HomeMy WebLinkAboutParamount South 60 Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE oREGE IVE D
STAFF REPORT
TO:
FROM:
Hearing Date: 7/25/2006
Mayor and City Council
Jenny Veatch
Associate City Planner
Meridian Planning Department
208~884~55:B
.:~ Of Meridian
o<<'ori;;/111 -'.,;; Glerk Office
SUBJECT:
Paramount South 60 Subdivision
AZ~06.026
Annexation and Zoning of 60.96 acres from RUT (Ada County) to
R~8 (Medium Density Residential)_
PP~06~025
Preliminary Plat approval of 200 single~fami1y residential building lots and 11
common lots on 59.81 acres in a proposed R.8 zone, by Paramount
Development, Inc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Paramount Development Inc., has applied for Annexation and Zoning (AZ) to R~8
(Medium Density Residential) for 60.96 acres of property currently zoned RUT in Ada County.
Tht:: silt:: is located nOlih of McMillan Road and cast of N. Linder Road. Currently, there is a
single~family home and associated outbuilding on this site. The existing structures will be
removed. The applicant is also asking for preliminary plat approval of 200 single family
residential lots and 11 common lots on 59.81 acres.
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
recommendinl! approval of the proposed Paramount South 60 Subdivision (AZ-06~026 and PP~
06~025) with the conditions listed in Exhibit B ofthe Staff Report. On Julv 6. 2006 the Planninl!
& Zonin2: Commission voted to recommend approval of the subiect applications.
8. Summary of Public Hearing:
i. In favor: Jay Walker (Applicant's representative)
11. In opposition: None
111. Commenting: None
IV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: C. Caleb Hood, Mike Cole
b. Key Issues of Discussion by Commission:
i. Location of eastern stub street
c. Key Commission Changes to Staff Recommendation:
i. Modify site specific condition 1.1.5 to read that fencing will not be
provided/required on the perimeter adjacent to the future high school (school will
provide own fencing).
d. Outstanding Staff Issue(s) for City Council:
i. None
Paramount South 60 Subdivision AZ-06-026/PP-Ofi-02'i
PAGEl
CITY 01< MtKIUlAN PLANNINU UhP AKIMhNT STAl'l' KbPURT FUR THE HEARING DATE OF JULY 25,2006
3. PROPOSED MOTION (to be considered after the public hearing)
Approve
I move to approve .File Numbers AZ~06~026 and PP~06.025 as presented in 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~06~026 and PP~06~025 as presented during the hearing 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.)
Continuance
I move to continue File Numbers AZ~06.026 and PP~06~025 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: 1360 and 810 W. McMillan Road; north of McMillan Road and
east ofN. Linder Road in Section 25, Township 4 North, Range 1 West
b. Owners:
Paramount LLC
12601 W. Explorer Drive
Boise, ill 83713
c. Applicant:
Paramount Development, Inc.
12601 W. Explorer Drive
Boise, ill 83713
d. Representative: Eugene Smith, Engineering NorthWest, LLC
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Dcscription of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 60.96 acres to R-8 and Preliminary Plat approval of200
single. family buildable lots and 11 common lots. All ofthe homes within the development are
proposed to be sing1e~family detached. The average lot size in the proposed development is
8,896 square feet. The gross density of the project is 3.34 dwelling units per acre.
Approxinlately 7.4 percent ofthe site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): May 24th, 2006
2. Date oflandscape plan (attached in Exhibit A): Apri110th,2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason uf tbt:: provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 2
CITY OF MERIDIAN PLANNING DEPARIMENT STAtF KtPOKll'OK THt HtAKlNU VATE or JULY 25, 2UU6
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.
c. Newspaper notifications published on: June 19th and July 3rd, 2006 (for P & Z
Commission hearing) and July 10th and July 17th, 2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: June 9lli, 2006 (for P & Z
Commission hearing) and July 7th, 2006 (for City Council hearing).
e. Applicant posted notice on site by: June 23rd, 2006 (for P & Z Commission hearing) and
July 15th, 2006 (for City Council hearing).
6. LAND USE
a. Existing Land Usc(s): There is one single-family home and an associated outbuilding on this
site. The existing structures are to be removed.
b. Description of Character of Surrounding Area: This area contains a mix of rural parcels
in Ada County, medium density residential developments and developing subdivisions, a
school site and a planned commercial subdivision within the City.
c. Adjacent Land Use and Zoning:
1. North: Paramount Subdivision #6 and Future Rocky Mountain High School site,
zoned R ~8
2. East: Proposed Phases of Paramount Subdivision, zoned R~8 and an 18.36~acrc
residential parcel with existing home, zoned RUT (Cedarcreek Subdivision
armexation, rezone to R~8 and preliminary plat of 85, sing1e~family homes
currently in process to be approved by City Council).
