Recommendations (2)
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: 7-18-06
Mayor & City Council
Caleb Hood, Current Planning Manager
Baraya Subdivision
AZ-06-025
.,.~
~''(.~ . ~
",U /,"n.. 1';
'-//\t"Lerldicrn .~; ";~,
ILJ.\HO if
',~' /:
~J',\)' , r".--'~; ,
."'",t).1.'1~ ri~"J~t S,~.:~~J,.-" <'r;g
Annexation and Zoning of95.57 acres from RUT (Ada County) to R-8
(Medium Density Residential)(93.89 acres) and L-O (Limited Office)(1.68
acres), by RMR Consulting, me.
PP-06-024
Preliminary Plat approval of 406 single-family residential lots, 1 office lot and
23 conunon/other lots on 94.05 acres in the proposed R-8 and L-O zones, by
RMR Consulting, Inc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, RMR Consulting,
Inc., is requesting annexation and zoning of 95 .57 acres of land that is currently zoned RUT in Ada
County. The applicant is seeking an R-8 zone (Medium Density Residential District) for 93.89 acres of
the site and an L-O zone (Limited Office District) for 1.68 acres of the site. The applicant has submitted a
preliminary plat for the subject property depicting 406 single-family residential lots, 1 office lot, and 23
cornmon/other lots. The site is located on the south side of Franklin Road and on the east side of Black
Cat Road. Currently, there are two single-family homes and associated outbuildings on this site which
will be removed if this development is approved. The site has not been previously platted and 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 and Preliminary Plat
applications. Staff is recommending approval of the proposed Barava Subdivision (AZ-06-025 and PP-
06-024) with the conditions and Development Agreement provisions listed in Exhibit B of the Staff
Report. The Meridian Planning and ZoniD!:! Commission heard the item on June 15, 2006. At the
public hearing thev moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Matt Schultz (Applicant), Kent Brown
ii. In opposition: Steve Moore, Ryan Stocker, Ron Moore, Brad Janicek
iii. Commenting: None
iv. Staff presenting application: Caleb Hood
v. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Appropriateness of residential density and future mix of uses in this area;
ii. Stub streets and street system;
iii. Waiting 18 months to see what impacts the Ten Mile Specific Area Plan has for
this property-approval of the project east of the Purdam Drain, conditional
approval west of the Purdam Drain (see Section 10 and Exhibit B below).
c. Key Commission Changes to Staff Recommendation:
i. Removed one of ACHD' s requirements for a stub street to the south; and
ii. Required the developer to enter into a Development Agreement with the City,
within 6 month, not 18 months, of City Council approval.
Bamya Subdivision
AZ-06-025/PP-06-024
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
d. Issue(s) for City Council:
i. Please see Sections 8 and 10 of the Staff Report below.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval (All applications)
I move to approve File Numbers AZ-06-025 and PP-06-024 as presented in Staff Report for the hearing
date of July 18, 2006 including approval of the preliminary plat dated March 22, 2006 with the following
modifications to the conditions of approval: (add any proposed modifications)
Denial (All applications)
I move to deny File Numbers AZ-06~025 and PP-06-024 as presented during the hearing of July 18, 2006
for the following reasons: (you should state specific reasons for denial of the annexation and/or
preliminary plat. They should address how the applicant might re.do the application to gain your
reconunendation for approval.)
Continue (All applications)
I move to continue the public hearing for File Numbers AZ-06.025 and PP-06-024 to (date certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South side of FrankIin Road, and east side of Black Cat Road, within Section 15,
Township 3 North, Range 1 West.
b. Owner:
Centennial Development, LLC
23645 S. Titanium Way
Meridian,TID 83642
&
Ron Van Auker
3084 E. Lanark Street
Meridian, TID 83642
c. Applicant:
RMR Consulting, Inc.
