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HomeMy WebLinkAboutparamount south 60 July 3,2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Paramount Development AZ 06-026 July 6, 2006 ITEM NO. 5 REQUEST Continued Public Hearing from June 15, 2006 -- Request for Annexation and Zoning of 60.96 acres from RUT to R-8 zone for Paramount South 60 Subdivision -- nec of North Under Road and West McMillan Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See Previous Item Packet / Minutes CITY PLANNING DIRECTOR: See attached Staff Report CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: 'K-ctom!ilf,~ l+pprDf/t1i) -10 C ,*} Cuu(lCi€ 1~f3 - DhI 1-/-0 CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SAN IT ARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: ,~~ r1.. Date: ~/O~ Phone::r 7"" lc;oOO Emailed:a~M.L+-t..fl..et1.....JllflW. ('--"M Sfaff Initials: JJf! ~ IJ . ~lq,L . Materials presented at public meellngs shall become property of the City of Meridian. - ~ Page 1 of 1 Sharon Smith From: Jennifer Veatch Sent: Thursday. June 29, 2006 4:43 PM To: Machelle Hill; Sharon Smith; Tara Green; Will Berg Cc: C. Caleb Hood Subject: Paramount South 60 VAR-06-012 Hi All, Paramount South 60 will not need a variance and will receive an application refund. Please let the future agenda reflect this. Thanks, tJe.n."{I. 'Veatc/t Associate Phnner Meridian Planning Department 660 E. Watertowet Lane, Suite 202 Mendian, ID 83642 208.884.5533 208.888.6854 (fax) veatchj@pleridiancin-.org 6/30/2006 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPURT t'UR THE HEARiNG VATE OF JULY 6, 2006 STAFF REPORT TO: FROM: Hearing Date: 7/6/2006 Planning & Zoning Commission Jenny Veatch Associate City Planner Meridian Planning Department 208-884-5533 ~ r < It" .. cM;;;;di::n.-,; "."~ 1ll,....HC, .r :<.. /jf q. ,... """!-,:~..,~ /r'l '._","!.!.~ I\IJ.~,""~, <~1' ,)' ~:!-~i)r"'" <y "7:4~ 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-family 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. The site is located north of McMillan Road and east uf N. Linder Road. Cmrently, 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 oroposed Paramount South 60 Subdivision (AZ-06-026 and PP- 06-025) with the conditions listed in Exhibit B of the Staff Report. 3. PROPOSED MOTION (to be considered after the public bearing) Recommend Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ-06-026 and PP-06-025 as presented in staff report for the hearing date of July 6, 2006 with the following modifications: (Add any proposed modifications.) Recommend Denial After considering all staff, applicant and public testimony, I movc to recommend denial to the City Council of File Numbers AZ-06-026 and PP-06-025 as presented in the staff report for the hearing date of July 6, 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.) Paramount South 60 Subdivision AZ-06-026/PP-06-025 PAGEl CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 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, II) 83713 c. Applicant: Paramount Development, Inc. 12601 W. Explorer Drive Boise, II) 83713 d. Representative: Eugene Smith, Engineering NorthWest, LLC e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the subject 60.96 acres to R-8 and Preliminary Plat approval of 200 singlc-family buildablc lots and 11 common lots. All of the homes within the development are proposed to be single-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. Approximately 7.4 percent of the 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): April IOu" 2006 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: June 19th and July 3rd, 2006 d. Radius notices mailed to properties within 300 feet on: June 91\ 2006 e. Applicant pustt;U Ilutict; UIl site by; Jl.UIC 23rd, 2006 6. LAND USE a. Existing Land Use(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 ParllIIlount South 60 Subdivision AZ-06-026/PP-06-025 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 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~acre residential parcel with existing home, zoned RUT (Cedarcreek Subdivision annexation, rezone to R-8 and preliminary plat of 85, single-family homes currently in process to be approved by City Council). 3. South: Cobblefield 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 tht: lkvelopmellt. 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. CanalslDitches 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. 3. Hazards: No hazards have been identified on this site. 4. 