3. South: Cobb1efie1d Crossing Subdivision, zoned R~8 and a 40~acre residential
parcel, zoned RUT (Ada County)
4. West: Proposed Paramount Subdivision Commercial Phase #4. zoned C~G
d. History of Previous Actions: Paramount Development, Inc. has an approved, multi-phase,
Planned Development of 801 lots on 392.17 acres of land generally located within the square
mile bordered by Chinden Blvd, Meridian, Linder and McMillan Roads. This application is
separate from Paramount's Planned Development, but is contiguous in land to future phases of
the development.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer adjacent to this property in
Paramount #6, and planned mains to be extended from the Rocky Mountain
High.
Location of water: There is currently water adjacent to this property in
Paramount #6 and in W. McMillian Road.
Issues or concerns: None.
2. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse
through or adjacent to this site. All open irrigation ditches, laterals and canals, should
be tiled when this property develops.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 3
CITY OF MERIDIAN PLANNINU LJEPAKTMENT STAn- KCPORT FOR THE HEARING DATE OF JULY 25,2006
3. Hazards: No hazards have been identified on this site.
4_ Proposed Zoning: R~8 (Medium Density Residential)
5. Size of Property: 59.81 acres
f. Subdivision Plat Information:
1. Residential Lots:
2. Non~residentia1 Lots:
3. Total Building Lots:
4. Common Lots: 11
5. Other Lots: 0
6. Total Lots: 211
7. Gross Density: 3.34 units per acre (net density is 4.44 d.u./acre)
200
o
200
8. Minimum House Size:
1,301 square feet
g. Landscaping
1. Width of street butler(s): 30 teet
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 4.44 acresl7.4%
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC 11~3A~17E).
h. Amenities: Parkways with detached sidewalks and park with tot lot.
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.
J. Proposed and Required Residential Standards:
R~8
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Front Accessed Garage (to sidewalk) 20
Side
4
12
60
8,400
Rear
Frontage
Lot Size
k. Proposed and Required Non~Residential: N/A
Required
15
20
4
12
50
5,000
L Summary of Proposed Streets and/or Access: The applicant is proposing to construct a
36 feet wide public entry road, N. Fox Run Way, from W. McMillan Road. The applicant is
proposing to extend an existing public stub street, N. Fox Run Way, from within northern
Paramount #6 Subdivision. The applicant is also proposing to provide a public street stub, W.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING UATb OF JULY 25, 2006
Laughton Drive, to the undeveloped C~G and R.8 parcels to the east and west. All of the
internal streets are local streets with 33~foot wide street sections (measured back of concrete
ribbon curb to back of concrete ribbon curb) and contain 4~foot wide detached sidewalks and
8~foot wide landscape strips within 60~feet of right~of~way. Staffis 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 service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. 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 are anticipated to contain three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 200 sing1e~fami1y lots on 59.81 acres for a gross density of 3.34 dwelling units/acre. The
proposed density complies with the anticipated density [or this area.
Staff 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 seroices to the
subject property. The City of Meridian plans to provide municipal seroices to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water seroice will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be seroiced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are current~v owned and maintained by the
Ada County Highway District (ACHD). This seroice will not change.
. The subject lands are currently seroiced by the Meridian School District #2. This seroice
will not change.
. The subject lands are currently seroiced by the Meridian Library District. This seroice
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee~supported, seroices 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 Seroices, and Sanitary
Seroices Company.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
Chapter VI, Goal II, Objective A, Action 3 ~ Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. The
applicant is proposing a pedestrian pathway that will access the future Rocky Mountain High
School to the north. Staff believes that the subject applications comply with the policies listed in
the literature noted above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend the one stub street currently provided to this
property from the north. In addition, two stub streets are being proposed to the parcels to the east
and west that are current(v zoned C~G and R-8. which staff anticipates will develop in the near
future. Staff believes that the applicant has done a nice job of connecting and extending the
existing stub street as well as providingfor future connectivity to the east and west.
Chapter VI, Goal II, Objective A, Action 13 ~ Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent dcvclopments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9. Require new residential development to provide
permanent perimeter fencing lo contain construction debris on site anu pn:vt::nt wimlblowll debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six~foot tall closed fence around the boundary 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 TT, Objective A, Action 5 . Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfour-foot wide sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. Staff is supportive of the proposed pedestrian
connections.
