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Home My WebLink AboutTapestry Subdivision July 3,2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Raftis Tapestry, LLC AZ 06-027 July 6, 2006 ITEM NO. 11 REQUEST Public Hearing - Annexation and Zoning of 3.92 acres to an R-8 zone for Tapestry Subdivision - 635 & 675 S. Linder Road AGENCY COMMENTS CITY PLANNING DIRECTOR: ~e-oJn/YU!.{l.{Ji ~rrvl/tJ --10 (J/ C- bj/f7 - ;k~13 ;;--1 CITY CLERK: CITY ENGINEER: CITY ATIORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comments CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached Comments NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Affidavit of Posting contocted:~~ ::;t(<<:e Phone: Emailed: c.h",1 ~ ~ aff nitials: ~ Materials presented at public meeflngs shall become property of the City of Meridian. Sl510 -I Z/ed <7, ~ CENTRAL ~8t6~!~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: o Boise DEagle o Garden City ~eridian o Kuna OACZ Star Rezone # /l z () b -0.2.. 7 Conditional Use # Preliminary / Final/Short Plat 01. 02. 03. 04. 05. 06. 07. We have No Objections to this Proposal. -: " '1')0("'" t~ c. 1:... \t~') GITY OF MERIDIA~.j CITY CLfRK n.f=":::lrr~~ Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. - -- We recommend Denial of 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 written pproval from appropriate entities are submitted, we can approve this proposal for: entral sewage ~~~~munity sewage system 0 community water well o interim sewage ~Itral water / 0 individual sewage 0 individual water ~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division otyrlvironmental Quality: ~tral sewage ~mmunity sewage system 0 community water / 0 sewage dry lines ~tral water ~un-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 o 14. Please see attached stormwater management recommendations o 15. Reviewed By: Date: ~..,L2J 06 ''--k- ;f/?- 15726-001 EH0904 Review Sheet , '-'r1~W~ cMefidll;-\\. v I~ /I pit' j'~8~ To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall '! ~. IlJAI-IU 'l-{' O{' tv,...t.:):~ " ":'f YI>\'TRFAE;UR.EVI'J-.I-" .....-:: ~ MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Dini Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Sll-eel 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 I fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 I fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 I fax 888-6844 Police 1401 E. Watertower Lane 888-6678 I fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 I fax 895~9551 - Building 660 E. Watertower Lane Suite 150 887-2211 I fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 I fax 884-0744 - Water ??i'i NW, 8th Street 888-5242 I fax 884-1159 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN Attn: Will Berg, City Clerk, by: June 26, 2006 Transmittal Date: June 13, 2006 File No.: AZ 06-027 I PP 06-026 Hearing Date: July 6, 2006 Request: Public Hearing - Annexation & Zoning of 3.92 acres to an R-8 zone and Preliminary Plat approval of 20 residential lots and 4 common lots on 3.92 acres in a proposed R-8 zone for Tapestry Subdivision By: Raftis Tap, Location of Prop .' !' '--'IV -' i Y ,-. ',-, '. ~ '"-..( David ~~~ fp~l;~,hb Meridian School District (No FP) = David Moe -(n~ ~}~>11 i'~~L ~-OJ: '~__,'\;. _ Meridian Post .Orfice(FP/.PP ~nIY) _ Wendy Newton-HuckabaY-(N~>_; _ Ada County Highway Dlstnct Michael Rohm (No FP) '" "', Ada County Development Services Keith Borup (No FP) Central District Health Tammy de Weerd. Mayor Nampa Meridian Irrig. District CtlClrlie Rountree, C/C Settlers Irrig. District Joe Borton, C/C Idaho Power CO. (FP,PP,CUP) Keith Bird, C/C Qwest (FP/PP only) Shaun Wardle, C/C Intermountain Gas (FP/PP only) Water Department Bureau of Reclamation (FP/PP only) K Sewer Department Idaho Transportation Dept. (No FP) Sanitary ServiceS(No VAR, VAC. FP) Ada County Ass. Land Records Building Department I Rich Greene Meridian Development Corp. Fire Department Historical Preservation Comm. Police Department City Attorney City Engineer City Planner Parks Department RECEIVED JUN 1 6 2006 City ~ Meridian ity ~rk Office Your Concise Remarks: CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887.4813 MAYOR'S OfFICE - FAX 884-8119 Printed on recycled paper At=FIDAVIT OF POSTING ~REJ C E IVEI~) H ! h~ z" 6 '1006' ~.. - , l. L CITY OF MERIDIAN ~~'TV (~! I=RK (Y::~Ir:!= STATE OF IDAHp COUNTY OF AD~ ) ) S ) I, (narine) . I . (address) (phone) . . . . . l\fJe~di~n . , (city) i (state) , bejng first duly sworn upon oath, depose and say: I p~rso~aIlV posted the su .ect property with the hearing notice sign 10 days prior to the public he~ng: f~r the .' . . Datlad this. 21st d yot . .June ,2006 (?~~// ( nature) SUBSCRIBED AND fore me the day and year first above written. '/' . RUT'1 ZAHORIK . NOTAflY.PUBLIC STAT~ OF IDAHO My Commission Expires: ?/I~/?a-:b Master\affid-posting 1 Page 1 of2 Tara Green From: Nancy Radford Sent: wednesday, July 05, 2006 7:39 AM To: Tara Green; Sharon Smith Subject: FW: Tapestry Sub P&Z Packets Attachments: 1355469691- Tapestry Revised_Meridian Comments.pdf p..\ 'Z.. H~_ 11 ~ LD . ()IJ) Hen'S !,t_". H40I~'" "" ':'-<i~: d.~.:r Nancy Radford Receptionist Meridian City Clerks Office 208 888.4433 I::!-dfordn@meridiancity.orl!: From: Matthew Schultz [mailtD:schultzdevelopment@yahoo.com] Sent: Tuesday, July 04, 2006 5:22 PM To: Nancy Radford Cc: 11m Taylor; Jennifer Veatch Subject: Re: Tapestry Sub P&Z Packets Nancy , Please enter this into the record...... Please see the attached exhibit and revised Preliminary Plat for Tapestry based on Staff comments regarding revising the turn-around at the west end of Bayeux Street. We eliminated one lot to add the 3-point turn-around with all other aspects of the plat remaining as originally submitted. I will be working with Jenny to make sure we are NOT continued on Thursday night as the change is very minor and no need to delay for two weeks what we can get done on Thursday night. Thank You Nancy Radford <nuIfordll@,1nuidiallcity.org> wrote: Nancy Radford Receptionist Meridian City Clerks Office 208 888-4433 radfordn@lJDcridiancity.org Matt Sehultz RMR Consulting, Inc. 2127 S. Alaska Way Meridian, m 83642 7/5/2006 Page 2 of2 (208) 880a1695 Cell (208) 893~5325 Fax schultzdevelopment@yahoo.com Talk is cheap. Use Yahool Messenger to make PC-to-Phone calls. Great rates starting at It/min. 7/5/2006 P120M JapUr7 r-------------------------------------------------~ ,.