2127 S. Alaska Way
Meridian, TID 83642
d. Representative: Kent Brown, Bailey Engineers
e. Present Zoning: RUT in Ada COWlty
f. Present Comprehensive Plan Designation: Mixed Use Regional and Medium Density
Residential with a Multi-Use Pathway and a Regional Park in the vicinity-2002
Comprehensive Future Land Use Map
g. Description of Applicant's Request:
1. Date of preliminary plat (attached in Exhibit A): March 22, 2006
2. Date of landscape plan (attached in Exhibit A): April 2006
h. Applicant's Statement/Justification: RMR development's efforts to create a community
environment are in compliance with the City ordinances. Baraya neighborhood provides for
both the vehicles and the pedestrians to have the interconnectivity throughout the
neighborhood. The neighborhood design provides for quality of life in affordable design. The
following design elements are present at the Baraya Neighborhood: Baraya design has
incorporated the existing Purdam Noble Drain and Kennedy Lateral easement to create a
Baraya Subdivision
AZ-06-025/P P -06-024
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
pedestrian friendly environment for the future residents with the Baraya neighborhood, Baraya
design also has may homes backing up to useable spaces with interconnecting pathways (see
applicant's submittal letter for more information).
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as detemtined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter S, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detemtined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 6, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: May 29th and June 12th, 2006 (for Planning &
Zoning Commission hearing), and June 26, 2006, and July 10, 2006 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: May 19th, 2006 (for Planning &
Zoning Commission hearing), and June 23, 2006 (for City Council hearing)
e. Applicant posted notice on site by: June Sth, 2006 (for Planning & Zoning Commission
hearing), and July 10, 2006 (for City Council hearing)
6. LAND USE
a. Existing Land Use(s): Agricultural, with two single-family homes and out-buildings
b. Description of Character of Surrounding Area: Agricultural/Rural, rapidly urbanizing
c. Adjacent Land Use and Zoning:
1. North: Developing Silver Oaks Subdivision, zoned R-lS & L~O and Agricultural,
zoned RUT and Rl in Ada County
2. East: Agricultural/Residential, zoned RUT in Ada County
3. South: Agricultural, zoned RUT in Ada County
4. West: Agricultural, zoned RUT and Rl in Ada County
d. History of Previous Actions: In late 200S, the applicant submitted an annexation and zoning
and preliminary plat application for this site. Bryce Canyon Subdivision included a request for
an R-8 zone for 49.27 acres of the site and a TN-R (Traditional Neighborhood- Residential)
for 46.30 acres of the site. The preliminary plat depicted 47S single~family residential lots and
62 common/other lots for the 94.0S acres. These applications were withdrawn by the applicant.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently sewer in Franklin Road, and a City
project will route sewer through this development in the near future.
Location of water: There is currently water in Franklin Road.
Issues or concerns: Williams Pipeline easement on a buildable lot.
2. Vegetation: Agricultural/Irrigated
3. Flood plain: NA
4. CanalslDitches Irrigation: The Purdam Drain, Marvin Canal and Kennedy Lateral
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JULY 18,2006
cross or lie adjacent to this site.
5. Hazards: None identified.
6. Proposed Zoning: R-8 an L-O
7. Size of Property: 95.57 acres
8. Description of Use: 406 single-family residential dwellings and 1 office lot.
f. Subdivision Plat Information:
1. Residential Lots: 406
2. Non-residential Lots: I
3. Total Building Lots: 407
4. Common Lots: 23
5. Other Lots: 0
6. Total Lots: 430
7. Gross Density: 4.32 units per acre
g. Landscaping:
1. Width of street buffer(s): 25 feet (varies) adjacent to Franklin Road
25 feet adjacent to Black Cat Road
2. Width ofbuffer(s) between land uses: NA
3. Percentage of site as open space (PP application): 12% (11.4 acres)
4. Other landscaping standards: The applicant has shown trees within roadside
swales for some of the internal streets. It is City Staffs understanding that ACHD will
not allow trees within roadside swales. Therefore, the submitted landscape plan shows
several more trees than can be installed. Ten copies of a revised landscape plan should
be submitted to the Planning Department at least 10 days prior to the City Council
hearing (please see Analysis below.)
h. Amenities: The applicant is proposing amenities in open space, a multi-use pathway, micro-
paths, and a community park area that includes a pool and changing rooms, a tot-lot, and two
half basketball courts.