Chapter Vll, GoallV, 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 ti:om
incompatible land use development on adjacent parcels.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
The applicant is proposing a residential zone. Staff finds that the proposed and existing single~
family residential properties to the north, south, and east, are compatible with the proposed
development. The applicant is also proposing smaller lots on the west side of the development
that is adjacent to afuture commercial retail 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 rural parcels to the east and south across W
McMillan Road. The applicant is proposing to construct a six-foot tall privacy fence around this
development. Most of the future and currently developed subdivisions in the area and on the
perimeter of the development are R-8. Staff finds that the proposed fencing should provide
enough screening between The proposed urban develupment and the rural areas surruunding it.
Staff recommends that the Commission and Council rely on any written or verbal testimony
providedfrom neighbors when determining ifadditional screening or more transition in density
is appropriate.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11~2~11ists single~family detached
homes as permitted uses in the R.8 zoning district.
b. Purpose Statement of Zone:
R~8 Medium 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 and lot
size requirements ofthe R~8 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 policies and goals contained in the Comprehensive
Plan, staff believes that the requested R~8 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required !acts and tindings for annexation.
The annexation legal description submitted with the application (stamped on Apri15,
2006 by James R. Washburn, 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
Unified Development Code.
Special Considerations:
Densitv/ODen Space: As noted previously in this report, this area is designated for
medium density residential uses. Medium density residential is defined as up to eight
dwelling units per acre. The submitted plat has a gross density of 3.34 dwelling units
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
per acre. There are existing rural lots to the east and south of this site.
UDC 11 ~3G~3A1 requires at least 5% of the total land area to be set aside for common
open space in single~family developments. Parkways and street buffers as designed by
the applicant do count towards the open space requirement.
Landscapinl!: The landscape plan prepared by The Land Group, on April 1 0111, 2006, is
approved with the following modifications/notes:
. Per UDC 11-3U-3A, set aside at least 7.4% (4.4 acres) ofthe site tor useable
open space, as proposed.
. 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 ll-3B~ 10, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trt::t::s UIl sitt::.
. 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 [mal plat application(s).
Stub Streets: The applicant should be required to extend the public stub street from the
north, N. Fox Run Way, and provide a public stub street (W. Laughton Drive) to the
east and west as proposed.
Existinl! Residences/Buildinl!s: The site currently contains two buildings. All
existing buildings shall be removed as proposed.
Fencinl!: The applicant is proposing to construct 6~foot solid fencing along the entire
perimeter of the site, except adiacent to the future hi2h school. Staff finds that the
application in process for Cedarcreek Subdivision to the east of this property is also
proposing six foot fencing around its perimeter. A detailed fencing plan should be
submitted upon application of the tinal 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 /mu1ti~use fencing shall be designed according to UDC 11~3A~7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Paramount South 60 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 Irril!ation: 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 singlc~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.
Paramount South 60 Subdivision AZ-06-026/PP-06-025
PAGE 8
CiTY Of McRlLJlAN PLANNINU UtPAKIMcNT :STAtI< KEPOKl I<UK THI: HI:AKlNU DATI: Of JULY 15, 1UU6
b. Staff Recommendation: Staff recommends approval of the subject applications AZ~06~
026 and PP-06.025 with the conditions listed in Exhibit B of the Staff Report for the hearing
date of July 25, 2006. On July 6. 2006 the Planninl! & Zonin2: Commission voted to
recommend approval of the subiect applications.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 5/24/06)
2. Landscape Plan (dated: 4/10/06)
B. Conditions of Approval
1. Planning Department
2. Public Wmks Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Paramount South 60 Subdivision AZ.06.026/PP-06-025
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMeNT STAH KhPOKT I<"OK THe HEAKING DATE UF JULY 15,1006
A. Drawings
1. Preliminary Plat (dated: 5/24/06)
JE:.l:!."1!L.df,:iDi:Jl ~~;:. <:3:' Je:;;l'tJl;f~: .I~J" I(j. j'C~:.M-M ~<<"~.s;; 1f:;.... J1L"N..~ g:j
Exhibit A - Page I
r
00
,,0
,.
VJ--<
f'lg
;l>o~~
00"
""'...
o",:l:
gY''''
~~<
- J::'"
5~ 0
,.,,"
~~...
o~~F,
COVJ
:.::\
l""i;;;-
~
'"
,.