-. r..., ,..., '4;t """" f'f ~ ~ Ir) Ir) ~ C"f ...., ClJ ~ \0 ~ '0 ~ ...... U .." \J ~ ...... ....... ~ "- -' co ~ CQ 'Q co co 0\ (:) """" -.- -.- I I I C"I , ~ I ~---------------------- 0\ peoH qn15 ~ ...... I I '"" I ... : ----------------------~ --.::: 1----1 ~. 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( ;.. ~'~'r . -~~"""-l' " '.' ..ll"-'" . ....--I~, .1I.,"""""",t.."'~ -~,~- :;;.-'~ 1m) Planning & Zoning Commission Jennifer Veatch Associate City Planm:r Meridian Planning Department 208-884-5533 SUBJECT: -----.-:;'''--tapestry Subdivision AZ~06-027 ~J__... Annexation andZoning of 3.92 acres from RI (Ada County) to R-8 (Medium Density Residential), ---- PP-06~026 Preliminary Plat approval of 20. single-family residential building lots and 4 common lots on 3.92 acres in a proposed R-8 zone, by Raftis Tapestry, LLC. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Raftis Tapestry, LLC, has applied for Annexation and Zoning (AZ) to R-8 (Medium Density Residential) for 3.92 acres of property currently zoned RI in Ada County. The site is located on South Linder Road, between 1-84 and W. Franklin Road. The applicant has concurrently applied fm Preliminary Plat (PP) approval of 20 single-family residential building lots and 4 common lots on 3.92 acres. Currently, there are two single-family homes on this site. Only one of the existing homes is to remain on a proposed lot. Due to the location of the existing home that is to remain, the applicant is requesting alternative compliance to the 25-foot landscape buffer which is required along S. Linder Road. The applicant is providing an additional seventy feet buffer width on the north side of the site entrance as compensation. The subject property is within the Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning, Preliminary Plat and Alternative Compliance applications. Staff is recommending continuance of the proposed Tapcstry Subdivision (AZ-06- 027 and PP-06-026) so that the applicant can redesign the site with the conditions listed in Exhibit B of the Staff Report. If the applicant can have revised plans in to the Planning Department by Julvl L then staff can have a revised report ready for the Julv 20. Commission meeting. Note: The issues of the temoorary turnaround. common driveway design, and micro path to Peregrine EIt:II1entarv noted in this Staff Report were raised to the applicant at both the pre-application meeting and prior to the Planning and Zoning Commission hearing. The applicant submitted the subiect application without the staff-recommended changes. 3. PROPOSED MOTION (to be considered after tbe public bearing) Continuance 1 move to continue File Numbers AZ-06-027 and PP.06-026 to the hearing date of July 20t\ 2006, so the changes mentioned in the staff report can be made by the applicant. Recommend Approval After considering all staff, applicant and public testimony, 1 move to recommend approval to the Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 City Council of File Numbers AZ~06-027 and PP-06-026 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, 1 move to recommend denial to the City Council of File Numbers AZ-06-027 and PP-06~026 as presented in 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.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 635 & 675 S. Linder Road; South Linder, between 1-84 and W. Franklin Rd./ 3N1W14 b. Owner(s): Casey Emmons, 635 S. Linder Rd. Meridian, ill 83642 and Mel Lacy 675 S. Linder Rd. Meridian, ill 83642 c. Applicant: Raftis Tapestry, LLC 1488 E. Blue Tick St. Meridian, ill 83642 d. Representative: e. Present Zoning: Mathew Schultz, RMR Consulting, Inc. R1 (Ada County) f. Present Comprehensive Plan Designation: Medimn Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for Atmexation and Zoning ofthe subject 3.92 acres to R-8 and Preliminary Plat approval of20 single-family buildable lots and 4 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 5,960 squan: ft:t:l. The gross density of the project is 5.1 dwelling units pcr acre. About .29 acres of the site is being set aside for open space. In addition, the applicant is requesting an alternative compliance to the twenty-five feet of street buffer required on an arterial road. An existing home to remain on the south side of the site entrance encroaches into the required buffer. The applicant is providing an additional seventy feet buffer width on the north side of the site entrance as compensation. 1. Date of preliminary plat (attached in Exhibit A): 2. Date oflandscape plan (attached in Exhibit A): 4/6/06 4/06 h_ Applicant's Statement/Justification: The applicant, Raftis Tapestry LLC, feels they have considered all aspects of the Comprehensive Plan, UDC, site location, neighbors, and housing market in Meridian to develop a quality residential development. (Please see Applicant's Tapestry Suhdivision AZ-06-027/PP-06-026 PAGE 2 CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 Submittal Letter for more information.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as detennined by City Ordinance. By reason of tht: provisions of tht: Mt:ridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: June 19th and July 3r<1, 2006 d. Radius notices mailed to properties within 300 feet on: June 9th, 2006 e. Applicant posted notice on site hy: June 21S\ 2006 6. LAND USE a. Existing Land Use(s): There are two, single-family homes on this site. Only one ofthe existing homes is to remain. b. Description of Character of Surrounding Area: This general area contains several one- acre parcels in Ada County, and single-family residential subdivisions with an R-4 designation in the City of Meridian. There is a school site immediately west of the site. This area is transitioning from rural to urban. c. Adjacent Land Use and Zoning: 1. North: Single-family lots within Whitestone Estates Subdivision and Van Hees Subdivision, zoned R-4 2. East: Single-family home on large parcel, zoned RUT (Ada County); Single- family home on large parcel, zoned R-4 3. South: Single-family in Ada County; Single-family homes on large parcels (Van Hees Subdivision), zoned RUT (Ada County) 4. West: Peregrine Elementary School, zoned R-4 d. History of Previous Actions: None. