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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIIE HEARING DATE OF JUNE 27, 2006
STAFF REPORT
TO:
Hearing Date: 6/27/2006
Mayor & City Council
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SUBJECT:
Southwick Subdivision
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JUN 1 2 2006
City Of M; .
City C1 .J_endian
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Annexation and Zoning of 10.59 acres from RUT (Ada County) to R-8 zone Ce
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FROM:
Josh Wilson/Jenny Veatch
Associate City Planner
884-5533
. AZ-06-0 19
· PP-06-018
Preliminary Plat of 42 single-family building lots and 6 common lots on 10.59
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gemstar Development, LLC, has applied for Annexation and Zoning (AZ) of 10.59 acres
from RUT (Ada County) to R-8 (Medium-Density Residential) and Preliminary Plat approval of 42 single
family residential lots and 6 common lots on 10.59 acres. The site is located east of Linder Road and
south of Us tick Road, at 1255 West Ustick Road. This site currently contains one home which is proposed
to remain.
2. SUMMARY RECOMMENDATION
UpOH L^LCHD approval, Staff recommends approval of AZ-06-0 19 and PP-06-0 18 for Southwick
Subdivision as presented in the staff report for the hearing date of June 27, 2006 based on the Findings of
Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to
this report. Staff has prepared findings consistent with this recommendation. The Meridian Plan nine:
and Zonin!! Commission heard the item on Mav 4. 2006. At the public hearine: thev moved to
recommend approval.
a. Summary of Public Hearing:
i. In favor: Shawn Nickel (Applicant Representative)
ii. In opposition: None
iii. Commenting: None
iv. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Common driveway and house orientation
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
1. None
3. PROPOSED MOTIONS
Approval (All Applications)
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-019 and PP-06-018 as presented in the staff report for the hearing date of June 27, 2006, with
Southwick Subdivision AZ-06-019, PP-06-018
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
the following modifications to the proposed development agreement: (add any proposed
modifications. )
Denial (All Applications)
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
019 and PP-06-003 as presented in the staff report for the hearing date of June 27, 2006, (add any
proposed modifications.)
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ-06-019 and PP-06-018 to (date
certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East of Linder Road and south ofUstickRoad/1255 W Ustick Road
Section 36, T4N R1 W
b. Owners:
CR Kellogg
600 Swan Falls Road
Kuna, ill 83634
John Kellogg
1255 W. Ustick Road
Meridian, ill 83642
c. Applicant:
Gemstar Development, LLC
228 E. Plaza Drive, Suite I
Eagle, ill 83616
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached as Exhibit AI): February 8,2006
2. Date of Landscape Plan (attached as Exhibit A2): February 15, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detennined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 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 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: Apri13 and April 17, 2006 (for P & Z Commission
hearing) and June 5 and June 19,2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: March 24, 2006 (for P & Z
Southwick Subdivision AZ-06-019, PP-06-0l8
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
Commission hearing) and June 2, 2006 (for City Council hearing).
e. Applicant posted notice on site by: April 1 0, 2005 (for P & Z Commission hearing) and June
15,2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): Existing home and vacant land
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, much of which has been recently approved for residential developments,
including Crossfield Subdivision to the east which was approved for 245 single family homes.
c. Adjacent Land Use and Zoning
1. North: Rural residences, zoned RUT.
2. East: Crossfield Subdivision, zoned R-8.
3. South: Meridian Park Subdivision No.1, zoned R-4.
4. West: Rural residences, zoned RUT.
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Existing mains in Ustick Road.
Location of water: Existing mains in U stick Road t the north, as well as a stub
from NW. 13th Street to the south
Issues or concerns: A portion of this site is in an AE flood zone.
2. Vegetation: Existing mature trees around existing house.
3. Flood plain: 100 year floodplain on southern portion of property
4. Canals/Ditches/Irrigation: Creason Lateral on southern portion of property.
5. Hazards: None.
6. Proposed Zoning: R-8
7. Size of Property: 10.59 acres
f. Subdivision Plat Information
1. Residential Lots: 42
2. Non-residential Lots: 0
3. Total Building Lots: 42
4. Common Lots: 6
5. Other Lots: N/A
6. Total Lots: 48
7. Open Lots: 6
8. Residential Area: 10.59 acres
9. Gross Density: 3.92 units per acre (5.64 net density)
Southwick Subdivision AZ-06-0 19, PP-06-0 18
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
g. Landscaping
1. Width of street buffer(s): Ustick Road is classified as an arterial roadway and a 25-
foot street buffer is required. Street buffers are not required on any internal, local
streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.58 acres/5.42% (not including proposed
parkways)
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2).
h. Proposed and Required Non-Residential Setbacks: per the R-8 zone for detached single family
R-8 Standard
Front (Living area) 15 feet
Front (Garage) 20 feet
Side 4 feet
Rear 12 feet
Max. Building Height 35 feet
Min. Lot Size 5,000 square feet
Min. Street Frontage 50 feet
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the development will be from a new roadway connection to Ustick Road (Southwick Way) and
from proposed extensions of Stanhope Street from Crossfield Subdivision to the east and NW
13th Street from Meridian Park Subdivision to the south. The applicant has also proposed to
provide a stub street (Melwood Street) to the undeveloped parcel to the west. Please see
ACHD report for details.