5. Proposed Zoning: Size of Property: R-8 (Medium Density Residential) 59.81 acres f. Subdivision Plat Information: 1. Residential Lots: 2. Non~residential Lots: 3. Total Building Lots: 4. Common Lots: 11 5. Other Lots: 0 200 o 200 6. Total Lots: 211 7. Gross Density: 3.34 units per acre (net density is 4.44 d.u./acre) Paramuunl South 60 Subdivision AZ-06-026/PP-06-025 PAGE 3 CiTY OF MERlUlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 8. Minimum House Size: g. Landscaping 1. Width of street buffer(s): 30 feet 2. Width of buffer(s) between land uses: NI A 1,301 square feet 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 Required Front Living Area (to sidewalk) 15 15 Front Accessed Garage (to sidewalk) 20 20 Side 4 4 Rear 12 12 Frontage 60 50 Lot Size 8,400 5,000 k. Proposed and Required Non-Residential: N/A 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. 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. Staff is generally supportive of the proposed street system. ACHD has submitted comments and conditions back to the City for this project. AClID'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. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHRNSIVR PI,AN 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 Paramount South 60 Subdivision AZ-06-026/PP-06-025 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAt'}' REPORT FOR THE HEARING DATE OF JULY 6, 2006 dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 200 single-family lots on 59.81 acres for a gross density of 3.34 dwelling units/acre. The proposed density complies with the anticipated density for 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 selVices. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: · 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 land... will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. · The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). · The roadlvays adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. · The subject lands are currently serviced bv 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 - 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 walhvay 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 intelVals 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 currently zoned C-G and R-8, which staff anticipates will develop in the near Paramount South 60 Subdivision AZ-06-026IPP~06-025 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JULY 6, 2006 future. Staff believes that the applicant has done a nice job of connecting and extending the existing stub street as well as providing for 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 ill adjacent developments. See analysis ahove. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. The applicant is proposing to construct a six-foot tall 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 II, Objective A, Action 5 - Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to 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 VII, Goal IV, Obj ective 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 I - Protect existing residential properties from incompatible land use development on adjacent parcels. 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 q{ 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 resirlentialland 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 constmet a six-foot tall privacy fence around this development. Most q{ the future and currently developed subdivisions in the area and on the perimeter of the development are R-8. Stafffinds that the proposedfencing should provide enough screening between the proposed urban development and the rural areas surrounding it. Staff recommends that the Commission and Council rely on any written or verbal testimony providedfrom neighbors when determining if additional screening or more transition in density is appropriate. Pllnunount South 60 Subdivision AZ-06-026/PP-06-025 PAGE 6 CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARiNG lJATh 01-' JULY 6,2006 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists 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 of the 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: Dased on the policies and goals containcd 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 facts and findings for annexation. The annexation legal description submitted with the application (stamped on April5, 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/Open 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 per acre. There are existing rural lots to the east and south of this site. UDC 11-3G-3Al 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. Landscaoimr: The landscape plan prepared by The Land Group, on Aprill0th, 2006, 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-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-I0, 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. 