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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE mARINO DATE OF JULY 25, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 7/25/2006
Mayor and City Council
Jennifer Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Tapestry Subdivision
AZ-06-027
Annexation and Zoning of3.92 acres from Rl (Ada County) to
R-8 (Medium Density Rcsidential).
PP-06-026
Preliminary Plat approval of 20 single-family residential building lots and 4
common lots on 3.92 acres in a proposed R-S zone, by Raftis Tapestry, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Raftis Tapestry, LLC, has applied for Annexation and Zoning (AZ) to R-S
(Medium Density Residential) for 3.92 acres of property currently zoned Rl in Ada County. The
site is located on South Linder Road, between 1-84 and W. Franklin Road. The applicant has
concurrently applied for Preliminary Plat (PP) approval of 20 single-family residential building
lots and 4 common lots on 3.92 acres. Currently, there are two single-family homes on this site.
Only onc of the existing homes is to remain on a proposed 10L Due to the location of the existing
home that is to remain, the applicant is requesting alternative compliance to the 25-foot landscape
buffer which is required along S. Linder Road. The applicant is providing an additional seventy
feet buffer width on the north side of the site entrance as compensation. The subject property is
within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning, Preliminary Plat and Alternative Compliance
applications. Staff is recommending continuance of the proposed Tapt:sllv Subdivision (AZ-06-
027 and PP-06-026) so that the applicant can redesilnl the site with the conditions listed in Exhibit
B of the Staff Report. If the applicant can have revised plans in to the Planning Department by
Julyll. then staff can have a revised report ready for the July 20. Commission meeting. Note:
The issues of the temporary turnaround. common driveway desilnl. and micro path to Peregrine
Elementary noted in this Staff Report were raised to the applicant at both the prt:-application
meeting and prior to the PlanninlZ and Zoning Commission hearing. The applicant submitted the
subicct application without the staff-recommended changes_ On July 6. 2006 the Plannine: &
Zonine: Commission yoted to recommend approyal of the subiect applications. The
applicant provided revised preliminary and landscape plans on July 6. 2006.
a. Summary of Public Hearing:
i. In favor: Matt Schultz (Applicant's representative)
11. In opposition: John Arizabal
lll. Commenting: None
lV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: C. Caleb Hood, Mike Cole
Tapestry Subdi visiun AZ-06-027/PP-06-026
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CiTY Ul' MERllJ1AN PLANNINU DEP ARTM ENT STAFF REPORT FUR THE HEARl NU DATE OF JULY 25, 2006
b. Key Issues of Discussion by Commission:
i. Density and Comprehensive Plan designation
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Staff Issue(s) for City Council:
i. Micro path to Peregrine Elementary School
3. PROPOSED MOTION (to be considered after the public hearing)
Continuance
I move to continue File Numbers AZ-06-027 and PP-06-026 to the hearing date of July 20th,
2006, so the changes mentioned in the staff report can be made by the applicant.
Approve
I move to recommend approve File Numbers AZ-06-027 and PP-06-026 as presented in the staff
report for the hearing date of July 25. 2006 with the following modifications: (Add any proposed
modifications.)
Deny
I move to deny File Numbers AZ-06-027 and PP-06-026 as presented in staff report for the
hearing date of July 25, 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.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 635 & 675 S. Linder Road; South Linder, between 1-84 and W.
Franklin Rd.l 3Nl W14
b. Owner(s):
Casey Emmons,
635 S. Linder Rd.
Meridian, ill 83642
and
Mel Lacy
675 S. Linder Rd.
Meridian, ill 83642
c. Applicant:
Raftis Tapestry, LLC
1488 E. Blue Tick St.
Meridian, ID 83642
d. Representative: Mathew Schultz, RMR Consulting, Inc.
e. Present Zoning: Rl (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 subject 3.92 acres to R-8 and Preliminary Plat approval of 20
single-family buildable lots and 4 common lots. All ofthe homes within the development are
Tapestry Subdivision AZ-06.027/PP~06-026
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CITY OF MJ:::KIUlAN PLANNlNG UEPAIUMJ:::NT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
proposed to be single-family detached... The average lot size in the proposed development is
5,960 square feet. The gross density of the project is 5.1 dwelling units per acre. About .29
acres ofthe site is being set aside for open space. In addition, the applicant is requesting an
alternative compliance to the twenty-five feet of street buffer required on an arterial road. An
existing home to remain on the south side of the site entrance encroaches into the required
buffer. The applicant is providing an additional seventy feet buffer width on the north side of
the site entrance as compensation.