"
-0 g
'" z
'" --<
E~ g
~~ 'I'
~-< '"
-0 '"
;: ~
... '"
"
~
B
z
~ni
~p
i"
i
I
i
i
~
...
t~!;
:ri~
~n
I;'
."
iil
.'
,"
.j!
'jl
,.!
,-
Ai~
I"
-"
,j!
,.
~
-I
",'
. ~~r !!: ~"'I)_[III~~H...."..
.;.
,.
.
j:;;!
~ j ~
" I
.
;:,:;,i
'''I~
~:~!~
'; {~
"'.!
":-i
.;
"
~ ~ '"i
~ ~ i i
)'"-i"+'"
--<;>.!I":l"'"':.-' .
f;
~, !"~ "T: ~l
!i :. 1; :_1 ;; j~ i ~
f.~ .~: ~I j~ ;~ ;;
;; ~! ;i ; i 1; .
~: d i:~
..,:;::"..
~
~; !
~~~ t
1- I
I
,'I
j
~ '
;";11 .
Ilijllllllll
I lid P!j ·
l' I! ! ' I
; 'i l
I
.. 'II
. ; to I"'"
- I ~
~:!!!llii
I !.iell'iiE
~ ~ I ~ j" ,I,
j'I
II '
. . i. r ~ .
P'::!"
i
I:
:1 f-
1~".~ u_.
\ ~
i'
,/ \.
i
I
i ;. !
1:-'1'-
,if' "
(-: ,'-,
! 'I
,. <
I, I
! ::_;'
, . I
I ;
!../.'
\
'\\,
'.....
&
\1~.~.
~ ..~!.. ~ .~
w~ ..
'-- ._," ~7.;..
CiTY at' MJ:K1UlAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JULY 25,2006
Landscape Plan (dated 4/10/06)
2B qH.~ ,-;:'~1:"_' ~~~
I ,~, Of;;Ij; Ilr. iill z mmijl0 ~~
II ' '- " ", C) z III ; IHI ~
jliii . " 'J m
., _" "..,_,. IZ@ /il!1lln" r ()
'I' ""I /' i i 10 ~ Jm [f
'III! " ,I I iril I - '1!1 ~~
.11; ~1~~ c
~;--' r
j:!1 m
I
,.. HI 1m mlHll1
f. iiliill~ III 1m il '111f
llij!1 ~ III I II .t
;;
F I ,iI >
-1. ~ a~~~' iii ;f~i mmm
,ll ElII il!Eii'Un
i -,Ii m! . mm!!!
w
rn
~ !';I~ f~~
~ ~~'/~
~ t1!~
,~..
I;~ ~,~ ~:
~ ~;: f
"- - .,~
'" iHi)HI~
'lll'li
, ill.,
)f .~~
fl'l!.;
Ii: ~l:
c: HlI!!j
'" jililil
,I! iil
ill ',-II
I" ,I
'II. ,
... !i Iii
'" !~ ,I
jl ",l
II"'"
f ;i~_
J L;
I
!][ i t:~
~~~ i U;
~-~ ~~1
!II IlfIIl'l' 'I' ijfi!l!~miiiiil~! !I!!llliljjiijl! i i! i!!! ~
1I1,11,lllI, il,!III,'11 1!11!, Illi'!j!1111!11111111';I,./'!1,:I,W!IWI ~
q 111'" '1"'ll. 11'1 111'1' I" I II' 'JJ
i ' ;, ; WI : Jll111'I'!li,l.h Ii, Ii 1.;1,1
: I !I J i 1IIIill ill 1!!!II!ifi!l!!/iI! l!l ! !I' l:~
Ii ill I PIIII ii" !I!i! Ilil!lli11ll1lill !Ill ~
! II i l !1I1 ! 1.1 !11I"!lih ,I !Ili!! I ! ffi
I I! 'I-- 1!!!lI'li ,-- -(.i. II i~...
r:::: I Illil!i , Iii Ii
g ,i !".II,III'I,_flnjli-
Pre~mlnsry Pial SUbmillal 03-28.06
Exhibit ^ Page 2
;~!
gt+~. .1 R\OI,"t
.llt~/I/J PI} .,tl>Jl.'''~_
~!H 'iN.\I\<",N-NNJ'
t,,~;,~~{~~,I'
l I':j')i!l' W II i
! ~~:.; ~ ~i ~'~;' i ~
! 1''' , l; 1, ;
~~!