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 6,2006 · A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Stub Streets: The applicant should be required to extend 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. Staff finds that the application in process for Cedarcreek Subdivision to the cast of this property is also proposing six foot fencing arowld its perimeter. A detailed fencing plan should be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building pennit, temporary construction fencing to contain debris must be 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 Paramount South 60 Hume Owners' Association. Ditches. Laterals. and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or l,;aImls, exdusive uf any natural waterway, that intersect, cross or lie within the area being subdivided shall be covered. Pressure hril!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 Rource 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 fmal plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A- 15 and MCC 9-1-28. b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06- 026 and PP.06-025 with the conditions listed in Exhibit B of the Staff Report for the hearing date of Julv 6. 2006. 11. EXlllBITS 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 Works Department Paramount South 60 Subdivision AZ-06-026/PP-06-025 PAGE 8 crTY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 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 Unitied Development Code Paramount South 60 Subdivision AZ-06-026/PP-06-025 PAGE 9 CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H1:AKlNU DATE OF JULY 6, 2006 A. Drawings 1. 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'.;'tnq!t ~L:_,~ ..F I "_J ' 1--- ; i:, Landscape Plan (dated 4/10/06) Exhibit A ~ Page 2 CITY OF MbKIUlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 '" ,n1r. Jl '-~~':~;:H_t, ~ ~ ~ j ....): fI' , ,-" 0 011 IHI mmm;~~ -"" i!W II I"' I \ G')Z III ~ 111I ~ " \. I 01 - -. "_. IZ al I Illlllln~~i'j liJil ! I: I i lo~ I' {Irf '~iIi .) ,I . I;R I I E1 ,I!: .... i!" m Hi IHi Wl'!/f1 ~ 'iiii!! ~ ", "" ~ /11 I tl ',fit i ~ ?,!'lll m II !111 0 l:: I 'I ~ .... -1 ! >> .,......, mmm -7fIi " . j;r~j: S " iii EUi IIUUEEi i III 1m mmm (;J IJl ~ \Uilliii rn ~~I.. ~ tn:~ ~ 1$ llv' . ;- .~ 'I' -~ ,~ '~ ~li ~ ;~~~ ; '1;: i n _ _'~ N il!I;I:I. 'I il!1 l'llo" ;J~-il! 'I"i"' - ,- 'I' e lIl!i,; [J) 'i'll/' -< Iii 'I! ;1) i-I !'l! 'l,'l h-ll! jll., ....:; !'j Ii! ~ ,11!i ! II! i!I : ;r~_ I " WIllili 1WI'I'lJ Ill, !i'!!"!lll.ilillllllllll!i,ujjliiilliiH i! i I!i ~ i '11111 1111 'I . I [I 11'1111 ''''/,llnll'lllj! ~ II il,l,tllil !iiiIIII111111l11~!llilil"I!III!1~,[lili JIIII,I!III'I\,,~ 'I' " , lIli. JlIIII II Ii' III ,: f i .;1) till It I I Illil i ill 1l!!,"I'ldl'jh'll Il'II'II,~ IJ 1'1 I illl I'll 1'11(1' I'j.!, 'Illg II ! I 1111 j'Jl I '/' I'l:i '''11,1/ r'llill !lllll Z " 'II' 1 \ I " "111'1 I.""" Z II ill l !Ill ! /.i 1!l1I1!I!il \il'1i Iii! ill ffi I i l ~ li.... I!! 1I1'li ~-. "1,1 II 1.__ ~' i lIlT ;....If'U!i!I!!~ ~~~' Preliminary Pial Submittal 03-28.06 Exhibit A - Page 3 ~~~ ~~. ftf' iJ/ ~ij~~~~_ 1. '~~'" \\~~r,'"'^'~ "\j,'.,\\\j\r~~~' I' II. Wi, ~ !H ~!~ '1 i l~!; , ::<~ ." .:., t lii~ ~\ ~~. ~i i Paramount South Meridian Ideho , i ,Ill. ill: 11!ii 81 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT tOR THt: Ht:AKlNU DATt: Of JULY 6, 2006 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PPM06-022) 1.1.1 The preliminary plat labeled as Sheet 1 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 11-3B-1O, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. . A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Where the applicant has submitted a preliminary landscape plan and where staff has 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 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 of the development, 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 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 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 nahlral waterway, that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch Exhibit B - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOKl' tOR THE HEAKlNU UATE m JULY 6, 2006 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, shull 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 incOIporated into the approved open space are subject to UDC 11- 3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards 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 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 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 with the reimbursable amount shall be approved by Council prior to plat signature. Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPOKI....UR THE HEARING DATE OF TIlLY 6,2006 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" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase 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 final plat lO-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 of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.11 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 aud 9-4~8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.12 Pcr UDC 11-3A-6 all irrigation ditches, laterals or I,;anals, 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-approval 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 fmal 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 constmction 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 Disabilities Act and the Fair Housing Act. 2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Exhibit B - Page 3 CITYQF MERIDIAN PLANNING DEPARTMI:::NT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 2.19 Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Army Corps of Engineers. 2.20 Developer shall coordinate mailbox locations with the Meridian Post Office. 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 I-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-fcct. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. Fire Department 3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. rire 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 of the fITe hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 11" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 1 R" ahove 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 1,000 teet ofthe 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 of28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 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 200-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 580 residents at build out. Exhibit D - Page 4 CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT l'OK THJ:: HEARING DATE OF JULY 6, 2006 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 ftre apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site ftre hydrants and mains shall be provided where required by the code offtcial. 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 bc 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 of the public areas (Block 10 Lot 5). Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning Staff 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 trafftc 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 fcet 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 during Construction: 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 signed "No Parking" in accordance with Appendix D Section D103.6 Signs.) Fxhibit B - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 7. Ada County Highway District Site Specific Conditions of Approval 1. Dedicate a total of 45-feet of right~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 of the 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 of the islands within 9R-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 of right.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 DeNim Place as a typical strcct scction: 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 tenninus 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 of the 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 and connect to a roadway within a future phase of the Paramount Subdivision to the east of this site. A sign shall be installed at the tenninus 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 of the northwest property line (measured property line to centerline). A sign shall be installed at the tenninus ofthe 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 install 15-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 HEARING DATE OF JULY 6, 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 Avvroval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk 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 applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho 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 pennits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The 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 gruwll.l within ACHD right-uf-way. Tht: applil,;ant shalll,;untal,;t ACHD Traml,; 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. Exhibit B - Page 7 ClTYOF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THr: HEARING DATE OF JULY 6, 2006 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 H:gulatury 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 cffect 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 n:q uirements. 9.2 A Land Use Change Application must he on file prior to any approvals. 9.3 A license agreement MUST be signed and recorded prior to construction 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 Irrigation 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, opcrate, and maintain the pressure irrigation system an agreement needs to he in place prior to the pre- construction meeting. Exhihit R - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STArr REPORT FOR THE HEARING DATE OF JULY 6, 2006 C. Legal Description Engineering North West, LLC 423 :-<. Ancestor Place, Suite 180 Boise. Idaho 83704 (208) 376-5000. Fax (208) 376-5556 Project No. 05-044-01 Date: April 05, 2006 PARAMOUNT SOUTH ANNEXA TION DESCRIPTION A parcel ofland located in the South 1/2 of the SW 1/4 of Section 25, T. 4 N.. R. 1 W., 8.M., Ada County, Idaho, more particularly desnihed 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 of the SW 1/4 of said Section 25, said point being the REAL POINT OF BEGINNING; Thence leaving said section line, NOIih 00026 '58" East, 1319.l7 feet on the westerly boundary line of the East 112 of the SW 1/4 of the SW 1/4 of said Section 25 to the northwest comer of said East 1/2; Thence South 89025'33" East, 2013.32 feet on the northerly boundary line of said East 1/2 ofthe SW 1/4 oflbe SW 1/4 and the northerly boundary line of the SE 114 of the SW 1/4 of said SCl,;lion 25 to the northeast comer 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 I/4 of the SW 114 to the 1/4 section comer common to said Sections 25 and 36; Thence North 89024'05" West, 2011.36 feet on the section line common to said Sections 25 and 36 to the real point of beginning. Said parcel contains 60.96 acres more or less. PREPARED BY: Engineering NorthWest, LLC REVIEW APPROVAL ) 2--- B~j _ , -< I ' M.oKIDIAN PUB~IC WOI"><~ DeFT James R, Washburn, PLS Paramount South Annexation DesC",doc Page l of 1 Exhibit C - Page 1 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF tlPORT FOR THE HEARING DATE OF JULY 6, 2006 'I '8 , - - , ~--~~ ':. i ~ . ~ , d I ' . I ~ ~ , ~ ~ i , ~, ,~ iR: I I\ICI'l;I;i~~~sJ~~:~~VIII'" ! 1111.-.'4..... i---- ---. ------- --- _..,"",l.~,,,.. --- -- - -- -- - -- ----- -'1~ i i ! ---, j I '1:11 IIQIII^IQIiI'li , J.1ljr'tD""ilvoIj I Exhihit C -- Page 2 .J I I ~' ;1 -' .' ~I 5: 'j ...I.... ~\' ~} ~f.\ u .-:i,o..c ~[W "-a ~Ci) I!~ i~ $~ i,!ll :;;: lh jil! :, !I CI:J 0:: - .": :;: E~~ . i i I i ~n-.'--------------.=u.R:IiO"____________.______j - I I ~ILLl'l~~~ : , , I ~ st~ Mli ~:;.--i+}- "I"' :!~- z o v; (L 5 ..( ~ ;:; ~ ~ <> ~ '" ;:i~ iE ~: 8 :::~ '" I >- z w i5 5 '" N << ~ '" '" -0( (L .. '" - -::i " - "'ill W , ,,~~ t.....ct.:o:( o ~g ~ % ~ , .,.~ , . >- lill-z .-::> ~~8 :~23 --..( OU WW >-'" ~"*- gO < . HI i.~. ~~~~ "" ~ l I ~ ., j I. :j1 rl h 1'1 ,. ,i- .~~ "I ii~ i:1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 ~...d. Exhibit C - Page 3 o ~ ~~ '- '" ~ -- - =- --:--=---=--,.---......=---. --._~~-., 5 . i~ . .!.,. ~,,_.,,: ~~' .li ~. ~~ lu rT"liJa r .' '-- ~~ I-ij.~,j~ 1 . ; . !i1 ! ';"": i'it ' 'i~;~~rt ';: '~J;j[ t .,.~;;j).~;,~1r'1i:J;i ; i ; J1 I ,L.rl'l....'::l,..L- _..~".t:..} I, i = i ~ r I J,.-..........c..I-... ."~,. ; . - -~=;r- .......,...,~ -. ~-- I " ,-....--,'-. \ w- ..-....---. r..~-;,~~:i";-.~Jlr ~ ~ i l: € i " I I ! ., S I 3: d; ; :'.7-..-. !t'. J~.:~ 'j..,,: r' _It!~ ""'~ } -........_--~.:......:..._~':.._.._"-_. '" -,2 ~! ~~ . ii I rJI .- rI~-'i l ~'-i" .f " .- :-=--L., .:.::..<..,..;.::~~ _ ; .,.,.!,.",,, '-{ 'I)' '~L~t~~~ .il ('" It.~~~} " " '--c.' . i. \'. . . ...:'St~;r~~~~ifL~:7;~:::~r:~" .. ''1{.-.. ."'ll"''''''''']'''' .- f":" jP]~'il'~":~~~.':~ [~~, .i~,~, ~ . J:;. ~ .._+~ __~~_~~=_.:=- ~ ' ~.( ~ j '. 3 -~ . _:. ~ . ':jE - ---~--- ~~ -----..""'"'--.-~_~..L.......;~ \ f ;~ ,'. .!:,.g-' " d "0== ~ 3 . . - -.- :'~':.'_~:,~~...:~ -- \ '. 