1. Date of preliminary plat (attached in Exhibit A): ~ Revised 7/6/06
2. Date oflandscape plan (attached in Exhibit A): ~ Revised 7/6/06
h. Applicant's Statement/Justification: The applicant, Raftis Tapestry LLC, feels they have
considered all aspects of the Comprehensive Plan, UDC, site loeation, neighbors, and housing
market in Meridian to develop a quality residential development. (Please see Applicant's
Submittal Letter for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this mattcr.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: June 19th and July 3rd, 2006 (for P & Z
Commission hearing) and July lOth and July 17th, 2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: June 9t\ 2006 (for P & Z
Commission hearing) and July 7th, 2006 (for City Council hearing).
e. Applicant posted notice on site by: June 21 "\ 2006 (for P & Z Commission hearing) and
July 15th, 2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): There are two, single-family homes on this site. Only one ofthe
existing homes is to remain.
b. Description of Character of Surrounding Area: This gt:ueral area contains several one-
acre parcels in Ada County, and single-family residential subdivisions with an R-4 designation
in the City of Meridian. There is a school site immediately west ofthe site. This area is
transitioning from rural to urban.
c. Adjacent T ,and Use and Zoning:
I. North: Single-family lots within Whitestone Estates Subdivision and Van Hees
Subdivision, zoned R-4
2. East: Single-family home on large parcel, zoned RUT (Ada County); Single-
family home on large parcel, zoned R-4
3. South: Single-family in Ada County; Single-family homes on large parcels (Van
Hees Subdivision), zoned RUT (Ada County)
4. West: Peregrine Elementary School, zoned RA
Tapestry Subdivision AZ-06-027/PP-06-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAKlNU DATE OF JULY 25,2006
d. History of Previous Actions: Applications for Annexation, Preliminary Plat and
Conditional Use for Banff Subdivision (675 S. Linder Road) were denied by City Council
January 3, 2006. Key issues of discussion were the high density of the site in relation to
surrounding properties, access to S. Linder Road and lack of access to the parcel to the north,
prohlems for emergency services access to site, and future problems for annexation and
redevelopment of adjacent properties
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer in Linder Road.
Location of water: There is currently water in Linder Road.
Issues or concerns: The sewer mains in Linder Road flow to the Landing Lift
Station, which may need upgrades to handle the extra sewage being generated by
this development.
Ownership and location of the ditch along the southern boundary of this
development.
2. CanalslDitches Irrigation: The plat shows an irrigation ditch being piped along the
eastern boundary, and an unnamed ditch is being shown as being left open along the
southern boundary. All open irrigation ditches, laterals and canals, should be tiled when
this property develops. The applicant shall provide documentation that the ditch docs not
lay within this property or submit a signed letter from the owner of the ditch that they do
now wish it to be tiled; otherwise the applicant shall be required to pipe this facility
through their property.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R.8 (Medium Low-Density Residential)
5. Sizc ofPropcrty: 3.92 acres
f. Subdivision Plat Infonnation:
1. Residential Lots: 20
2. Non-residential Lots: 4
3. Total Building Lots: 20
4. Conunon Lots: 4
5. Total Lots: 24
6. Gross Density: 5.10 units per acre (net density is 6.66 d.u./acre)
8. Minimum House Size: 1,400 square feet
g. Landscaping
1. Width of street buffer(s): Per UDC (Table 11-2A-4) a twenty-five foot wide
landscape buffer is required adjacent to arterial streets. S. Linder Road is a classified
arterial roadway. The applicant is seeking alternative compliance (UDC 11-3B-7C-1c)
to the UDC. The existing home (Lot 2 Block 2) encroaches into the required buffer by
ten feet. The landscape buffer along the property boundary of the home shall remain a
twenty-five foot wide section until within five feet ofthe existing home, wherein it
will angle and be reduced to ten feet to accommodate the home. The applicant is
Tapestry Subdivision AZ-06-027/PP.06-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
providing an additional seventy feet buffer/common lot on the north side of the site
entrance as compensation. Street buffers are not required on any of the internal, local
streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 7.32% (0.29 acres)
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. Amenities: Common open space.