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: There is currently sewer in Linder Road. Location of water: There is currently water in Linder Road. Issues or concerns: The sewer mains in Linder Road flow to the Landing Lift Station, which may need upgrades to handle the extra sewage being generated by this development. Ownership and location of the ditch along the southern boundary of this development. 2. Canals/Ditches Irrigation: The plat shows an irrigation ditch being piped along the eastern boundary, and an UIUlamed ditch is being shown as being left open along the southern boundary. All open irrigation ditches, laterals and canals, should be tiled when Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT POR TIlE IlEARING DATE OF JULY 6, 2006 this property develops. The applicant shall provide documentation that the ditch does not lay within this property or submit a signed letter from the owner of the ditch that they do now wish it to be tiled; otherwise the applicant shall be required to pipe this facility through their property. 3. Hazards: No hazards have been identified un this site. 4. Proposed Zoning: R.8 (Medium Low-Density Residential) 5. Size of Property: 3.92 acres f. Subdivision Plat Information: 1. Residential Lots: 20 2. Non-residential Lots: 4 3. Total Building Lots: 20 4. Common Lots: 4 5. Total Lots: 24 6. Gross Density: 5.10 units per acre (net density is 6.66 d.u./acre) 8. Minimum House Size: 1,400 square feet g. Landscaping 1. Width of street buffer(s): Per UDC (Table 11-2A-4) a twenty-five foot wide landscape buffer is required adjacent to arterial streets. S. Linder Road is a classified arterial roadway. The applicant is seeking alternative compliance (ODC 11.3B-7C-l c) to the UDC. The existing home (Lot 2 Block 2) encroaches into the required buffer by ten feet. The landscape buffer along the property boundary ofthe home shall remain a twenty-five foot wide section until within five feet of the existing home, wherein it will angle and be reduced to ten feet to accommodate the home. The applicant is providing an additional seventy teet buffer/common lot on the north side of the site entrance as compensation. Street buffers are not required on any of the internal, local streets. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 7.32% (0.29 acres) 4. Other landscaping standards: Common open space lots should include at least one deciduous shade tree per 8,000 square feet (UDC 11- 3G-3E2). h. Amenities: Common open space. i. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed parking spaces ( a garage) and a 20' x 20' parking pad in front of each garage. The applicant proposes fifteen of the residential lots have front accessed garages. The existing remaining home will have garage access from a side accessed drive, and Lots 10-13, Block 1 will share a common-driveway. All four shared driveways must meet Fire Department requirements for turning radius of 28 feet inside and 48 feet outside or be straight. J. Proposed and Required Residential Standards: R-8 Setbacks (in feet) Proposed Required Tapestry Subdivision AZ-06-027/PP-O/i-02/i PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT ST AI'F REPORT FOR TIlE HEARING DATE OF JULY 6, 2006 Street setback to Living Area 15 15 Side Accessed Garage 15 15 Front Accessed Garage 20 20 Siut; 4 4 Rear 12 12 Street frontage- With garage facing street 50 50 With shared driveway 40 40 Lot Size -SF detached With garage facing street 5,000 5,000 With shared driveway 5,000 4,000 k. Proposed and Required Non-Residential: N/A 1. Summary of Proposed Streets and/or Access: The two existing homes each have separate driveways that access S. Linder Road. The existing home to remain, near the southeast boundary, currently takes access to S. Linder Road. The applicant is proposing to remove these existing driveways and provide access to the remaining residence within the development via an internal public street. For this development, the applicant is proposing to construct one new public street access to S. Linder Road (Bayeux Street). The internal street has 36-feet wide street sections (measured back of curb to back of curb) and contains 5-foot wide attached sidewalks. The applicant is proposing to have Bayeux Street stub to the undeveloped property to the south, with a combined "temporary" turnaround. Staff fmds the "temporary" turnaround to be awkward and a poor use of space. The turning radius created in the common driveway for the northwest lots is also a concern. Staff believes the applicant should redesign the turnaround as a modified hammerhead, or "snoopy", and the common driveways to meet the Fire Department requirement of28' inside /48'outside radius. 7. COMMENTS MEETING On June 16,2006, a joint agcncy and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has 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 up to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 20 single-family lots on 3.92 acres for a gross density of 5.10 dwelling units/acre. The proposed density is within the anticipated density fur 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): Tapestry Subdivision AZ-Ofi-027 /PP-Ofi-02fi PAGE 5 CITY OF MERIDIAN PLANNING DEP ARTMENT ST API' REPORT I'OR TIlE HEARING DATE OF JULY 6, 2006 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 services to the suhject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The subject lands currently lie within the jurisdiction of the Ada County Sheriff's qffice. Once annexed the lands will be serviced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently uwned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced hy the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee~supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Chapter VI, Goal II, Objective A, Action 3 - Considcr "Accommodating Bicycle and 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 reconstructiun prujects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications generally comply with the policies listed in the literature noted above. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic fluw. The submitted preliminary plat proposes to construct a stub street to the property to the south (Bayeux Street) which staff anticipates will re-develop in the near future. Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. See analysis above. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or JULY 6, 2006 The applicant is proposing to construct a six-foot tall closedfence around the boundary of this development, including adjacent to S. Linder Road around the existing, remaining home. The applicant should taper the fence to three feet on either side ofBayeux Street at the entrance to the subdivision. Prior to house construction, fencing should be constructed around the perimeter of this site. See Analysis below and Exhibit Bfor more information. Chapter VI, Goal II, Obj ective A, Action 5 ~ Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to constructfive-foot wide sidewalks adjacent to the proposed street, which connects to the adjacent property to the south. The applicant has not proposed to constroct a micro path to access the eastern portion of this development to Peregrine Elementary School. Stafffinds that the applicant could provide better connectivity by having pedestrian connections to the east to the school. The applicant should contact Wendell Bigham of the Aferidian School District (208-855-4500) as to the viability of a micro path to Peregrine Elementary School. Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. See above. Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. The applicant has done a nice job of limiting the number of access points to S. Linder Road, an arterial street, by proposing to remove the existing residential driveways. The new public street connection to S. Linder Road has been reviewed and approved by ACHD. City Staff is also supportive of the location of Bayeux Street; no additional access points to S. Linder Road should be allowed. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds that the existing single-family residential properties to the north, south, and west, as well as the school to the east, are compatible with the proposed development. Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. Staff recognizes that there are some existing, low-density residential land uses to the north and south. The applicant is proposing to constroct a six-foot tall privacy fence around this development. The applicant should taper the fence to three feet on either side of Bayeux Street at the entrance to the subdivision. Staff finds that the proposed fencing should provide enough screening between the proposed urban development and the roral residences surrounding it. Staff recommends that the Commission and Council rely on any written or verbal testimony providedfrom neighbors when determining if additional screening or more transition in density is appropriate. Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or JULY 6,2006 Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single-family, mulli-fami1y, tuwnhuust:s, uupkxt:s, apartIIlt:llts, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject application includes a request for the R-8 zone. Although the immediate properties surrounding Tapestry Subdivision are zoned R-4 or RUT, there is development to the southeast that is developing similar size parcels. Stafffinds that the requested zoning designation contributes to the variety of residential zoning categories in this area and is generally consistent with the Cnmprehensive Plan designation for this site. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) ll-2-1lists single-family detached homes as permitted uses in the R-8 zoning district. b. Purpose Statement of Zone: R-8 Medium Low-Density Residential: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. c. General Standards: All of the proposed lots comply with the standard street frontage requirements of the R-8 zone established in the UDC. No dimensional modifications are being requested for the proposed development. Therefore, the applicant must meet all dimensional standards. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Cumpn:ht:nsivt: Plan, staff believes that the requested R-8 zone is appropriate for this property. There are issues associated with this area regarding access for public services, mainly emergency services on Linder Road, which will be remedied in the near future when Linder Road is improved and the Black Cat Sewer trunk: is brought through along the KeIUledy Lateral. Currently Linder Road provides the only arterial/collector connection for ovt:r 700 humes south of Franklin Road. Either the Linder Road overpass or the extension of West Waltman Street would solve this problem and staff anticipates the road improvements to eventually happen although no timeline has been set but significant work to resolve the issue has begun and an agreement is pending. Please see Exhibit D for detailed analysis of the required facts and findings for aIUlexation. Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 8 CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006 The annexation legal description submitted with the application (stamped on April 7, 2006 by Colleen Marks, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 2. PP Application: The proposed preliminary plat generally complies with the Unified Development Code. Landscaping: The landscape plan prepared by Jensen Belts, Associates, on April 2006, labeled Tapestry Subdivision is approved with the following modifications/notes: . Construct a 25.foot wide street buffer along S, Linder Road, exclw;ive of ACHD right-of-way. Said buffer should be constructed in accordance with UDC 11.3B-7, except as noted below for the alternative compliance. . The existing home (Lot 2 Block 2) encroaches into the required arterial street buffer by ten feet. In accordance with UDC ll-3B-7C-lc, the applicant has submitted an alternative compliance request. The landscape buffer along the eastern property boundary of the home shall remain a twenty.five foot wide section until within five feet ofthe existing home, wherein it will angle and be reduced to ten feet to accommodate the home. The applicant shall providing an additional seventy feet buffer width on the north side of the site entrance as compensation to the City granting the alternative compliance request. . Per UDC ll-3G-3El, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. . Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. . A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11- 3B-14. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the fmal plat application(s). Access: Access to this site is currently provided from S. Linder Road. The applicant shall limit the number of access points to S. Linder Road, an arterial street, by removing the existing residential driveways as proposed. No direct lot access to s. Linder Road is approved. Stub Streets: The applicant shall be required to provide a public stub street (Bayeux Street) to the property to the south as proposed. The apolicant should also be reauired to redesign the turnaround as a modified hammerhead, or "snoopy". and the common driveways to meet the Fire Depaltment requirement of28' inside /48'outsidc radius. Staff finds these changes would eliminate the poor use of space the current proposed "temporary" turnaround creates and the tightness of the turning radius created in the common driveway. Micro oath: Currently there is no micro oath orooosed to al,;l,;t::ss Peregrine Elementarv School to the east of Tapestrv Subdivision. Staff recommends that the applicant redesilw the olat to orovide better oedestrian connectivitv. by having aJ2edestrian connection to the east. The applicant shall contact Wendell Bigham of the Meridian Tapestry Subdivision AZ-06-027/PP-06-026 PAGE 9 CITY or MERIDIAN PLANNING DEPARTMENT STArr REPORT rOR TIlE IlEARING DATE or JULY 6, 2006 School District (208-855-4500) as to the viability of a micro path to Peregrine Elementary School. Existing ResidencesIBuildings: The site currently contains two, single-family residences. All existing buildings to remain shall be located/re-Iocated in accordance with the building setbacks of the R-8 zone, prior to signature of the final plat by the City Engineer. Fencing: The applicant is proposing to construct 6-foot solid fencing along the north, south and east perimeter of the site, The existing chain link fence to the we~t will remain. The applicant should taper the fence to three feet on either side of Bayeux Street at the entrance to the subdivision. A detailed fencing plan should be submitted upon application ot 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 /multi- use fencing shall be designed according to UDC 11-3A -7. Common Areas: Maintenance of all common areas shall be the responsibility of the Tapestry Subdivision Home Owners' Association. Ditches. Laterals, and Canals: Per UDC 11-3A.6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway, that intersect, cross or lie within the area being subdivided shall be covered. There is a ditch along the south side ofthis property. The applicant shall provide documentation that the ditch does not lav within this property or submit a signed letter from the owner of the ditch that they do now wish it to be tiled; otherwise the applicant shall be reauired to pipe this facility through their DroDeltv. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to tht: 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 is recommending continuance of the proposed Tapestry Subdivision (AZ-06-027 and PP.06-026) so that the applicant can redesign the site with the conditions listed in Exhibit B ofthe Staff Report, Staff recommends that these items be continued to the Julv 20th, 2006 Commission meetinl!. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: 4/06/2006) 2. Landscape Plan (dated: April 2006) B. Conditions of Approval Tapestry Subdivision AZ-06-0n fPP-Ofi-02fi PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JULY 6, 2006 1. PlalU1ing Department 2. Public Works Department 3. Fire Department 4. Police Depa11ment 5. Sanitary Service Company 6. Ada County Highway District 7. Central District Health Department C. Legal Description D. Required Findings [rum Unified Development Code Tapestry Subdivi~ion AZ-Ofi-027 fPP-06-026 PAGE 11 CITY 01' MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR TIlE I1EARING DATE 01' JULY 6, 2006 A. Drawings 1. Preliminary Plat (dated: 4/06/2006) ~~ I ~~ ,., <. ;Ujl If h~ IHilf i ~ ;ni~ ;l. ~-g i ~ o ::: , Exhibit A - Page 1 'pI' "r~. IH I" I~~ ;, I .' I I._ e :~ I !~ I. I'll! 11/1 ! I · . I (S). .. I . i ~ i I - i! ,It i II! i j tlql ':~PllffffJHPnPI i qlll'~pfll nul'fl}" I ft I '. ~f"j f III f i . · I I Iii ~! I 'If j Hi 'ill,! i II f: :; I i 11fi Pi Ii ~ II, ~'!. I I' .J ]. ,.II III : n ! flH Ii! if ! ,'!('q Ii' I " ! ,I I ! I1II ,. I,' I ! < 1 ' I' I III ii, · I ; I tlJ II II:) I, "j I . I J 1 I i.1 II. J I : 1 ii' i lit I ,p I IJI Jllh I "," i,!HJ" IllJili ",}' III ~'ti I ! ! :1 i I J i I Ii J ! I r I h I J ! Ii;, ! fIll ; J h J -- I II Il ~ ~h ji:~~ ~Ih ~g~~ -< '~~h ~ill ;h; ~i !~i. le~ ~~U ~~ i~~-" 8S '-~~~ z ~~H1 ~~I J " :' "' /,' 'f ~-jji/ h~I.1 TAPESTRY SUl.IOMSION PIHlllMlNARY PLAT --- -- - .. .. < -- [:=:---- I ~ .....-- livil dynu ~5 ==- "' CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 Landscape Plan (dated: April 2006) Exhibit A - Page 2 3: -I m ;:0 )> - 0 - ""'0 )- z m - 0 c.n )- -I .:J: 0 ;::c -< c.n c EI IX' 0 --l - '" < --l )- "'C rn V1 '" --l ;:0 0 -< .- .- Z n ~o ~ I Q. - < , f~i } ;;. ~ . ,.", li11!1 ",' ~ E;j' U ~)!II!"~ '5.,1 ,'I hll=:m .1- IlIR""'''' ! ~ II ~!:; "., Iii P Ii: " ( G R r r.,; t [~[ I.l ( N 1 .& fl '!' ~ c: '" c: 0 l ]i ',~u'33"4"[. 263,92' r'"'' ,'..,,'. '''''' I 1_ ;; I >: -j;" I .1 ~ I ~ ~-~- ~~~/ /-H--, _ .u_ _ _~ /"'~'_ > '" I I 1---- I I "' I r- --"-- I ~. I ,,:: v. J __~,.~~ ~ r ;x; ~ I", ~ ~o' I ~ r------ '" i !o I <.n '" r-- i co W 3~' V 0(9 CO :- ij~III~III'llli ~m ;~af ~l I~ II ~ II!! ill! I! II I i!11 ill " ~ '" u 1'1 ~iH m~ .;" ~m m. !! I I &~ linHI~ EJ !~lm!i~111 rmrr I~ ~ !ij'i'~j ~i Ii II,! I~ j, ~ ~~! ~~~ I~ mjWI ~ !'3~ 1m i~njdf! ~ I Iii f I ........ I~ mmu i" U ---I ~i~~! I ; I~ '; ~~'i~ ~ I ;!:z: j~i:~ ~ ! ~ W 5sb j l> t~~~ I l i ~ ~f~~_ . ! . {\ .'.~jr, ~ }> ~~~ii. l\ ~~II'; l" 1'" o~. . ~}> ~" ~ !' ::! I'~h ~ i~! . 2 i!~l ~ Hm . IJ ~ i~ ~ . I~ g; ,; Ii I~ 31 d v~ !