1. Off-Street Parking: UDC Table 11-3C-2 requires a two car garage and a 20' by 20' parking
pad for all single-family dwelling units. UDC 11-3C.6B requires 1 parking space for 500
square feet of gross floor area in the L-O zone.
J. Summary of Proposed Streets and/or Access: Access to this site is proposed from three public
streets from Black Cat (1) and Franklin Road (2). A residential collector roadway, Kennicott
Avenue, is proposed at the east boundary of the property. Kennicott Avenue aligns with the
public street approved in Silver Oaks Subdivision (aka Umbria Subdivision) to the north. The
applicant is proposing to construct their portion ofKennicott Avenue, with the adjacent
property owner constructing the remaining portion when that property develops. Fritts Avenue
is also proposed to intersect Franklin Road and provide access to this property. Capital Reef
Drive is the proposed public street intersection with Black Cat Road. There are several
different street sections proposed within this development. Some of the streets have attached
sidewalks, some have detached sidewalks. Stub streets are proposed at multiple locations to
Baraya Subdivision
AZ-06-025/PP.06-024
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
the properties to the east, south, and west. For a detailed report on the public streets and access
points to public streets, please see the staff report from the Ada County Highway District and
their comments in Exhibit B. NOTE: As of the print deadline comments from ACHD are only
draft. Once final comments and conditions are provided they will be placed in Exhibit B.
7. AGENCY COMMENTS MEETING On May 26,2006, ajoint 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. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Medium Density Residential' and 'Mixed Use - Regional' on the
Meridian Comprehensive Plan Future Land Use Map. Approximately half of the subject site is
designated for each land use. m Chapter VII of the Comprehensive Plan, medium density is
defmed as areas including single-family homes at densities ofthree to eight dwelling units per
acre. The proposed density (4.32 d.u./acre) is within minimum target density 00 to 8 d.u./acre
for Medium Density Residential; staff finds that the plat that is within the area designated for
medium density residential conforms to the Comprehensive Plan stated purpose and intent for this
designation.
In Chapter VII of the Comprehensive Plan, the Mixed Use - Regional (MU-R) designation is
defmed, in part, as an area that is situated in highly visible or transitioning parts of the City where
innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the
square footage of non-residential uses and is intended to allow a broad range of uses. Higher
density subdivisions north and east ofTen Mile Road have provided smaller lots in the "High and
Medium Density Residential" areas which have been at or above eight dwelling units to the acre.
Other subdivisions along Ten Mile Road and Black Cat Road in this area have been closer to the
4 to 5 d.u./acre with zoning designations ofR-15, R-8, and R-4. The proposed subdivision
proposes residential lots that range in size from 5,000 square feet to over 10,000 square feet. The
applicant is also proposing a I-acre office lot on this site. Althoul!h residential uses are allowed in
Mixed Use areas. staff does not believe that the portion of non-residential uses beinl! oroposed
meets the intent of Mixed Use - Regional as defined in the Comorehensive Plan. Staff is
especially concerned about the densitv of the development. east of the Purdam Drain. Until the
Ten Mile Soecific Area Plan is comolete. staff recommends that no new development be allowed
east of the Purdam Drain. Staff recommends that the Commission and Council determine whether
having all sinl!le-farnilv detached homes and a I-acre L-O lot orovides the aporooriate mix of
uses on this site called for in the Mixed Use - Rel!ional desi!!Ilation. NOTE: The Future Land
Use Map includes a site in the vicinity ofthe project for a public park and a school. Neither the
Parks Department nor the Meridian School District have indicated a need for property on this site.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this application (staff
analysis is in italics below policy):
· Require that development projects have planned for the provision of all public servIces
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. 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.