i. Off-Street Parking: UDC 11-3C-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. The
applicant proposes fifteen of the residential lots have front accessed garages. The existing
remaining home will have garage access from a side accessed drive, and Lots 10-13, Block I
will share a common-driveway. All four shared driveways must meet Fire Department
requirements for turning radius of 28 feet inside and 48 feet outside or be straight.
J. Proposed and Required Residential Standards:
R-8
Setbacks (in feet) Proposed Required
Strcct sctback to Living Arca 15 15
Side Accessed Garage 15 15
Front Accessed Garage 20 20
Side 4 4
Rear 12 12
Strcct frontagc -
With garage facing street 50 50
With shared driveway 40 40
Lot Size -SF detached
With garage facing street 5,000 5,000
With shared driveway 5,000 4,000
k. Proposed and Required Non-Residential: N/A
1. Summary of Proposed Streets and/or Access: The two existing homes each have
separate driveways that access S. Linder Road. The existing home to remain, near the
southeast boundary, currently takes access to S. Linder Road. The applicant is proposing to
remove these existing driveways and provide access to the remaining residence within the
deyelopment via an internal public street.
For this development, the applicant is proposing to construct one new public street access to S.
Linder Road (Bayeux Street). The internal street has 36-feet wide street sections (measured
back of curb to back of curb) and contains 5-[00t wide attached sidewalks. The applicant is
proposing to have Bayeux Street stub to the undeveloped property to the south, with a
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
combined "temporary" turnaround. Staff finds the "temporary" turnaround to be awkward and
a poor use of space. The turning radius created in the common driveway for the northwest lots
is also a concern. Staff believes the applicant should redesign the turnaround as a modified
hammerhead, or "snoopy", and the common driveways to meet the Fire Department
requirement of28' inside /48'outside radius.
7. COMMENTS MEETING
On June 16,2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Public
Works Department, Meridian Police Departmcnt, and thc Sanitary Services Company. Staffhas
included comments, conditions and recommended actions in Exhibit B below.
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 art: aU1icipa1t:d 1U cun1ain up to eight dwellings
per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 20
single-family lots on 3.92 acres for a gross density of 5.1 0 dwelling units/acre. The proposed
density is within the anticipated density for this area.
Sla[[ finds 1he 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 I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
suhject property- The City of Meridian plans to provide municipal senJices to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sher(fJ'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 servir:ed hy the Meridian School District #2- This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Considcr "Accommodating Bicycle and Pcdcstrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
Tapestry Subdivision AZ-06-027/PP-06-026
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications generally comply with the policies listed in the
literature noted above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat prupuses lu c.:unstrud u stub street to the property to the south
(Bayeux Street) which staff anticipates will re-develop in the near fUture.
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
penllanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant isprupusing to cunstruct a six-Juottull closedfence around the boundary of this
development, including adjacent to S. Linder Road around the existing, remaining home. The
applicant should taper the fence to three feet on either side of Bayeux Street at the entrance to the
subdivision. 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, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link imhdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct five-foot wide sidewalks adjacent to the proposed street,
which connects to the adjacent property to the south. The applicant has not proposed to construct
a micro path to access the western portion of this development tn Peregrine Elementary School.