~ l~ ~ I 'I ~ ~ . W 'i. ; ~ I ~ ' I. I · ~: I ~ 11 ~ ~ :' f I ~ I ~ ~ I' > . CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-026) 1.1.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Civil Dvnamics, dated April 6. 2006 is not approved. The applicant shall revise the plat to comply with the conditions listed herein. All comments and conditions of the accompanying Armexation and Zoning (AZ-06-027) application shall also be considered conditions of the Preliminary Plat (PP-06-026) 1.1.2 The landscape plan prepared by Jensen Belts, Associates, on April, 2006 labeled Tapestry Subdivision, is approved with the following modifications/notes: . Construct a 25-foot wide street buffer along S. Linder Road, exclusive of ACHD right-of-way. Said buffer should be constructed in accordance with UDC 11-3B-7. . The existing home (Lot 2 Block 2) encroaches into the required arterial street buffer by ten feet. The applicant's request for alternative compliance is hereby approved (UDC 11-3B-7C-lc). The applicant shall provide an additional seventy feet buffer width on the north side of the site entrance as a condition uf altemative l,;ompliance. . Per UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. . Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. . A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible 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 fmal plat application(s). 1.1.3 The applicant shall contact Wendell Bigham of the Meridian School District (208~855-4500) as to the viability of a micro path to Peregrine Elementary School. Said pedestrian connection shall bc constructed if the school district believes it would enhance pedestrian connectivitv. Submit a letter from the Meridian School District if they do not want to have a pedestrian path from this development. 1.1.4 All lots within the development shall conform to tht: dimt:Ilsional standards of the proposed R-8 zone, including a minimum 5,000 square foot lot size. At least 10 davs orior to the City Council heann!!. submit 10 full size and one 8.5" x 11" CODV of the revised preliminary plat tbat. depicts all chang:es requested bv the Commission. 1.1.5 Staff recommends the applicant redeshm the common drivewav to meet the Fire Department requirement of 28' inside/48' outside radius. This will help solve the problem of the tight turning radius created in the common driveway for the Fire Oepartment and Sanitary Service Company. Exhibit B - Page 1 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 1.1.6 The applicant shall be required to provide a public stub street to the property to the south as proposed. The applicant shall redesign the turnaround as a modified hannnerhead. or "snoopv". This would eliminate the poor use of space thc current proposed "temporary" tumaround creates. 1.1.7 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. 1.1.8 The applicant has requested alternative compliance for the existing home on Lot 2 Block 2 that encroaches into the required arterial street buffer by ten feet. The landscape buffer alom! the property boundary of the home shall remain a twenty-five foot wide section until within five feet of the existinl! home. wherein it will angle and be reduced to ten feet to accommodate the home. The applicant shall provide an additional seventy feet buffer width on the north side of the site entrance as compensation as proposed. 1.1.9 Provide a 6-foot tall solid fence around the perimeter of the development, as proposed. The applicant should taper the fence to three feet on either side of Bayeux Street at the entrance to the subdivision. A detailed fencing plan shall be submitted upon application of the 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 fencing shall be designed according to UDC 11-3A-7. 1.1.10 Maintenance of all common areas shall be the responsibility of the Tapestry Subdivision Home Owners' Association. 1.1.11 Per UDC Il-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterway, that intersect, cross or lie within the area being subdivided shall be covered. The applicant shall provide documentation that the ditch to the south does not lay within this property or submit a signed letter from the owner of the ditch that they do now wish it to be tiled: otherwise the applicant shall be required to pipe this facility throul!h their propertv. 1.1.12 Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engim;t:r priur to final plat signatme. 1.1.13 Underground, pressurized irrigation must be provided to all lots within this development. 1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-026) 1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in thi5: report, 5:hall he 5:uhmitted 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 Due 11-3A-17. 1.2.3 All areas approved as open space shall be free of wet ponds or other ~uch nui5:ance5:. 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 UUC 11-3H. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC ll-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD. City of Meridian and all other regulatory requirements at the time of final construction. 1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.2,5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. 1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7. 2. Public Works Department 2.1 Sanitary sewer service to this development is being proposed via extension of mains located in Linder Road that flow to the Landing Lift Station. The applicant shall be required to install any upgrades to the lift station that necessary to ensure the lift station can adequately handle the extra sewage being generated by this development. 2.2 The applicant shall install all sewer mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall bc uscd in conformance of City of Meridian Public Works Departments Standard Specifications. 2.3 Water service to this sitc is being proposed via extension of mains in Linder Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.4 Any water meters located in driveways shall be installed using upgraded materials per City of Meridian Standard Specifications. 2.5 Department of Environmental Quality Best Management Practice's require 20-feet of separation between a building foundation and an infiltration trench. Prior to final plat the applicant shall depict a special setback on the plat that ensures this separation or revise the design of the seepage bed to ensure separation using the standard setbacks. 