HomeMy WebLinkAboutNapoli Subdivision PP 06-023
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THe HEAlUNG DATE OF JULY IS, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 7/18/2006
Mayor and City COWlcil
Jenny Veatch
Associate City Planner
Meridian Planning Department
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SUBJECT:
Napoli Subdivision
AZ-06-024
Annexation and Zoning of 10.17 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
PP-06-023
Preliminary Plat approval of 29 single-family residential building lots and 3
common lots on 9.44 acres in a proposed R-4 zone, by Kevin Harris.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant Kevin Harris, representing F&C Development Inc., has applied for Annexation and
Zoning (AZ) to R-4 (Medium Low-Density Residential) for 10.17 acres of property currently
zoned RUT in Ada County. The site is located on the east side of Eagle Road and south of Zaldia
Lane. The existing structures on tlus site will be remuv",u.
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 proposed Napoli Subdivision (AZ-06-024 and PP-06-023) with
the conditions listed in Exhibit B of the Staff Report. On June 15. 2006 the Plannine & Zonine
Commission voted to recommend approval of the subject applications.
a. Summary of Public Hearing:
i. In favor: Kevin Harris (Applicant's representative)
11. In opposition: Bradford Deadman, Don Morgan, Phil DeAngeli, Frank:
Shoemaker.
111. Commenting: Shari Lewis
IV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: C. Caleb Hood
b. Key Issues of Discussion by Commission:
i. Density and Comprehensive Plan designation
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding StaffIssue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public bearing)
Approve
I move to approve File NWllbers AZ-06-024 and PP-OG-023 as presented in staff report for the
hearing date of July 18, 2006 with the following modifications: (Add any proposed
modifications.)
Napoli Subdivision AZ-06-024/PP-06-023
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
Deny
I move to deny File Numbers AZ-06-024 and PP-06-023 as presented during the hearing on
July 18, 2006 for the following reasons: (You should state specific reasons for denial of the
annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-06-024 and PP-06-023 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: 4280 S. Eagle Road; on the east sidc of Eaglc Road and south of
Zaidi a Lane in Section 28, Township 3 North, Range 1 East
b. Owners:
F&C Development Inc.
4280 S. Eagle Road
Meridian, ill 83642
c. Applicant:
Kevin Harris
Briggs Engineering, Inc.
1800 W. Overland Road
Boise, ill 83705
d. Representative: Kevin Harris, Briggs Engineering, Inc.
e. Present Z01llng: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subj ect 10.1 7 acres to R -4 and Preliminary Plat approval of 29
single-fan1ily buildable lots and 3 eOillmon lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
9,493 square feet. The gross density of the project is 3.07 dwelling units per acre.
Approximately 10.61 percent of the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 3/24/06
2. Date of landscape plan (attached in Exhibit A): 3/24/06
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 ofthe provisions ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
Napoli Subdivision AZ-06-024/PP-06-023
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18, 2006
c. Newspaper notifications published on: May 29th and June lzth, 2006 (for P & Z Commission
hearing) and June 26th and July 10th, 2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: May 19th, 2006 (for P & Z
Commission hearing) and June 23'd, 2006 (for City Council hearing).
e. Applicant posted notice on site by: June 5th, 2006 (for P & Z Commission hearing) and
July 8th, 2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): All existing structures are to be removed prior to construction.
b. Description of Character of Surrounding Area: This area contains low and medium low-
density residential developments, a proposed medium density subdivision, and a mix of rural
parcels in Ada County,.
c. Adjacent Land Use and Zoning:
1. North: Kingsbridge Subdivision phases #1-2, zoned R-2
2. South: Martinel Subdivision, zoned RUT (Ada County)
3. East:
Zaldien Zerua Subdivision, zoned RUT (Ada County)
4. West: Future phases of Messina Meadows Subdivision, zoned R-8
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Loeation of sewer: This property would sewer to mains extended in S. Eagle
Road by Kingsbridge Subdivision to the north.
Location of water: This property would extend water service from mains in S.