Staff finds that the applicant could provide better connectivity by having pedestrian connections
to the east to the school. The applicant should contact Wendell Bigham of the Meridian School
District (208-855-4500) as to the viability ofa micro path to Peregrine Elementary School.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has done a nice job of limiting the number of access points to S. Linder Road, an
arterial street, by proposing to remove the existing residential driveways. The new public street
curmection to S. Linder Road has been reviewed and approved by ACHD. City Staff is also
Tapestry Subdivisiun AZ-06-027/PP-06-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STArt REPORT FOR THE HEARING DATE OF JULY 25, 2006
supportive of the location of Bayeux Street; no additional access points to S. Linder Road should
be allowed.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing singlej"amily
residential properties to the north, south, and west, as well as the school to the east, are
compatible with the proposed development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing, low-density residential land uses to the north and
south. The applicant is proposing to construct a six-foot tall privacy fence around this
development. The applicant should taper the fence to three feet on either side of Bayeux Street at
the entrance to the subdivision. Stafffinds that the proposed fencing should provide enough
screening between the proposed urban develupment and the rural residences surrounding it.
Staffrecommends that the Commission and Council rely on any written or verbal testimony
providedfrom neighhors when determining ifadditional screening or more transition in density
is appropriate.
Chapter VII, Goal! V, Objective C, Action 10 - Support a variety ofrt:siueutial categories (low~,
medium-, and high.density single-family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request jor the R-8 zone. Although the immediate properties
surrounding Tapestry Subdivision are zoned R-4 or RUT, there is development to the southeast that is
developing similar size parcels. Stafffinds that the requested zoning designation contributes to the variety
of residential zoning categories in this area and is generally consistent with the Comprehensive Plan
designation for this site. Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-11ists single-family detached
homes as pennitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Low-Density Residential: The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage
requirements ofthe R-8 zone established in the UDC. No dimensional modifications are being
Tapestry Subdivision AZ-06-027/PP-06-026
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
requested for the proposed development. Therefore, the applicant must meet all dimensional
standards.
10. ANALYSIS
a. Analysis of Facts Leading to StaffRecomrnendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R~8 zone is appropriate for this property. There
are issues associated with this area regarding access for public services, mainly
emergency services on Linder Road, which will be remedied in the near future when
Linder Road is improved and the Black Cat Sewer trunk is brought through along the
Kennedy Lateral. Currently Linder Road provides the only arterial/collector
connection for over 700 homes south of Franklin Road. Either the Linder Road
overpass or the extension of West Waltman Street would solve this problem and staff
anticipates the road improvements to eventually happen although no timeline has been
set but significant work to resolve the issue has bcgun and an agreement is pending.
Please see Exhibit D for detailed analysis of the required facts and [mdings for
annexation.
The annexation legal description submitted with the application (stamped on April 7,
2006 by Colleen Marks, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat generally complies with the
Unified Development Code.
Landscaping: The landscape plan prepared by Jensen Belts, Associates, on Al"ri12QQa,
Revised July 6, 2006, labeled Tapestry Subdivision is approved with the following
modifications/notes:
. Construct a 25-foot wide street buffer along S. Linder Road, exclusive of
ACHD right-of-way. Said buffer should be constructed in accordance with
UDC ll-3B-7, except as noted below for the alternative compliance.
. The existing home (Lot 2 Dlock 2) encroaches into the required arterial street
buffer by ten feet. In accordance with UDC 11-3B.7C-lc, the applicant has
submitted an alternative compliance request. The landscape buffer along the
eastern property boundary of the home shall remain a twenty-five foot wide
section until within five feet of the existing home, wherein it will angle and be
reduced to ten feet 1U al,;l,;01nmodate the home. The applicant shall providing
an additional seventy feet buffer width on the north side of the site entrance as
compensation to the City granting the alternative compliance request.
. Per UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
. Per UDC 11-3B-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 tor the landscape
plan. All standards of installation should apply as listed in UDC ll-3B-14.
Tapt'stry Subdivision AZ-06-027/PP~06-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
aboye, with the fmal plat application(s).