""
h
1<
;
11
~;'
r
Ii
t
~ I:
ritl !i
:....-< i,'
!~ "
"
-~~~'-~
Paramount South
Meridian Idaho
'rill 81
rlll!l"
1 ~ ~ ~
CITY OF MERIDIAN PLANNiNG UEPAKTMENT STAFF KEPORT FOR THE HEARING DATE OF JULY 25,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06~022)
1.1.1 The preliminary plat labeled as Sheet I of 1, prepared by Engineering Northwest, LLC, dated
May 24, 2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ~06~026) application shall also be considered
conditions of the Preliminary Plat (PP~06~025)
1.1.2 The landscape plan prepared by The Land Group, on 4/10/06, is approved with the following
modifications/notes:
. Per UDC 11 ~ 3G~ 3A, set aside at least 7.4% ( 4.4 acres) of the site for useable
open space, as proposed.
· Per UDC 11-3G-3E1, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
· Per UDC 1l.3B-lO, the applicant should work with the City Arborist, Elroy
Hutf, 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 reviewed
such plan, the landscaping shall bc 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 Extend the public stub street from the north, N. Fox Run Way, and provide a public stub street to
the east and west 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 6~foot tall solid fence around the perimeter ofthe development, except adiacent to the
future hil!h school (the school will install their own fencinl!). as proposed (with the exception
of the east perimeter, contingent upon approval of the Cedarcreek Subdivision preliminary plat
application which includes six foot fence around its perimeter). 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 perimeter. Perimeter, common 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 Paramount South 60 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 be covered. Plans will need to be
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J U L Y 25, 2006
approved by the appropriate irrigation/drainage district, or lateral users assoclahon (ditch
owners), with written approval or non~approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.1.8 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP~06~025)
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 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.
Wht:rt:: tht:: applil.;ant has submittt:u a prdimillary lallUSl.;apt:: plan anu wht:rt: staff has rt:vit:wt:d
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 Staffs failure to cite specitlc 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 from
Paramount Subdivision and Rocky Mountain High School. The applicant shall install sewer
mains to and through this 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 Water service to this site is being proposed via extension of mains in Paramount Subdivision and
W. McMillian Road. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 The lO~inch water main being shown on the preliminary plat shall be up sized to 12~inch.
2.4 Any potential reimbursement agreements must comply with all requirements of City Code 9~ 1 ~ 13
and 9~4~19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25, 2006
with the reimbursable amount shall be approved by Council prior to plat signature.
2.5 The applicant shall provide a 20~foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.6 The applicant has indicated the pressure irrigation system in this proposed development is to be
maintained as a private system, therefore plans and specifications will be reviewed by the Public
Works Department as part of the construction plan review. A "draft copy" ofthe operations and
maintenance manual will be required prior to plan approval with the "final draft" being required
prior to final plat signature on the last phase ofthis project.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year~round
source of water (UDC 11.3A.6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single~point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.8 The applicant shall dedicate with the [mal plat 1O.foot wide Public Utilities, Drainage and
Irrigation easements along the rear lot lines and centered on interior lot lines.
2.9 All existing structures spanning lot lines or not meeting the dimensional standards ofthe 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 irrigation.
2.12 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 covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non~approva1 submitted to the Public Works Department prior
to plan approval. If lateral users association 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 permits.
2.14 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.15 All development improvements, including but not limited to sewer, fencing, micro~paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.16 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.17 It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disahilities Act and the Fair Housing Act.
2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING UATE OF JULY 25, 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 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.
2.21 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.22 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3.feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least l~foot above.
2.23 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~feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a frre~flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval o[tht:: firt:: hydrant locations shall be by the Meridian Firt:: Dt::partIIlt::nl.
a. Fire Hydrants shall have the 4 W' 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 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_ (Note: No parking will be allowed on cul-de~sacs_ Said area shall be signed "No Parking"
in accordance with Appendix D Section D103.6 Signs.)
3.5 All common driveways shall be straight or have a turning radius of2S' inside and 4S' outside and
shall have a clear driving surface which is 20' wide.
3.6 Operational frre hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING UJ:o:P AKTMJ:o:NT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
3.7 The proposed 200~lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 580 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 moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on~site fIre hydrants
and mains shall be provided where required by the Calk ufficial. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R~3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3 .1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities ofthe
public areas (Block 10 Lot 5). Prior to the next public hearing, the applicant shall meet with the
Police Chief and/or Planning StafI to discuss features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those
discussions.
