1 .... ,. _ .$'~~.,lITT ALS TO AGENCIES FOR COMMENTS ON
j~{"q,\" JD,\HO ,,^ r'~~it.MENT PROJECTS WITH THE CITY OF MERIDIAN
''''',,<~''llo/'h'T'RE\Slf<EV''-,"'''---;f:''')~r';'II''''T~~'n ~t y omments and recommendations will be considered by
\ \ . 1BQB
MAYOR ""~ t;(." ,., "ng and Zoning Commission please submit your
TamrllY cie Weercl ~'l"'\ "',cb~ 5 and recommendations to Meridian City Hall
CITY COUNCIL MEMBERS . ',.- (1~'):.~
Keith Bird ('f:-l}ttf1.:.':~~~Se g, City Clerk, by: April 13, 2006
Joseph w. Borton -'R-~l~Mittal Date: March 28, 2006 File No.: AZ 06-018, PP 06.016
Charles lA_ kountree ~Rearing Date: April 20, 2006
Shaun Wardle
Request: Annexation and Zoning of 20.01 acre, from Ada County RUT to R.4
Medium-Low Density Residential and Preliminary Plat approval of 64 single
~
family residential lots and 8 common lots on 20.01 acres in a proposed R.4
zone for Incline Village Subdivision
CITY DEPARTMENTS
City Attorney/HE
703 ,Main Stre':'t
898-5506 (City Altorney)
898-5503 (HR)
Fax 884-8723
By: Incline Village, LLC
Location of Property or Project: west of No~th Black Cat Road and
north of West Cherry Lane '
Fire
540 E. Franklin Road
888-1234 I fax 895-0390
Parks & Recreation
-11. V\!_ 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, C/C
Christine Donnell, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
_ _ ,Aewer Department
Sanitary Services (No VAR, VAC. FP)
- Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Planning
660 E. Watertovver Lane
Suite 202
884-5533 I f21)( 888-6814
Police
1401 E. \^fa tertoVJ8I' r ,,"roe
888-6678/ fax 846-7366
Public Works
660 E, Watertower Lane
Suite 200
898-5500/ f2X 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211/ fax 887-1297
WFlstewate1.'
3401 N. Ten Ivli!e Road
888-2191/ fax 884-0744
- V\Jater
2235 l\r.w. 8th Street
888-5242 I fax RS4-1159
Your Concise Remarks:
Meridian School District (No FP)
Meridinn Post OffiCe(FP/pp only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power CO. (FP,PP,CUP)
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.
RECEIVED
APR 0 4 2006
CITY HALL 33 EA~T lr~AHO AVENUE MERIDIAN, IDAHO 81642 (208) 888,443':1 . .
CITY CLERK - FAX 888-4WS fINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OfFICE _ FAX 884-GJ<ty l)f Mendian
Printed on recycled paper City Clerk Office
,~