Access: Access to this site is currently provided from S. Linder Road. The applicant
shall1imit the number of access points to S. Linder Road, an arterial street, by
removing the existing residential driveways as proposed. No direct lot access to
S. Linder Road is approved.
Stub Streets: The applicant shall be required to provide a public stub street (Bayeux
Street) to the property to the south as proposed. The applicant should also be reauired
to redesilnl the turnaround as a modified hammerhead. or "snoopy". and the common
driveways to meet the Fire Department reauirement of28' inside /48 'outside radius.
Staff finds these changes would eliminate the poor use of space the current proposed
"temporary" turnaround creates and the tightness of the turning radius created in the
common driveway.
Micro path: Currently there is no micro path proposed to access Peregrine Elementary
School to the west of Tapestry Subdivision. Staff recommends that the applicant
redesilnl the plat to provide better pedestrian connectivity. by having a pedestrian
eOlUleetion to the east. The applicant shall contact Wendell Bigham uf 111t: Mt:ridian
School District (208-855-4500) as to the viability of a micro path to Peregrine
Elementary School. ,Said pedestrian connection shall be constructed if the school
district believes it would enhance pedestrian connectivity. Submit a letter from the
Meridian School District if they do not want to have a pedestrian path from this
development.
Existimr Residences/Buildimrs: The site currently contains two, single-family
residences. All existing buildings to remain shall be located/re-located in accordance
with the building setbacks of the R-8 zone, prior to signature of the final plat by the
City Engineer.
Fencing: The applicant is proposing to construct 6-foot solid fencing along the north,
south and east perimeter of the site. The existing chain link fence to the west will
remain. The applicant should taper the fence to three feet on either side of Bayeux
Street at the entrance to the subdivision. A detailed t(~ncing plan should be submitted
upon application of the final plat. If permanent fencing is not provided before issuance
of a building permit, temporary construction fencing to contain debris must be
installed around the perimeter. Perimeter, common open space, and micro-path /multi-
use fencing shall be designed according to UDC 11-3A- 7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Tapestry Subdivision Home Owners' Association.
Ditches. Laterals. and Canals: 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 subdiyided shall be covered. There is a ditch along the south side ofthis
property. The applicant shall provide documentation that the ditch does not lay within
this property or submit a signed letter from the owner of the ditch that they do now
wish it to be tiled; otherwise the applicant shall be reauired to pipe this facility
through their prooerty.
Tapestry Subdivision AZ-06-027/PP-06.026
PAGF 10
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT l'UKTHE HEARING DATE Of JULY 2', 2006
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommendin2 continuance of the proposed Tapestrv
Subdivision (AZ-06-027 and PP-06-026) so that the applicant can redesign the site with the
conditions listed in Exhibit B of the Staff Report. Staff recommends that these items be continued
to the July 20th. 2006 Commission meetinlZ. On July 6. 2006 the Planninl! & Zonine:
Commission voted to recommend approyal of the subiect applications.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 1/06/200(3 Revised July 6,2006)
2. Landscape Plan (dated: Aflri1200tl Revised July 6.2006)
B. Conditions of Approval
I. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Tapestry Subdivisiun AZ-06-027/PP-06-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RJ::PORr FOR THE HEARING DATE OF JULY 25, 2006
A. Drawings
1. Preliminary Plat (dated; 4/06/2006 Revised July 6, 2006)
Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
Landscape Plan (dated: April 2006 Revised July 6, 2006)
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-026)
1.1.1 The preliminary olat labeled as Sheet 1 of 1. prepared by Civil Dvnamics. dated .'\pril 6. 2006
Revised July 6, 2006 is Hffi approved. The applicant shall revise the plat to comply with the
conditions listed herein. All comments and conditions of the accompanying Annexation and
Zoning (AZ-06-027) application shall also be considered conditions of the Preliminary Plat (PP-
06-026)
1.1.2 The landscape plan prepared by Jensen Belts, Associates, on :\flril, 2006 Revised July 6, 2006
labeled Tapestry Subdivision, is approved with the following modifications/notes:
. Construct a 25-foot wide street buffer along S. Linder Road, exclusive of
ACHD right-of-way. Said bufft:r shuuld be constmcted in accordance with
UDC 11-3B-7.