4.2 The proposed plat and/or site design encourages high~speed, cut~through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on W. Lagaretta Drive and W. Laughton Drive.
4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
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 dming Constructiun: The standard established in
the 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. (Note: No parking will be allowed on cul.de~sacs. Said area shall be
f'.igned "No Parking" in accordance with Appendix D Section DI03.6 Signs.)
Exhibit B - Page 5
CITY OF MERIDIAN PLANNiNG UHARTMENT STAFF KEPORT FOR THE HEARING DATE OF JULY 25,2006
7. Ada County Highway District
Site Specific Conditions of Approval
1. Dedicate a total of 45~feet ofright~of~way from the centerline of West McMillan Road.
2. Construct a 5~foot sidewalk no closer than 41~feet from the centerline of West McMillan Road
with pedestrian ramps at the intersection of North Fox Run Way.
3. Construct separate left and right turn lanes on West McMillan Road with adequate storage and
taper lengths at the site access approach.
4. Locate an entry road, North Fox Run Way,located approximately 660~feet east ofthe southwest
property line (measured property line to centerline).
5. Construct North Fox Run Way as a residential collector with 4~foot detached concrete sidewalk,
landscape strips, vertical curb, gutter, islands and minimum 21~foot street sections on either side
ofthe islands within 98~feet of right~of~way.
6. Construct all the internal roadways with detached sidewalk, 8~foot landscape strip, curb, gutter
and 33-foot street sections within 60~feet ofright~of~way. Produce a signed letter from the Fire
Department specifically approving the proposed reduced street sections.
7. Locate four islands and six knuckles as proposed (the remaining knuckle with island in North
DeNiro Place is not approved as proposed). Surround every island in a street section with no less
than 21 ~ feet of pavement and every island in a knuckle with no less than 29~ feet.
8. Construct North DeNiro Place as a typical street section: 33-foot street section within 60-feet of
right.of-way. Locate a cul~de~sac turnaround with a minimum 45~foot turn radii at the terminus of
North DeNiro Place.
9. Extend the existing stub street within the northern Paramount Number 6 Subdivision. North Fox
Run Way is located approximately 606~feet west ofthe northeast property line (measured
property line to centerline).
10. Construct a stub street to the east, (West Laughton Drive), located approximately 530~feet south
of the northeast property line (measured property line to centerline). This stub street shall align
with <IIld l;unnt::l;t lu a roadway within a future phase of the Paramount Subdivision to the east of
this site. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD
WITLL BE EXTENDED IN THE FUTURE".
11. Construct a stub street to the west located approximately 550~feet south ofthe northwest property
line (measured property line to centerline). A sign shall be installed at the terminus of the stub
street stating that, "THIS ROAD WITLL BE EXTENDED IN THE FUTURE".
12. Locate all driveways within this subdivision no closer than 50.feet from any intersection.
13. Pave the driveways their entire width, at least 30~feet into the site and install15~foot pavement
tapers where the driveway meets the edge of pavement.
14. Direct lot access to North Fox Run Way at its proposed southern location is prohibited and should
be noted on the [mal plat.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HJ:<;ARlNG DATE OF JULY 25,2006
15. Direct lot access to West McMillan Road is prohibited and should be noted on the final plat.
16. Comply with all Standard Conditions of Approval.
Standard Conditions of Annroval
1. Any existing irrigation facilities shall be relocated outside ofthe 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 and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387~6280 (with file
number) for details.
5. 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
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 eonformancc with all applicable
requirements ofthe 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 County Highway District Road Impact Fee Ordinance.
11. It is the responsibility ofthe applicant to verify all existing utilities within the right~of~way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1~800~342~1585) at least two full business days
prior to breaking ground within ACHD right~of~way. The applicant shall contact ACHD Traffic
Operations 387.6190 in the event allY ACHD conduits (spare or filled) art:: L:umpwmist::d 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 confrrmation 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 rules, regulations, ordinances, plans, or
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 25,2006
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.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run~off is not to create a mosquito breeding problem.
9. Settlers' Irrigation District
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facility involved is the Bisby Lateral (20' easement). Contact SID for additional
irrigation requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to constmction of any S.LD. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers lITigation District.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply irrigation access to all lots within the above~mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre~
construction meeting.