Baraya Subdivision
AZ-06-02S/PP-06.024
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
. The western roadway adjacent to the subject lands are currently owned and
maintained by the Ada County Highway District (ACHD). This service will not
change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result 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 and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
. "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
In accordance with this Goal and Action Item, the applicant has designed the plat so that
only three access points, all public streets, intersect the adjacent arterial streets.
. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal I, Objective B)
Stafffinds that the site is designatedfor MU-R and Medium Density Residential on the
Comprehensive Plan Future Land Use Map. The scale of commercial being proposed on this
site is not consistent with the MU-R land use designation on the Future Land Use Map. Sta,ff
believes that Baraya Subdivision meets the general policies for the comprehensive plan
designation, west of the Purdam Drain, and may meet the policies of the comprehensive plan
east of the Purdam Drain, once the Ten Mile Area Specific Plan is completed and it is
determined how much residential is needed in this area. Staff recommends that the
Commission and Council determine whether having all single-family detached homes and a
i-acre L-O lot provides the appropriate mix of uses on this site called for in the Mixed Use -
Regional designation.
. "Encourage appropriate land uses along transportation corridors." (Chapter VII, Goal IV,
Objective D)
Because there will be a new interchange at Ten Mile Road, and a potential transit station is
anticipated at the intersection ofTen Mile Road and the railroad tracks, stqffbelieves that
additional density and/or higher intense uses are appropriate for this site, east of the Purdam
Drain.
. "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
As depicted on the Comprehensive Plan Future Land Use Map, the applicant is proposing to
construct a 25-foot wide landscape buffer with a perimeter fence along Franklin Road and
Black Cat Road. The applicant is also proposing to construct a 20-foot wide landscape buffer
along Kennicott Avenue, a proposed residential collector road. Staff is supportive of these
widths, as long as the entire bll;ffer lies outside the ultimate right-o.f-way and they are
constructed in accordance with the UDC.
. "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach"
from the National Center for Bicycling and walking in a111and use decisions." (Chapter VI,
Goal II, Objective A, Action item 3)
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Combined with the sidewalks, the additional rights of way for Franklin Road and Black Cat
Road should be large enough to accommodate future pedestrian and bicycle movements
along the arterial roads. Further, the proposed sidewalk, micro path, and multi~use pathways
encourage both bicycle and pedestrian travel to and through this development.
. "Protect existing residential properties from incompatible land use development on adjacent
parcels." (Chapter VII, Goal N, Objective C, Action item 1)
The properties adjacent to the subject site are designated for a wide variety of uses. North of
the site is planned for High Density Residential and Industrial uses, east and south of the site
are continuations of the Mixed Use Regional designation, west and south of the site are
continuations of the Medium Density Residential uses on the Comprehensive Plan Future
Land Use Map. Stqff believes that this project does not propose land uses that are
incompatible with the existing uses in the area. However, if approved as submitted, staff
believes that it may be difficult for the properties to the south and east to develop efficiently,
as more intense uses are anticipated directly to the east and south.
. "Support a variety of residential categories (low-, medium-, and high-density single family,
multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities." (Chapter VII, Goal N,
Objective C, Action item 10)
Staff finds that the subject proposal does not proposed a variety of residential uses. This
proposal contributes to the existing single-family detached housing stock of the City.
. "On-street bikeways should be incorporated on all future Collector streets." (Chapter VI,
Figure VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway on all collector
roads and arterials. The applicant should be required to provide an on-site bikeway along
Kennicott Avenue.
After detailed evaluation of the vurvose statement, policies. desiw standards, and obiectives for
mixed use areas. staff does not believe that the eastern half of the suNect plat complies with the
Comvrehensive Plan. Staff finds that the vroposed zoninf! and subsequent uses west of the
Purdam Drain, will be f!enerallv harmonious with and in accordance with the Comprehensive
Baraya Subdivision
AZ-06-025!PP-06-024
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JULY 18,2006
Plan. Staff recommends that the Commission and Council determine whether the proposed
develovment complies with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table 11-2A-2lists Single Family Residential
(attached and detached) as permitted uses in the R.8 zoning district. UDC Table 11-2B-2lists
several uses as permitted and conditional uses in the L-O zoning district.
b. Purpose Statement of Zone: MEDIUM DENSITY RESIDENTIAL DISTRICT (R.8) 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. Residential land uses are also allowed within the 0-
T, TN-C, and TN-R districts as set forth in Chapter 3 Article D.