. The existing home (Lot 2 Block 2) encroaches into the required arterial street
buffer by ten feet. The applicant's request for alternative compliance is hereby
approved (UDC Il-3B-7C-lc). The applicant shall provide an additional
seventy feet buffer width on the north side of the site entrance as a condition
of alternative compliance.
. Per UDC ll-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improyed with lawn, either seed or sod.
. Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer. or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC ll-3B-14.
Where the applicant has submitted a preliminary landscape plan and w ht:rt: staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the [mal plat application(s).
1.1.3 The applicant shall contact Wendell Bigham ofthe Meridian School District (208-855-4500) as to
the viability of a micro path to Peregrine Elementary School. Said pedestrian connection shall be
constructed if the school district helieves it would enhance pedestrian connectivitv. Submit a
letter from the Meridian School District if they do not want to have a pedestrian path from this
development.
1.1.4 All lots within the development shall conform to the dimensional standards of the proposed R-8
zone, including a minimum 5,000 square foot lot size. At least 10 davs orior to the City Council
hearin2:. submit 10 full size and one 8.5" x 11" copy of the revised preliminary plat that depicts
all changes requested by the Commission.
1.1.5 Staff recommends the applicant redesilnl the common driveway to meet the Fire Department
requirement of 28' inside/48' outside radius. This will help solve the problem of the tight turning
radius created in the common driveway for the Fire Department and Sanitary Service Company.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
1.1.6 The applicant shall be required to provide a public stub street to the property to the south as
proposed. The applicant shall redesign the turnaround as a modified hammerhead. or "snoopy".
This would eliminate the poor use of space the current proposed "temporary" turnaround creates.
1.1.7 All buildings that span across proposed lot lineR, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature ofthe final plat by the City Engineer.
1.1.8 The applicant has requested alternative compliance for the existing home on Lot 2 Block 2 that
encroaches into the required arterial street buffer by ten feet. The landscape buffer alan!! the
property boundary of the home shall remain a twenty-five foot wide section until within five feet
of the existing home, wherein it will angle and be reduced to ten feet to accommodate the home.
The applicant shall provide an additional seventy feet buffer width on the north side of the site
entrance as compensation as proposed.
1.1.9 Provide a 6-foot tall solid fence around the perimeter of the development, as proposed. The
applicant should taper the fence to three feet on either side of Bayeux Street at the entrance to the
subdivision. A detailed fencing plan shall be submitted upon application of the fmal plat. If
permanent fencing is not provided before issuance of a building permit, temporary construction
fencing to contain debris must be installed around the perimetcr. Pcrimeter, common open space,
and micro-path fencing shall be designed according to UDC 11-3A-7.
1.1.10 Maintenance of all common areas shall be the responsibility of the Tapestry Subdivision Home
Owners' Association.
1.1.11 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. The applicant shall
provide documentation that the ditch to the south does not lay within this property or submit a
silnled letter from the owner of the ditch that they do now wish it to be tiled: otherwise the
applicant shall be required to pipe this facility through their property.
1.1.12 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 fmal plat signature.
1.1.13 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-026)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as opcn 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
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains located in
Linder Road that flow to the Landing Lift Station. The applicant shall bc rcquircd to install any
upgrades to the lift station that necessary to ensure the lift station can adequately handle the extra
sewage being generated by this development.
2.2 The applicant shall install all sewer mains necessary to provide service; 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 Depat1ments Standard
Specifications.
2.3 Water service to this site is being proposed via extension of mains in Linder Road. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.4 Any water meters located in driveways shall be installed using upgraded materials per City of
Meridian Standard Specifications.