Exhibit B - Page 8
CITY Of' MeRIDIAN PLANNING DEPARTMENT STAFF REPORT FOK THt: HEARING DATE OF JULY 25, 2006
C. Legal Description
Engineerill~ North West, LLC
.123 N. Ancestor Pl~~e, Suite 180 lololSc.lctaho 83704
(208) 376-5000. Fax (208) 376-5556
Projcct No. 05-044-01
Date: April 05, 2006
PARAMOUNT SOUTH
ANNEXA nON DESCRIPTION
A parcel of land located in the South 1/2 of the SW 1/4 of Section 25, T. 4 N.. R_ I W_,
8.M, Ada County, Idaho, more particularly described as follows:
Commencing at the section comer common to Sections 25, 26, 35 and 36 of said
T. 4 N., R. I W.;
Thence South 89024'05" East, 670.46 feet on the section line common to said Sections
25 and 36 to the southwest corner of the East 1/2 of the SW 1/4 oflhe SW 1/4 of said Section 25,
said point being the REAL POINT OF BEGINMNG;
Thence leaving said section line, North 00026'5R" East, 1319.17 feet on the westerly
boundary line of the East 112 of the SW 114 oftheSW 1/4 of said Section 25 to the northwest
comer of said East 112;
Thence South 89025'33" East, 2013.32 feet on the northerly boundary line of said
East 1/2 of the SW 1/4 of the SW 114 and the northerly boundary line of the SE 1/4 of the
SW 1/4 of said Section 25 to the northeast corner of said SE 1/4 of the SW 1/4;
Thence South 00032'05" West, 1320.01 feet on the easterly boundary line of said SE 1/4
of the SW 1/4 to the 1/4 section corner common to said Sections 25 and 36;
Thence North 89Q24'05" West, 2011.36 feet on thl;: section line common to said Sections
25 and 36 to the real point of beginning. Said pan;el contains 60.96 acres more or less.
PREPARED BY:
Engineering NortbWest, LLC
8~=XE~APPRO~A:")I2-- .
.'
MERIDIAN PUBL.IC
WC"~KS DEF.T
James R. Wasbburn, PLS
Paramount South Annexation DeSl:.uoc
Page: l f..lf I
Exhihit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE Hl:::AKlNG DATE OF JULY 25, 2006
1)1"'.
.". 11:-'
I_....CD il'
\ ""A
"''''
'I
"8
I ~
...-. :.
-"""".....- -
, ~
~
~ !
1 !
J~
<l
'0 I C(l
i~
101::1'1"',QllilS ."'10"''''11...
1 i 10 \j EI 1 ~ ~ . n .:I
I I
,-----____u____ ----"'''''''~,''-'''-'''----- .--u-------.-'1~
i
! I
i I
! i
I ,i
------, ,
I I
, =~~~~~'i..I:~~~H , I
~ ~ I
! ~ \ ~t:~!
i ~C !
I ~~
ii 5~ i~
S: 3~ I:;il
~I IX) ~ ."
!: ~ jin
! ~
i II
i "
I j
i j
! !
I j
! !
i !
! i
I------------u--------------- J
. .;."......-.- _n____u_u__. I
! ",.",," ;
i
;:~
.,
..
. 0
."
~~~
_uj
~1IJQIII"I1j 'i~
Exhihit C - Page 2
.,
:f i ;~~
'<-r, ::\
'---
'"
o
~ ~
ill '"
i7: ~
:i; ;:i&
iE ~=
8 <<"
<Il ,S,
>-
z '"
is 5
~ N
~ '"
<(
"-
--
oj-
".
;::::i:
U;OO
""
X:~O
j.-~I
1...L..t'Y-cr:
o ~g
E:'~~
~ .>-
Vi~s
","'0
I:Nn
>-z<(
zQo
--<(
OU
/;;~
~b
f-----
< .
~ a~
l~~~
~m
~
~
~
I
i
j
-
!.
."
.[
n
III
,!I
I!'
.~I
:~I
fl~
"j
.,
"
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE Hl:':AKING DATE OF JULY 25, 2006
o
i
~.....---
'-
~
_ -r-~..______......,~.