2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipt:) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.7 Tht: applicant has inuicated that the pressurized irrigation system in this development will be an extension of a Nampa and Meridian Irrigation District system located in Peregrine Elementary to the west of this proj ect. Prior to scheduling of a pre-construction meeting written documentation shall be submitted that proves there is a signed agreement that Nampa and Meridian Irrigation District will own and operate the pressurized irrigation system. 2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a sing!t:-puint cOIlllection to the culinary water system shall be required. If a single-point connection is utilized, F.xhihit B ~ Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.9 All existing structures spanning lot lines or not meeting zoning ordinance 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 The existing house shall be required to connect to city services. The applicant shall be responsible tor the payment of assessments and the actual physical hook-up of the house to city services. 2.12 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1 A and 9-4-8 . Wells may be used for non- domestic purposes such as landscape irrigation. 2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals that intersect, cross or lie within the area being subdivided shall be tiled. The preliminary plat shows a ditch along the southern boundary that is being called out as being left open. The applicant shall provide documentation that the ditch does not lay within this property or submit a signed letter from the owner of the ditch that they do now wish it to be tiled; otherwise the applicant shall be required to pipe this facility through their property. 2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being subdivided shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.15 The applicant has not indicated how the storm drainage from the proposed parking lots associated with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm watt:r trt:alIIlt:ul awl disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.16 Street signs are to be in place, water system shall be approved and activatt:d, ft:lll:ing installt:d, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this suhdivision shall he recorded, prior to applying for building permits. 2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.18 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.19 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. Exhibit B Page 4 CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 2.20 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. 2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.24 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 2.26 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures is 30-feet. All streetlights shall be installed at subdivider's expense. Typiealloeations 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 fan1ily dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 homs to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department [or bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 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 comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements ofthe!FC 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 The phasing plan may require that any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Cul-de-sacs require a 96-foot radius. 3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. Exhibit B - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 The proposed 20-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 58 residents at build out. 3.8 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.9 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout 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). Por 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 Lots 11 and 12 of Block 1 create residences that will be isolated from their surrounding neighbors. Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall work with the Police Chief and/or Planning Staff tu n:vi:st: tht: platl:sitt: plan :sul;h that the houses/dwelling units in the general area are oriented toward one another and encourage interaction between more neighbors. The plat/site plan shall be revised in accord with those discussions. 4.2 The proposed multi-family development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. 4,~ Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. Sanitary Service Company 5.1 sse will not provide trash pick-up services utilizing the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. 6. Ada County Highway District Site SfJecific Conditions of Avvroval 1. Dedicate 41-feet of right-of.way from the centerline of S. Linder Road. The applicant will be compensated at Fair Market Value for the additional right-of-way that is dedicated. 2. Construct a sidewalk on S. Linder Road not closer than 41-feet from centerline. Provide an easement to the public if any portion of a sidewalk is located outside of the public right-of-way. Exhibit B - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 3. Construct Bayeux Street as a 36~foot street section within 50-feet of right-of-way complete with rolled curb, gutter and 5-foot concrete sidewalk. 4. At the discretion of the lead agency, construct a stub street to the south, (Bayeux Street), located approximately 125-feet east of the west property line (measured property line to centerline). A sign shall be installed at the tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". If the lead agency does not require the southerly stub, this condition evaporates. 5. Construct a turnaround at the western location of Bayeux Street with a minimum 45-foot turn radii, curb, gutter and sidewalk. 6. Other than the access specifically approved with this application, direct lot access to S. Linder Road is prohibited and should be noted on the fmal plat. 7. 