Eagle Road extended by Kingsbridge Subdivision to the north.
Issues or eoncems: The need for an off-peak pumping station.
2. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse
through this site. All open irrigation ditches, laterals and canals, shall be tiled when
this property develops.
3. Hazards: No hazards have been identified on this site.
4.
5.
Proposed Zoning:
Size of Property:
R-4 (Medium Low-Density Residential)
9.44 acres
f. Subdivision Plat Information:
1. Residential Lots: 29
2. Non-residential Lots: 0
3. Total Building Lots: 29
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 32
Napoli Subdivision AZ-06-024/PP-06-023 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
7. Gross Density:
3.07 Wlits per acre (net density is 4.22 d.u./acre)
8. Minimum House Size:
single-story: 1,600 flquare feet
two-story: 2,200 square feet
g. Landscaping
1. Width of street buffer(s): 25 feet
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.00 acres/1 0.61 %
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class IT trees to be counted as common open space (UDC ll-3A-17E).
h. Ameruties: Parkways with detached sidewalks.
i. Off-Street Parking: UDC ll-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces ( a garage) and a 20' x 20' parking pad in front of each garage.
j. Proposed and Required Residential Standards:
R-4
Setbacks (in feet) Proposed Required
Front Living Area (to sidewalk) 15 15
Front Accessed Garage (to sidewalk) 20 20
Side 5 5
Rear 15 15
Frontage 60 60
Lot Size 8,250 8,000
k. Proposed and Required Non-Residential: N/A
1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct
public streets, S. Palatino Avenue, E. Tindaris Street and S. Martino Avenue. The applicant is
converting a private street (E. Zaidi a Drive) to a public street by constructing a 50-foot wide
section of roadway and dedicating it to ACHD. The applicant is stubbing east along their
northern property line, parallel to Kingsbridge Subdivision. The applicant is also proposing to
provide a public street stub (S. Palatino Avenue) to the Martinel Subdivision to the south. All
of the internal streets (excluding Zaldia Lane extended) are local streets with 36-feet wide
street sections (measured back of concrete ribbon curb to back of concrete ribbon curb) and
contain 4-foot wide detached sidewalks within 60-fcct of right-of-way. Staff is generally
supportive of the proposed street system. ACHD has submitted comments and conditions back
to the City for this project. ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On May 26,2006, a joint agency and departments meeting was held with st:rvillt: pruvidt:rs 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.
Napoli Subdivision AZ-06-024/PP-06-023
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CITY 01' MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
8. COMPREHENSIVE PLAN POLICIES AND GOALS
TIlls property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 29 single-family lots on 9.44 acres for a gross density of 3.07 dwelling umts/acre. The
proposed density complies substantially with the anticipated density for this area.
Council finds the following Comprehensive 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 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City servic:es tv 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 resnur~e and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Shertff's Office.
Unce 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 vfthe subject annexation.
Municipal. fee-supported, services will be provided hy the Meridian Ruilding Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
constmction and reconstmction 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.
Napoli Suhdivi~ion A7-06-024/PP-06-023
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
The submitted preliminary plat proposes to extend the one stub street currently provided to this
property from the east. In addition, one stub street is being proposed to the south parcel that is
currently zoned in Ada County NUl; which stafj'anticipates will re-develop in the nearfuture.
Sta:flbelieves that the applicant has done a nice job of connecting and extending the existing
private lane by converting it to a public street as well as providingforfuture 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 afour-foot tallfence around the northern and western
sides of the development, along the street buffers and a six-foot tall closed fence around the
eastern and southern boundaries of this development. Prior to house construction, fencing should
be constructed around the perimeter of this site. See Analysis below and Exhibit B for more
information.