7. COMMENTS MEETING
On March 31, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary SelVices Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 42 single-family lots on 10.59 acres for a gross density of 3.92 dwelling units/acre. Staff finds
that the proposed development is in general compliance with the Comprehensive Plan, and the following
Comprehensive Plan policies apply to this application:
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public selVices.
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:
Southwick Subdivision AZ-06-0 19, PP-06-0 18
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The 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 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 proposed residential properties
to the south and east are compatible with the proposed development.
. Chapter VII, Goal IV, Objective C, Action 10 . Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
. Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal IT, Objective A, Action 6)
Two stub streets have been provided to the undeveloped parcel to the west and connections have
been proposed to the stub streets from the south and east. (See ACHD reportfor details).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a
Permitted Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
Southwick Subdivision AZ-06-019, PP-06-018
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed single-family development. Please see
Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on February 14, 2006
by Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed single-family residential
products. Please see Exhibit D for detailed analysis of facts and findings.
1. Landscaoed Ooen Soace: The applicant is proposing to set aside .58 acres (5.42% of the
property) for open space and staff is supportive of the design. This calculation does not
include the 8-foot parkways with street trees that the applicant has proposed along the
internal roadways, which are eligible to be included in the open space calculation per
UDC 11-3G-3.
2. Common Drives: Lots 5-7, 8-11, 12-15, and 16-19, Block 3 shall access from common
drives in order to meet the minimum frontage requirements of the R-8 zone. The
applicant should add to the plat, and be prepared to discuss at the public hearing, the
orientation of the homes which are located on the common drives. Staff fmds that it is
desirous for the homes to face the common drive and create a courtyard, which would
facilitate fITe and police access/monitoring and present a cohesive streetscape for the
residents. The common drive shall meet the design and construction standards contained
in UDC 11-6-3D and shall have a 28'/48' turning radius as required by the Meridian Fire
Department. The common drives shall also incorporate a concrete pad adjacent to the
public street which facilitates location oftrash receptacles for pick up.
3. Existing Home Access to U stick Road: The existing home shall be required to take
access from an internal roadway within the subdivision and the existing access to Ustick
Southwick Subdivision AZ-06-019, PP.06-018
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
Road shall be abandoned. A note shall be added to the face of the plat which prohibits
direct lot access to Ustick Road.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be
required to utilize any existing surface or well water for the primary source. If a surface
or well source is not available, a single-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system should
be installed to all landscape areas per the approved specifications and in accordance with
UDC 11~3A-15 and MCC 9-1-28.
5. Fencing: The applicant has submitted a detailed fencing plan (on the landscape plan
dated February 15, 2006) with the preliminary plat application for the subdivision. The
applicant has proposed a 5-toot solid fence along the north boundary of the existing home
and has not proposed perimeter fencing for the development. Any perimeter fencing
must be completed prior to issuance of building permits. All fences should taper down to
3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A.7.
6. Common Areas: Maintenance of all common areas shall be the responsibility of the
Southwick Home Owners' Association.
7. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and watelWays being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: ~0l'l. .^..CRD aflproval, Staff recommends approval of AZ-06-019
and PP-06-018 for Southwick Subdivision as presented in the staff report for the hearing date of
June 27,2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of
approval as listed in Exhibit B as attached to this report. Staff has prepared [mdings consistent
with this recommendation. On Mav 4. 2006 the Plannin!! and Zoninl! Commission voted to
recommend approval of the subiect application with the conditions listed in Exhibit B of the
Staff Renort.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: February 8, 2006)
2. Landscape Plan (dated: February 15, 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
Southwick Subdivision AZ-06-019, PP-06-018
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Southwick Subdivision AZ-06-019, PP-06-018
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
A. Drawings
1. Preliminary Plat (dated: January 13, 2006)
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2. Landscape Plan (dated: January 12,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 27, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated February 14, 2006,
stamped by Terry Peugh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Any future subdivision, uses and construction on this property shall comply with the City of
Meridian ordinances in effect at the time.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PP-I, prepared by Bailey Engineering, dated February 8,
2006, is approved, with the conditions listed herein.