2.5 Department of Environmental Quality Best Management Practice's require 20-feet of separation
between a building foundation and an infiltration trench. Prior to final plat the applicant shall
depict a special setback on the plat that ensures this separation or revise the design of the seepage
bed to ensure separation using the standard setbacks.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 The applicant has indicated that the pressurized irrigation system in this development will be an
extension of a Nampa and Meridian Irrigation District system located in Peregrine Elementary to
the west of this project. Prior to scheduling of a pre-construction meeting written documentation
shall be submitted that proves there is a signed agreement that Nampa and Meridian Irrigation
District will own and operate the pressurized irrigation system.
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,
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
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 spanning lot lines or not meeting zoning ordinance shall be removed prior
to signature on the [mal 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 The existing house shall be required to connect to city services. The applicant shall be
responsible for the payment of assessments and the actual physical hook-up of the house to city
servlCes.
2.12 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.
2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals that intersect, cross or lie within the
area being subdivided shall be tiled. The preliminary plat shows a ditch along the southern
boundary that is being called out as being left open. The applicant shall provide documentation
that the ditch does not lay within this property or submit a signed letter from the owner of the
ditch that they do now wish it to be tiled; otherwise the applicant shall be required to pipe this
facility through their property.
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be tiled. 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 association approval can not be obtained, alternate plans will he
reviewed and approved by the City Engineer.
2.15 The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off-street parking areas. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off~site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be reeorded, prior to applying for building permits.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
Exhibit B ~ Page 4
CITY OF MERIDIAN PLANNINGDEPARLMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
2.26 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-fcct. All strcctlights shall bc installcd at subdividcr's cxpcnsc. Typical locations arc at strcct
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
dw'ation of2 homs to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 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 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 ofthe IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within I, UUU feet ofthe proj ect.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around. Cul-de-sacs require a
96-foot radius.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR TH!::: HEARING DATE OF JULY 25, 2006
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 The proposed 20-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 58 residents at build out.
3.8 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.
3.9 Where a portion of the facility or building hereafter constructed or movcd into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 thc distancc rcquircment 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 1hruughou1 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 Lots 11 and 12 of Block I create residences that will be isolated from their surrounding
neighbors. Such areas have an increased crime potential. Prior to the next public hearing, the
applicant shall work with the Police Chief and/or Planning Staff to revise the plat/site plan such
that the houses/dwelling units in the general area are oriented toward one another and encourage
interaction between more neighbors. The plat/site plan shall he revised in accord with those
discussions.
4.2 The proposed multi-family development shall limit landscaping shmhs and bushes to species that
do not exceed three feet in height.
4.3 Any interior fencing shall allow visihility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Sanitary Service Company
5.1 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end ofthe common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
6. Ada County Highway District
Site Snecific Conditions of Avvroval
1. Dedicate 41-feet of right-of-way from the centerline of South Linder Road. The applicant will be
compensated at Fair Market Value for the additional right-of-way that is dedicated.
2. Construct a sidewalk on South Linder Road not closer than 41-feet from centerline. Provide an
easement to the public if any portion of a sidewalk is located outside of the public right-of.way.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25.2006
3. Construct Bayeux Street as a 36-foot street section within 50-feet of right-of-way complete with
rolled curb, gutter and 5~foot concrete sidewalk.
4. Construct a stub street to the south, (Bayeux Street). A sign shall be installed at the terminus of
the stub street stating that, "THIS ROAD WIT J, BE EXTENDED IN THE FUTURE".
5. Construct a turnaround at the western location of Bayeux Street with a minimum 45-foot turn
radii, curb, gutter and sidewalk.
6. Other than the access specifically approved with this application, direct lot access to South Linder
Road is prohibited and should be noted on the final plat.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I. 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.
4. Replace any existing damaged curb, gutter amI sidt:walk and any that may be damaged during the
construction ofthe 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 construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicahle 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 tor 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 ofthe Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road hnpact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right ~of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Exhibit B - Page 7
CITY or MURlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
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 ofthis
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.