3 1 ~ ~ ~~. is '" ,. B co ::J '-" to.. g <10 ~ ~~Il ~ ~~ I- 5 ?5 I ~ I ~ f .. i~ """ ~~.~ ..."'''' c _Q ~~~ U1l-~ wLt')O INO ""z< zOo -'= < 00 J=J~ <315 :3 , . ! ~~ i.~ ' - ~ @~~~ t.> ~ ... '" ~ j I i f """n " ~ . ~ : i J it;; i,. ;j: i1'j II ~ 1 It iii IiI i~i i~~ J!j ~:~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 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. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that future development of this property will comply with the established regulations and purpose statement of the R-8 zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best of interest of the 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. Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In. accordance with the findings listed above, staff finds that Annexation and ZoninQ: of thiR nronertv to R-8 would be in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff 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. Exhibit D ~ Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Or JULY 6, 2006 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. (See Exhibit B 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, staff fmds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (Le., police, fire, ACHD, etc.) to determine this fmding. (See fmding Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council rcfcrcncc any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D - PaJ;!;e 2 Meridian Planning & Zoning June 15, 2006 Page 4 of 39 Moe: All right. It has been moved and seconded. All those in favor signify by saying aye. Opposed? That motion is passed. MOTION CARRIED: THREE AYES. TWO ABSENT. Item 10: Public Hearing: AZ 06-026 Request for Annexation and Zoning of 60.96 acres from RUT to R-8 zone for Paramount South 60 Subdivision by Paramount Development - northeast corner of N. Linder Road and W. McMillan Road: Item 11: Public Hearing: PP 06-025 Request for Preliminary Plat approval of 201 residential lots and 13 common lots on 59.81 acres in a proposed R-8 zone for Paramount South 60 Subdivision by Paramount Development - northeast corner of N. Linder Road and W. McMillan Road: Moe: Next item would be to continue the Public Hearing AZ 06-026, request for annexation and zoning -- oh, I'm sorry. Yes. I have to open that hearing for AZ 06-026, as well as PP 06-025, for the annexation and zoning for Paramount South Six Subdivision, as well as the preliminary plat approval for Paramount South Six Subdivision. Zaremba: Mr. Chairman, I move we continue Items AZ 06-026 and PP 06-025 to our regularly scheduled meeting of July 6, 2006. Mae: Is there a second? Borup: Second. Moe: It has been moved and seconded to move Public Hearing AZ 06-026 and PP 06- 025 to the regularly scheduled meeting of July 6th, 2006. All those in favor signify by saying aye. Opposed same sign. That has passed. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: Having said that, before we get to the next Public Hearing, I would like to just kind of walk through a little bit of the Public Hearing process for some that have not been here before. We will open the Public Hearing on the next item. Staff will give its report, basically, an overview of the project, at which time, then, we will ask the applicant to come up and speak to the project. After the applicant has gone through that, we will, then -- there is sign-up sheets back there if you haven't signed up and you may sign up to speak. You will have three minutes for any rebuttal on that -- or to discuss what the applicant had said. After all public testimony, at that time the applicant will, then, have time to come up and rebut what the others had said. Other than that, then, at that point the Commission will, then, make determination on where we go from there. That's the short version of that and I want go ahead and go forward now. CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE July 6, 2006 ITEM # 5,6 PROJECT NUMBER AZ 06-026, PP 06-025 PROJECT NAME Paramount South 60 Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ~\p\"'j ~LLI+='2 J AZ 06-026 MERIDIAN PLANNING & ZONING MEETING June 15,2006 APPLICANT Paramount Development ITEM NO. 10 REQUEST Public Hearing - Annexation and Zoning of 60.96 acres from RUT to an R-8 zone for Paramount South 60 Subdivision - NEe of N. Linder Road and W. McMillan Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See Letter for Continuance CITY ATTORNEY CITY POLICE DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment O~tr. /?!A io ~L {If ~ (Zoo0 CITY FIRE DEPT: CITY BUILDING DEFT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: See Attached Comments SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See Attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: contacted:~~ Q....