1.2.2 Lots 5-7, 8-11, 12-15, and 16-19, Block 3 shall access from common drives in order to meet the
minimum frontage requirements of the R-8 zone. The common drive shall meet the design and
construction standards contained in DUC 11-6-3D and shall have a 28'/48' turning radius as
required by the Meridian Fire Department. The applicant should add to the plat, and be prepared
to discuss at the public hearing, the orientation of the homes which are located on the common
drives. The common drives shall also incorporate a concrete pad adjacent to the public street
which facilitates location oftrash receptacles for pick up.
1.2.3 The existing driveway access to Ustick Road to the existing home to remain shall be abandoned
and a note shall be added to the plat which prohibits direct lot access to Ustick Road.
1.2.4 Maintenance of all common areas shall be the responsibility of the Southwick Subdivision
Homeowners' Association.
1.2.5 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 DUC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under ODC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.6 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13.8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A~15 and MCC 9~1~28.
1.3.3 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the fmal plat application.
1.3.4 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be
installed in accordance with UDC 11-3A-7.
1.3.5 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC 11-6B- 7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via mains in Ustick Road. The
applicant shall install mains necessary to and through this development, coordinate main size and
routing with the Public Works Department, and execute standard forms of easements for any
mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in Ustick Road. The applicant
shall be responsible to install water mains to and through this development, including connecting
to the water stub in NW 13th. Coordinate main size and routing with Public Works, and execute
standard forms of easements for any mains that are required to provide service.
2.3 On final plat dedicate common driveway easements. Any water meters located in driveways shall
be constructed of upgraded materials per City of Meridian standard specifications.
2.4 The applicant shall add a note to the final plat stating that a portion of this site fall within a
floodplain and include FIRM map number, lots within the floodplain shall have to file elevation
certifications. OR file for a LaMAR with FEMA to remove the floodplain.
2.5 Submit updated groundwater monitoring concurrent with final plat submittal.
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 fmalized prior to construction plan approval. The detailed agreement
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 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 final plat signature on the last phase of this project.
If it is to be owned and maintained by an hrigation 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 [mal plat by the City Engineer.
2.9 All existing structures sparming lot lines or not meeting setbacks shall be removed prior to
signature on the final plat by the City Engineer.
2.10 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.
2.11 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.
2.12 All irrigation ditches, laterals or canals, exclusive of natural waterways and the Creason Lateral,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per UDC 11.3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can't be obtained, alternate plans
shall be reviewed and approved by the Meridian City Engineer prior to final plat signature.
2.13 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.
2.14 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.
2.15 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.
2.16 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.
2.17 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.
2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Envirorunental Protection Agency.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27,2006
2.19 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.20 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.21 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.
2.22 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.23 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 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 corners when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the !Fe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
7. 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.
8. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
9. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
1. Any interior fencing adjacent to common lots shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-IO) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11- 3B-1 0) will be followed.
6. SANITARY SERVICE COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from centerline where the site abuts Ustick Road by means of a
warranty deed. The right-of-way purchase and sale agreement and deed must be completed sand
signed by the applicant prior to scheduling the fma1 plat for signature by the ACHD Commission
or prior to issuance of a building permit (or other required permits), whichever occurs ftrst.
Allow up to 30 business days to process the right-of-way dedication after receipt of all requested
material. The owner will be paid the fair market value of the right-of-way dedicated which is an
addition to existing ACHD right-of-way.
2. Construct the sidewalk along Ustick Road no closer than 41-feet from centerline.
3. Locate the internal roads as proposed with no local street offsetting an arterial by less than 300-
feet and no local street offsetting another local street by less than 125-feet.
4. Located the entry road, Southwick Way, approximately 45-feet east of the northwest property line
(measured property line to centerline).
5. Construct all of the internal roads as 36-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalk within 62-feet of right-of-way. Staff also approves the location ofthe swa1e
facilities, not the facilities themselves; Development Review will evaluate the particular facility.
Receive approval from Development Review staff to utilize the proposed roadside
infiltration swale street section and enter into an agreement with ACHD prior to
submitting full plans for a subdivision.
OR
If the site does not meet the standard criteria, construct the local streets as standard 36-
foot street sections with curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-
of-way.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
6. Construct a stub street to the east that connects to the Crossfield subdivision. The applicant is
locating the stub street approximately 747-feet south of the northwest property line (measured
property line to centerline) in alignment with the proposed subdivision. A sign shall be installed
at the tenninus of the stub street stating that, "TIllS ROAD WILL BE EXTENDED IN THE
FUTURE" .