7. Central District Health Department
7.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
7.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
7.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 8
CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE Of JULY 25,2006
C. Legal Description
Colleen Marks, L.S. 7045 · 6405 Ustick Road · Boise,: Idaho 83704
Phone: (208) 378.7703 · Fax: (208) 378.7759 · Emall: marksls@veloeltus.net
ANNEXATION DESCRIPTION FOR
T APESTR.Y SUBDIVISION
A parcel of land being all of Lots 14 through 17, Van Hees Subdivision, as;recorded in
Book 12 of Plats at Page 688, records of the Ada County Recorder, Boise, ,Idaho, and a
portion of the SE1/4 NE1/4 of Section 14, T.3N., R.1W., Boise Meridian. Ada County,
Idaho, said par'cel being more particularly described as follows;
Commencing at a pOint marking the Section Corner common to Sections 1.1, 12, 13,
and 14, T.3N., R.1W.. Boise Meridian, Ada County. Idaho; thence S,OO' 3i'os"w.
2053.54 feet along the east line of said Section 14 and the centerline of~. Under
Road to a point, said point bears 'N.OO' 33'08"E. 603.85 feet from a poin~ mark.ing the
E1/4 Corner of said Section 14, said point also being the REAL POINT OF BEGINNING;
thence continuing 5.00' 33'08"W. 263.93 feet along the said east line of Section 14
and the said centerline of S. Linder Road to a point;
thence N.89'12'31"W. 664.85 feet along the south tine of said Lot 17, Van Hees
Subdivision to a point marking the SW Corner of said Lot 17, Van Hees SubdiviSion;
thence N.00'33'44"E. 263.92 feet along the west line of said Lots 14 thro~gh 17, Van
Hees Subdivi5ion to a paint marking the NW corner of saId I..ot 14, Van Hees
Subdivision;
thence S.89'12'37"E. 664./51 feet along the north line of said Lot 14, VanlHees
Subdivision to the REAL POINT OF BEGINNING, said parcel containing 4.03;acres, more
or less.
SUBJECT TO:
Any easements or rights of way of record or in use
Record of Survey No. 6940 was utilized in the preparation of the above described
parcel, and no field survey was done.
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Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAI+ KJ:,PUKf fOR THE HEARING DATE OF JULY 25, 2006
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Exhibit C - Page 2
S.OO'llWW. )19,91'
N.OO'JH4"E. 263.92'
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that future deyelopment of this property will comply with the established
regulations and purpose statement of the R-8 zone.
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. 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 finds that the proposed zoning amendment could result in an adverse impact
upon the delivery of services by any political subdivision providing services to tIns site.
Linder Road provides the only arterial/collector connection for over 700 homes south of
Franklin Road. Based on the ACHD Long Range 2030 proposal, Linder Road is
anticipated to eventually be a three lane roadway abutting this site. However, Linder
Road between Franklin Road and 1-84 is not currently included within ACHD's Five
Year Work Program or in 1he l;UITt:n1ly aduP1ed 20-year Capi1al Impruvt:mt:n1s Plan [or
roadway improvements. This creates issues for the delivery of emergency services and
may also affect other public services. However, the proposed subdivision only consists of
twenty residential lots. Council should determine if the subject project will result in an
adverse impact in this area.
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 existing
subdiyisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Council finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion ofthe City limits. In accordance
with the findings listed above, Council fmds that Annexation and Zoning of this nroperty
to R-8 would be in the best interest of the City.
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT tUR THE HEARING DATE OF JULY 25,2006
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 Comprehensiye Plan;
Council finds that the proposed application is in general compliance with the adopted
Comprehensive (See Comprehensive Plan Policies and Goals, Section 8 and Analysis,
Section 10 of the Staff Report). Council supports the proposed plat layout Wi1h 111t:
conditions listed in Exhibit B of the Staff Report.
2. Public services are ayailable or can be made ayailable and are adequate to
accommodate the proposed deyelopment;
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 improyement 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 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 deyelopment will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or enyironmental 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. Commission and Council
should reference any public testimony that may be presented to detemrinc whcthcr or not
the proposed subdivision may cause health, safety or environmental problems of which
Council is unaware.
6. The deyelopment 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
damagc of any natural, sccnic or historic feature( s) of major importance. 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 of which Council is unaware.
Exhibit D - Page 2