,
"'E~'/1 {"~~~~~Iif~~~~~j; ';:,~i~\'~",
~,~~ ., Ie f .J~ nl '. -iF II
\ " " ii' ~ ,-.:;!...,.
i ,,'J3,\;':':"~lJ.:.~..~1 "'-':--': ,:2\
I -, i";f-<~" r::O'" "'1'''''- i "I': ,~.i:. =. - ~~~:'-
. f ~/ I I f"l-;- l' _ ' II ;,.3 ~ -:;-+' l f. _ 1
. I' 1 f ~ I~ i.~~{. I 'I~" \~~ ~r=:_i.t~. _ ~~
. , '. f'l . ,r'_, (,:0 'Ii' . . - .ft"
- - -.-.- =- '- .~ I:;.>.: -"---F-~- --:'-"-.,'. .- - ''''''.-0 .--- - - .....',' '"
. .,. .;- - o. 'G'''';~'''''^'.11:;;''-'';.~::'I;-' . ~-:.. T' !~~ ~.:', t. Ul:-' ,!~ ~
. \:--"- r:~.'- .,.o..<-~:=:r'~- -: ~~t~~{~~~' ~:~; Jii ~:'; '>~i 'J:)1:-:" G{f
~ ,-""-:- 'J' f~ u_~~!'~~'=''' s .--=""i" ",;"":-'ty_I
I. ,>/' J :~, ~ - .;r~-~-;-" i ,.,.#"- ,:-'r1~~j ;~'-~'1tl !i;
-[i- ~ "/,:-f--:-l-i; :':;. '-:__.\.'~"i Ij!
--~-_. _1:-=---_~~_:_~~_'____.~,' ~~-~~-:-. - ~---L:L~~~:J. ;i~
I!I
~h
:~~
1':
.1j
~:~
~ '
..j
"'li
h
~.
~
Q .
t:
~!
" I ·
~ "
~ I
~ i
o '
I
I
c__" "..&!;.._
1"
i:!
-"
~~
,,~
-!
~~
i
!i~If-
;!"!5 l:!
~I!l I!
\!~ 11-
Exhibit C - Page 3
I
~
~
~- -~r:
!
~
.. ~
<
~ ~l: lT~~rd r
~~ ; ~:..l i\~- I
- n"- ~[- --
] ~'. .c' iUt. r.;,"--..,
;i;i~.r!rt"i ;.1 - :-;=~-:~c'~.i[
-. <f:'-<c,f' tJ ~L - ...--_i- '."
."l~ I' ;~::g1J~E~~>~J..';\:::Fl~/;ri 1-
"-1 I n -'!.,~........;;...,-
T -9 I T'~-.T _._--~ . , . .'
.~. I I ' , I
-r,"1 r !-.! - [ :
__ _L ".........,----":/-=.._ -=;~_~_=.~ ...-.
, : -"'7 "0 - t
L-T ------...-..
---.,..-~~-"
5
.~ '
-;.-.."~._.,,:
,.
-~,
.- ~~,
_,,'~i.'
:m.".. __:~'.~..:.--
'-'-" ~~--r';-.~U-:
'-...-,..'---,.,ur
.. "'t"-,....~-_ -~__~:..._ ...."'-_.
Jl?
'.' .-{,
jt:~
"~~"
m~~i
i ~"'-~i
."
r.~~i&~~~~
-.,",.-.,. . ,..
-. r'-' ...
;,~_L~~~}:. -
__u _ 1;-
,
.- I
.' ~r
, :~ =l
---___...____1
<; 7 ';
~. u~
. ~ ~
~
ill
,. ~ I
5
'"
::0
...,
'"'
'" ~~I
iE
::0 ~~I
0
..., [j<
.... :>
% I
::0
'-' I
~
Q:; I
<(
<L
..
>.;
'" .
'10m
~~~
..."''''
o _/~
~~t
->-z
'" .
wLrio
",NO
>-z..,
zOo
~~-<:;
OU
~~
;:S13
3
H~
9~~"
~~g;
~
~
...
III
i
:.!;
""
~
~
~
.
f
.
.,
. ,
I-
.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf' RHl'ORf 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 comprchcnsivc
plan;
The applicant is proposing to zone all of the subject property to R-8. Council fmds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Statf 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~8 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. 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 will not result in any adverse impact
upon the delivery of services by any political subdivision providing st::rvices to this site.
5. The annexation is in the best ofinterest ofthe City (UDC 11~5B-3.E).
The R~8 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 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 lo dt::vdop 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 Zonine: of this orooertv
to R~8 would be in the best interest ofthe City.
2. Prdiminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
Fxhibit 0 - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF KcPURTFOR THE HEARING DATE OF JULY 25,2006
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;
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. Council should reference
any public testimony that may be presented to determine whether or not the proposed
subdi visiun may cause health, safety or environmental problems of which Council is
unaware.
6. The development preserves significant natural, scenic or historic features.
Council is 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 historic feature(s) of major importance. 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 lmaware.
Exhibit D - Page 2