7. Construct a stub street to the south that connects to the Meridian Park #1 subdivison. The
applicant is locating the stub street approximately 290-feet west of the southeast property line
(measured centerline to centerline) in alignment with the proposed subdivision. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE".
8. Construct a stub street to the west that connects to the undeveloped parcel to the west. The
applicant is locating the stub street 160-feet north of the southwest property line (measured
centerline to property line) for future access to the western parcel. A sign shall be installed at the
terminus of the stub street stating that, "TIllS ROAD WILL BE EXTENDED IN THE
FUTURE" .
9. Construct a stub street to the west that connects to the undeveloped parcel to the west. The
applicant is locating the stub street 205-feet south of the northwest property line (measured
centerline to property line) for future access to the western parcel. A sign shall be installed at the
tenninus ofthe stub street stating that, "TIllS ROAD WILL BE EXTENDED IN THE
FUTURE" .
10. Close the driveway accessing Ustick Road. The existing house is required to take access from
Southwick Way.
11. The applicant may choose to do one of the following:
A) Utilize shared driveways for lots 11 and 12, as well as, 15 and 16; and a shared
driveway forlots 13, 14.
OR
B) Utilize a shared driveway for all lots [12,13,14,15]
12. Submit specific plans for the crossing of the Creason Lateral (Northwest 13th Street) to
Development Review for approval prior to the pre-construction meeting and plat approval.
13. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right.of.way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. 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.
6. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
8. 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.
9. Payment of applicable road impact fees will be required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Impact Fee
Ordinance.
10. It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387.6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
11. 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.
12. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B Page 7
CITY OF MERIDIAN PLANNING OEP ARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
C. Legal Description
Ii
IDAHO
SURVEY
GROUP
1450 East Wate,.Cowcr' St.
Sui~ 150
Meridian, Idaho 83642
Phone (20a} 841>-8570
Fax (208) 884-5399
Project No. ()5~J49
February 14,2006
Southwick Subdivision
Annexation & Rl'Xone RUT to U-8
A parcel ofland located in Government Lot 4 of Section I, T.3N., R.IW_, B.M.,
Ada County, Idaho, more particularly described as J()lIows: Conunencing al the comer
eOmtnOlllo Sections 35 and 36, TAN., R.I W., and Seclion 2 ~lOd the said Section I, liom
wbich the 1/4 corner common to said Sections]6 and I bears South 88042'32" East,
2662.16 feet; "ll1encc South 88042'32" East, 987.03 feet to the REAL I"OINT OF
BEGINNIN(;,
Thence South 00040'38" West. 1356.82 fed 10 a point on dlC North boundary of
Meridian Park SuMi vision No.1, as snme is recorded in Book 47 of Plats at Page 3356,
records of Ada County, ldallO;
Thence along said North boundary South 1(9017'25" East, 183.90 feet;
'lllence departing said boundary North 00"39'53" East, 25.97 feet;
Thence South 89"'05 '\2" East 174.47 feci (rccord 183.90 feet) to a point on the
f:..ast line of said Government Lot 4;
Thence along said East line North 00"03 '31" East, 1328.06 feet (record 1327.77
fecI) to the West 1/16 corner common to said SCcli"ns 36 and 1;
Thence North 88"'42'32" Wcst, 344.05 lcet to thc Point of Beginning. Containing
10.83 acres, more or less.
1,1 \ \),
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MERIOl^14 "UBl-Ie
woRKS D1!.PT.
D. Terry Peugh, PLS
Professional l.and Surveyol's
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. Council fmds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that single-family detached residential uses are allowed within the
requested zoning district of R-8 as a Principally Permitted Use. The accompanying plat
demonstrates the land will be developed with lot sizes, housing types and other
dimensional requirements that conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should 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,
Council fmds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8 zoning amendment will provide lots that are similar in nature to eXlstmg
subdivisions in the near vicinity. Council fmds that all essential services are available or
will be provided by the developer to the subj ect property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. This is a logical expansion
of the City limits. In accordance with the fmdings listed above, Council finds that
Annexation and Zonimr of this propertv to R-8 would be in the best interest of the City,
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
Comprehensive Plan. Council generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council fmds that public services are available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details. )
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Commission and Council rely upon comments from the public service providers (i.e.,
police, fIre, ACHD, etc.) to detennine this fmding. (See fmding "Items 3 and 4 above
under Annexation Findings above, and the Agency Comments and Conditions in Exhibit
B for more detail.)
4. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis.
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems.
5. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The
Commission and Council should 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.
Exhibit D Page 2