Chapter VI, Goal II, Obj ective A, Action 5 ~ Require pedestrian access connectors in all new
development to link: subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construc;tfuur-fuut wide, detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties. 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 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. Council finds that the existing single-family
residential properties to the north, south, east and west, are compatible with the proposed
development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
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 existing low density residential land uses to the north, east
and south. The applicant is proposing to construct a six-foot tall privacy fence around this
development to screen this subdivisionfrom the larger parcels. Further, the larger lots in the
Napoli Subdivision AZ-06-024/PP 06-023
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF R.EPORT FOR THE HEARING DATE OF JULY IS, 2006
subdivision are on the perimeter of the development, providing a transition from the large county
parcels to the internal smaller lots. Council finds that the proposed fencing should provide
enough screening between the proposed urban development and the rural residences surrounding
it. Staff recommends that the Commission and Council rely on any written or verbal testimony
providedfrom neighbors when determining if additional screening or more transition in density
is appropriate.
Staij 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
appropriatefor this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes us permitted uses in thc R~4 zoning district.
b. Purpose Statement of Zone:
R-4 Mcdium Low-Density Residential: The purpose uf tht: 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 rangt:.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirt:IIlt:nls uf the R-4 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the polieies 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 ,md findings for annexation_
The annexation legal description submitted with the application (stamped on March
23,2006 by Wayne K. Barber, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat substantially complies with the
Ullified Development Code.
Special Considerations:
Densitv/Open Space: As noted previously in this report, this area is designated for
medium density residential uses. Medium density residential areas are defmed as three
to eight dwellings per acre The submitted plat has a gross density of 3.07 dwelling
units per acre. There are existing rural lots to the east and south of this site.
UDC ll-3G-3Al requires at least 5% of the total land area to be set aside for common
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 7
CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORTFOK THE HEARING DATE OF JULY IS, 2006
open space in single~family developments. Parkways and street buffers as designed by
the applicant do count towards the open space requirement.
Landscaping: The landscape plan prepared by Jensen Belts, Associates, on 3/24/06, is
approved with the following modifications/notes:
· Per UDC 11-3G-3A, set aside at least 10.61 % (1.00 acres) of the site for
useable open space, as proposed.
· Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Stub Streets: The applicant should be required to extend a public stub street east
(currently a private street, E. ZaIdi a Lane), and provide a public stub street to the
Martinel Subdivision to the south as proposed.
Existing Residences/Buildings: The site currently contains residential and out-
buildings. All existing buildings shall be removed as proposed.
Fencing: The applicant is proposing to construct four-foot fence along the entire
perimeter of the site. A detailed fencing plan should be submitted upon application of
the [mal plat. If permanent fencing is not provided bcforc 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 ll-3A-7.
Common Areas: Maintcnancc of all common areas shall be the respunsibility uf Lhe
Napoli Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
nut availabk, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC ll-3A-
15 andMCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
024 and PP-06-023. with the conditions listed in Exhibit B of the Staff Report for the hearinQ;
Napoli Subdivision AZ-06-024/PP.06-023
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18, 2006
date of Julv 18. 2006. On June 15. 2006 the Meridian Plannin2 & Zonin2 Commission
voted to recommend approval of the subject applications with the conditions listed in
Exhibit B.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 3/24/06)
2. Landscape Plan (dated: 3/24/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Scrvice Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THI:HHARlNG DATE OF JULY 18,2006
A. Drawings
1. Preliminary Plat (dated: 3/24/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
D. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-023)
1.1.1 The preliminary plat laheled as Sheet 1 of 1, prepared by Briggs Engineering, Inc., datcd March
24, 2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-06-024) application shall also be considered
conditions of the Preliminary Plat (PP-06-023)
1.1.2 The landscape plan prepared by Jensen Belts, Associates on 3/24/06, IS approved with tht:
following modifications/notes:
· Per UDC 11-3G-3A, set aside at least 10.61% (1.00 acres) of the site for
useable open space, as proposed.
· Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11- 3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has revicwcd
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Extend E. ZaIdi a Lane east as a public street, and provide a public stub street to the MaIiillel
Subdivision to the south as proposed.
1.1.4 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 of the final plat by the City Engineer.