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 home 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 tive 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 pennit (or other required pennits), which incorporates any required design changes. 9. Construction, use and property development shall bc 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 is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. Exhibit B Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAIT' REPORT FOR THE HEARING DATE or: JULY 6,2006 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387~6l90 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'R authori7.ed repreRentative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 7. Central District Health Department 7.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 7.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, DiviRion of Rnvironmental Quality: central sewage and central water. 7.3 Run-off is not to create a mosquito breeding problem. Exhibit R - Page S CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 C. Legal Description Colleen Marks, l.S. 1045 . 6405 Uatick Road' BOi8e,: Idaho 83704 Phone: (208) 378-7703 · Fax: (208) 378.7759' Emall: marksls@velocltu8.net ANNEXATION DESCRlPTION fOR T APESTR.Y SUBDIVISION A parcel of land being all of Lots 14 through 17, Van Hees Subdivision, as;recorded in Book 12 of Plats at Page 688. records of the Ada County Recorder, 80ise, :Idaho, and a portion of the SE1/4 NE1/4 of Section 14, T.3N., R.1W., Boise Meridian, Ada County, Idaho, said parcel befng more particularly described as follows: , Commencing at a point marking the Section Corner common to Sections 1.1, 12, 13, and 14, T.3N., R.1W., Boise Meridian, Ada County, Idaho; thence s.Qo'3i'os"w. 2053,54 feet along the east line of said Section 14 and the centerline of S. Linder Road to a pOint, said point bears 'N.OO.33'08"E. 603.85 feet from a poin~ marking the E1/4 Corner of said Section 14, said point also being the REAL POINT OF BEGINNING; thence continuing S.OO'33'08"W. 263.93 feet along the said east line of Section 14 and the said centerline of S. Linder Road to a point; thence N.89'12'31"W. 664.85 feet along the south line of said Lot 17, Van Hees Subdivision to a pOint marking the SW Corner of said Lot 17, Van Hees SubdlViSiOnj I thence N.OO.33'44"E. 263,92 feet along the west line of said lots 14 through 11, Van Hees Subdivision to a pOint marking the NW corner of said Lot 14, Van Hees Subdivisionj thence S.89.1Z'37"E. 664.81 feet along the north line of said Lot 14, Van,Hees Subdivision to the REAL POINT OF BEGINNING, said parcel containing 4.03 ; acres, more or less, SUBJECT TO: Any easements or rights of way of record or in use Record of Survey No. 6940 was utilized In the preparation of the above described parcel, and no field survey was done. puaLlC MERIO_'^~ EPT. 'fJc".,'f",O ~PJ!DtV~L / [' A.PR 1 i 2005 ... ~ I. ...... r-.... ~~Tl~h~n~n~w,~~~ww RG,I~I~Rn~ y~~ 00'LI. RnOc/JO/lln Exhibit C - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JULY 6,2006 ::: J> :im ;g o:!! ;1)9 ,,> "'z: ...... 1fi;g ~ ~lll fi J <;l ~~ ~ Qil' . ~, f ~ Exhibit C - Page 2 5.00'lJWW. 339,92' N,OO'3J'44"E. 263.92 r-------U-h-----------------., i : , I i ; , I i : . I i : , I i , ! ! ! i , ! i z: ~! ...... ~I ~. ii ~I , i i ! I 1::; ill ~~ ...'" l'l~';: F;Q ;-li:!~ ~ ~6~ 0 ~~~~ >i:o~", ~~;;l~ ~~~~ ~~~5 i!!o",~ c""l"l~....... ~-ig:-" - ~~ ~ "l"1no ~:::~c ....... '" 0% ;I: c:"" - :5-0-. -<_-"u :.~~~ ~:;:15i1i oq.-Cl ~g~ F~~ ill 5 j~ """ 2 ~ ;:lJ o:l ! i~ :5 !~ i~ !~ ! ! ! i i I : 5l I A >:i?~" ------,--s.oo.ii,oa-w.- 26]~9j:----u-u~~ ~~ L <is. UNElERROAD " ;;" :t ~> "'IJz I]lz ~S '<- <nO c:::z ~~ <"'IJ V\""r1 60 z;;:O 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 ofthe comprehensive plan; The applicant is proposing to zone all ofthe 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 Statf 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 fmds 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 detennining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment could result in an adverse impact upon the delivery of services by any political subdivision providing services to this site. Linder Road provides the only arteriaVcollector connection for over 700 homes south of Franklin Road. Based on the ACHD Long Range 2030 proposal, Linder Road is anticipated to eventually be a three lane roadway abutting this site. However, Linder Road between Franklin Road and 1-84 is not currently included within ACHD's Five Year Work Program or in the currently adopted 20-year Capital Improvements Plan for roadway improvements. This creates issues for the delivery of emergency services and may also affect other public services. However. the proposed subdivision only consists of twenty residential lots. Staff recommends that Planning and Zoning Commission and City Council determine ifthe subject project will result in an adverse impact in this area. 5. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The R -8 zoning amendment will provide lots that are similar in nature to existing 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 Zoning of this property to R-8 would be in the best interest of the City, Exhibit D - Page 1 CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6, 2006 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Stan tinds that the proposed application is in general compliance with the adopted Comprehensive (See Comprehensive Plan Policies and Goals, Section 8 and Analysis, Section 10 of the Staff Report). Staff supports the proposed plat layout with the conditions listed in Exhibit B of the Staff Report. 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 finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public tinancial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding Items 3 and 4 above under Armexation 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 reference 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 natnral, 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 staffis unaware. Exhibit D Page 2 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE July 6, 2006 11,12 ITEM # PROJECT NUMBER AZ 06-027, PP 06-026 PROJECT NAME Tapestry Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL );;Ah Y hJ.; ~tVh a.f2 ~ )\-,~%--_. s:~ ~..~. ,~ '"