~ Date: (,113(rlo Phone: 37u...5CbO Ernoiled. -{jSm~ 1D~c.l/lCj'H';. eoM St~ff Initials: ~ Materials presented at public meetings shall become property of the City of Meridian. + BRIGHTON CORPORATION RECEIVED JUN 0 9 2006 CITY OF MERIDIAN CITY CLERK OFFICE June 8, 2006 Ms. Anna Canning, AICP Planning Director City of Meridian 660 E. Watertower, Ste 202 Meridian, Idaho 83642 Re: Paramount South 60 Subdivision Dear Ms. Canning: Staff has already been made aware that we failed to post notice ofthe public hearing on the Paramount South 60 Subdivision for the June 15th, 2006 Planning and Zoning Commission Hearing. Brighton is requesting in writing per Jenny Veathch's request the Commission open and continue the public hearing for Paramount South 60 Subdivision (AZ-06-026, PP-06-025) to the next available hearing. I will then ensure that proper public notice on the property is posted. Please contact me if you have any questions. Best Regards, (\~~ Jay Walker, PM Brighton Corporation Brlglumr Corporatioll 11601 w: E.'(.plorer Drive, Suite 100, Boise, Idaho 83713 www.brifllrtmrcoro.com Tel. (l08) 378-4000 Fax (208) 377-8961 Memo To: Planning & Zoning Commissioners RECEl-VEI) JUN 0 8 2006 ~TY OF MERIDIAN CITY CLERK OFFICE From: Jenny Veatch, Associate City Planner cc: Applicant, Anna Canning, Ted Baird, Clerk's Office, Project File Date: June 8, 2006 Re: Paramount South 60 Subdivision (AZ-06-026/ PP-06-025) Staff has been made aware that the applicant for Paramount South 60 Subdivision failed to post notice of the public hearing on the property for the June 15, 2006, Planning and Zoning Commission hearing. Staff is requesting the Commission open and continue the public hearing for Paramount South 60 Subdivision (AZ-06-026, PP-06-025) to the next available hearing, so the applicant can place pUblic notice on the property. c~~\) $) ~ 1~~U ~'l 1. ~1\\.\)~t\ 1'bint School District No. 2 911 Meridian Road · Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr_ Linda Clark May 22, 2006 City of Meridian 660 E. Watertower Lane Suite-2e-2-~-~~--- __n____ - Meridian, ill 83642 RECEIVED MAY 26 2006 City Of Meridian - ____c_____ --_CC"- --~- -- CityCleFk-G-ffiee-- Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district arc operating over capacity. Approval of the Paramount South 60 Subdivision will have a significant impact on school emollments at Prospect Elementary. Sawtooth Middle and Eagle High School. We can predict that these homes, when completed, will house seventy (70) elementary aged children, fifty-five (55) middle school aged children, and thirty-nine (39) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. Sch'2~1 capacity is a4~~ssed in Id~lO Q9~e 67-6508. The M~!i~ian S~!J.ooU?~~tric~ ~~_________ currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, ~~- Wendel Bigham Building & Construction Manager ~ CENTRAl ~Bt6i!~ Rezone # Conditional Use # Preliminary / Final/Short Plat 01. 02. 03. 04. 05. 06. 07. ~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to; o Boise o Eagle o Garden City ~dian o Kuna { OACZ lJ) o Star 4zo~ -O~L . ?f06-02\ ~d~f CJl t,c) -~ We have No Objections to this Proposal. MAY 2 5 20n~ We recommend Denial of this Proposal. City of Meridian City Clerk Office Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other This office will require a study to assess the Impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wr~proval from appropriate entities are submitted, we can approve this proposal for: fltral sewage 0 community sewage system 0 community water well o interim sewage ~ntral water o individual sewage 0 individual water rz<'!,... The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, r- Division of Environmental Quality: ~al sewage g community sewage system 0 community water o sewage dry lines ~tral water ~n-off is not to create a mosquito breeding problem:-- o 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center Date: --S:j L5-.J Q..k... Reviewed By: ~ ~ o 14. Please see attached stormwater management recommendations o 15. , 5726-001 EH0904 Review Sheet CITY OF MERIDIAN PLANNING COMMISSION PUBLIC HEARING SIGN-UP SHEET June 15,2006 ITEM # 10 & 11 DATE PROJECT NUMBER AZ 06-026 and PP 06-025 PROJECT NAME Paramount South 60 Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL RECEIVED JUN 1 5 2006 c~~f~~<!i..an ,-.;n,. r '1_ r Hfi.....