1.1.5 Provide a four-foot tall 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 pennit, temporary construction fencing to contain debris
must be installcd around the perimeter. Perimeter, comlllon open space, and micro-path fencing
shall be designed according to UDC 11-3A- 7.
1.1.6 Maintenance of all common areas shall be the responsibility of the Napoli Home Owners'
Association.
1.1.7 Per UDC 11- 3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall he covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users assoeiation approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
Exhibit B - Page 1
CITY or MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
1.1.8 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP.06-023)
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 fmal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC Il-3A-17.
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 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 ofUDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a develupable lut 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 Warks Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant ofreRponsibility 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 planned with
Kingsbridge Subdivision. The applicant shall install mains to and through this proposed
development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 The applicant shall be responsible to install a temporary off-peak pumping station in a location
coordinated with the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department. The design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.3 Water service to this site is being proposed via extension of mains planned by Kingsbridge
Subdivision. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.4 As part ofthe City of Meridian's "to and through" policy the applicant shall be required to install
water and sewer mains along their frontage in S. Eagle Road if at the time of their construction
Exhibit B - Page 2
CITY OF MERIDlANPLANNING DEPARTMENT STAtor REPORT FOR THE HEARING DATE OF JULY 18,2006
plan submittal is has not been installed by other developments.
2.5 The applicant shall be required to upgrade the water line in Zaldia Drive to l2-inch to comply
with the City of Meridian's master water plan.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1 H 13
and 9-4-19, wmch includes the preliminary agreement (wmch includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.~ 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 surfacc or well source is not available, a singk-puint
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 All existing structures spanning lot lines or not meeting the dimensional standards of the UDC
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 irrigatiun.
2.12 Per UDC 11 ~3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within tht: art:a being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users assoeiation approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
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 pennits.
2.14 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
ft:nl;ing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Z.15 All development improvements, including but not limited to sewer, fencing, ffilcro-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.
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
Exhihit R - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JULY IS, 2006
may be required by the Environmental Protection Agency.
2.19 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.20 Developer shall coordinate mailhox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
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 mghest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least l~foot above.
2.23 One hundred watt, mgh-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet; height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final dcsign locations and quantity are detennint:d 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 not exceeding 3600 square feet will require a fITe-flow of 1,000
gallons per minult: available for duration of 2 hours to service the entire project. One and two story
family dwellings will require a fITe flow of 1500 gallons per minute. Fire hydrants shall be placed an
average of 500 feet apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'll" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street wlllch does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 The proposed 29-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 84.1 residents at build out.
Exhibit B - Page 4
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
3.7 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
mt:asured by an approved route aroWld the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic Rprinkler system installed in aecordance 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 The Police Department has no concerns related to the site design submitted with the application.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
lht: City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. Ada County Highway District
Site Svecific Conditions of Avvroval
1. Construct E. Zaldia Drive as a 36-foot street section to align with E. Mona Lisa Drive to the west,
within 50-feet of right-of-way as a residential collector with vertical curb, gutter, and a 5-foot
eoncrctc sidewalk. Parking is not allowed on E. Zaldia Drive, and tht: applicant shuuld provide a
sidewalk easement for any sidewalk located outside of the right-of-way.
2. Construct a 5~foot detached meandering sidewalk along Eagle Road to be located no closer than
41- feet from centerline. Provide ACHD with a sidewalk easement for the sidewalk if it is located
outside of the right-of-way.
3. Construct the site's internal streets (S. Palatino Avenue, S. Martino Avenue, and E. TindariR
Street) as 36-foot street sections with roller curb, gutter, 4-foot detached sidewalks, and 8-foot
planter strips within 60-feet of right-of-way.
4. Construct the stub street to the east, E. Zaldia Drive, as proposed
5. Construct the stub to the south, S. Palatino Avenue, as proposed.
Exhibit B - Page 5
CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18, 2006
6. Comply with all Standard Conditions of Approval.
Standard Conditions ur Avvruval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prombited 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
bomc by thc developer.
4. Replace any existing damaged curb. gutter and sidewalk and any that may he damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7. All design and constnlction shall be in accordance with the Ada County Highway Distriet Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada COWlty Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applieant at no cost to ACIrn shall repair existing utilities damaged by tht: applil:aIll. 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.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all niles, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
Exhibit B - Page 6
CITY OF MERIDlAN PLANNING DEPARTMbNT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
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.
8. Central District Health Department
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must he 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.
Exhihit R - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
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NAPOIl SUBDMSION
ANNEXATION EXHIBIT
BRIGGS ENGINEERING. INC,
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EIlGIIlEf;RS PlAIIIllERs SU~ORC
lBOO W, 0'IERtAND Il(\OD , BOISE. IOAHO 63705 ' (21l'!)J#-9700
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011 on~ PrQ;ect 01 lI:nensiol\$ of 't"'~:i Praj~ct e.cepl b~
-.trltte" Qgrt!!lmel'1~ frOm Brii'lo"ls, EnlJif1e~r'lI'10. liI'1c.
EXH
L.OCATED IN THE SW 1/4 OF"
SECTION 28. T.3N., R.1 E., 6.10.1.
owe DATE' I OWG NO. I SCAlE'
03/23/06 DPt.4 602121".. 300'
\60212-AA,...DWG
Exhihit r - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JULY IS, 2006
DESCRIPTION FOR
CITY OF MERIDIAN ANNEXATION
NAPOLI SUBDIVISION
March 23, 2006
A PARCEL OF LAND BEING A PORT/ON OF THE RIGHT OF WAY OF SOUTH I:::AGlE
ROAD, AND ALL OF LOT 3, BLOCK 1, OF ZALDIEN ZERUA SUBDIVISION, AS RECORDED
AT BOOK 81 OF PLATS, PAGES 8183 - 8184. ADA COUNTY RECORDERS OFFICE,
LOCATED IN THE NW 1/4 OF THE SW 1/4 OF SECTION 28, TOWNSHIP 3 NORTH, RANGE
1 FAST OF THE BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER THE SW 1/4 OF SECTION 28, T.3N., R.1 E.,
B.M., THENCE S 00037'09" W 660.65 FEET ALONG THE WEST LINE OF SAID SW 1/4 TO THE
REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION;
IHENCE S 89.21'56" E 669.79 FEET TO THE NORTHEAST CORNER OF LOT 3, BLOCK 1,
OF ZALDIEN ZERUA SUBDIVISION, AS RECORDED AT BOOK 81 OF PLATS, PAGES 8183
- 8184, ADA COUNTY RECORDERS OFFICE;
THENCE S 00034'03" W 661.11 FEET TO THE SOUTHEAST CORNER OF SAID LOT 3;
THENCE N 89019'35" W 670.39 FEET TO THE SOUTHWEST CORNER OF THE NW 1/4 OF
SAID SW 1/4 (81/16 CORNER);
THENCE N 00037'09" E 660,65 FEET ALONG THE WEST LINE OF SAID SW 1/4 TO THE
REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION.
SAID PARCEL CONTAINING 10.17 ACRES, MORE OR LESS.
WAYNE K. BARBER,
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P.LS. 8444
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JULY IS, 2006
D. Required Findings from Unified Development Codt:
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 ofthe comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Council finds that
lhe proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that future development of this property will comply with the established
regulations and purpose statement of the R-4 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should rely on any oral or
written testimony that may be provided when detennining 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 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 of the City (UDC 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. Council finds that all essential services arc available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the fmdings listed above, Council fmds that Annexation and Zoning of this orooerty
to R-4 would be in the best intcrcst of the Citv.
2. Preliminary Plat Findings:
In consideration of a Pl-eliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
Council finds that the proposed application is in substantial compliance with the adopted
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;
Council finds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
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;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3
and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for
more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. The 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.
6. The development preserves significant natural, scenic or historic features.
Council if: unaware of any natural, scenic or historic features on this site. Therefore,
Council finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or lllstoric 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.
Exhihit D - Page 2