LIMITED OFFICE DISTRICT (L-O) The purpose of the Commercial Districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways.
10. ANALYSIS
10a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION & ZONING ANALYSIS: Staff believes that approximately half of the
proposed development (the portion desil!Ilated for medium density) complies with the policies
and goals contained within the Comprehensive Plan. However. staff believes that more intense
uses may be more appropriate east of the Purdam Drain. Once the Ten Mile Interchanl!e is
constructed. staff anticipates that a wide range of commercial. office. and even industrial uses
may want to operate adjacent to the subject site. The City is currently working. through a
consultant. to identify a specific area plan for the area around the Ten Mile Interchanl!e. This
study should be completed within 18 months. Until that study is complete. however. staff does
not believe that it is in the Citv's best interest to allow sinl!le-family developments in the area
desil!Ilated for Mixed Use - Rel!ional on the Comprehensive Plan. Staff is requestinl! that the
applicant actively participate in the adoption of a plan for the area around the interchanl!e. In the
mean time. staff recommends that the Citv annex and zone the subject prooerty as proposed.
However. a development agreement should be put in place for this development restricting
development to the west side of the Purdam Drain. until the Ten Mile Specific Area Plan can be
adOPted. After the Plan is adooted. if what the applicant is prooosin!:! for Baraya Subdivision, east
of the Purdam Drain is consistent with the adopted Plan then they can proceed. If Baraya
Subdivision is not consistent with the adopted Plan, then the applicant should be required to
submit new applications for rezoning and subdividinl! the oroperty. If the City does not adopt a
Plan within 18 months of Council aoproval of this project. then the applicant should also be
allowed to construct Baraya Subdivision as prooosed. Please see Exhibit D for detailed analysis
of facts and fmdings.
The annexation legal description submitted with the application (stamped on April 7, 2006 by D.
Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
UDC 11-5B- 3D2 provides the P&Z Commission and City Council the authority to require a
property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses. Due to the size ofthe proiect. and the
uncertainty of what uses mayor may not be appropriate in this area. staff believes that a
Development Al2Teement is necessary to ensure that this Droperty is developed in a fashion that is
consistent with the comprehensive plan desil:mation and does not negatively impact nearby
properties. If the Commission or Council feels additional development agreement requirements
are necessary, staff recommends a clear outline of the commitments of the developer being
required.
A Development Agreement (DA) will be required as part of an annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) (at the time of annexation ordinance adoption), and the developer. The
applicant shall contact the City Attorney. Bill Nary. at 888.4433 within 18 months of Council
approval to initiate this orocess. The DA shall incorporate the following (also see Exhibit B):
Sewer and Water: That the applicant will be responsible for all costs associated with the
sewer and water service extension. Any existing domestic wells and/or septic systems within
this project will have to be removed from their domestic service, per City Ordinance Section
5-7 -517, when services are available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
Future Development: That all future development ofthe subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of development. All
future uses shall not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors.
Access to Arterials: Except for the public street accesses approved by ACHD, all other
vehicular access to Franklin Road and Black Cat Road should be prohibited for this site.
Office Lot: Staff believes that the proposed L-O zoning for the I-acre lot is consistent with
the Comprehensive Plan. However, no details of how this lot will/may develop have been
submitted. Staff has concerns over the lack of a concept for this office area and is
recommending that future building(s) on this lot be subject to the Design Review standards of
the UDC (see UDC 11-3A-19). Further, staff recommends that access to this lot be provided
from Kennicott Avenue and not Franklin Road.
Multi-use Pathwav: On the Comprehensive Plan Future Land Use Map, a multi-use pathway
is depicted on this property. The applicant is proposing to construct the multi-use pathway on
the south and west sides of the Purdam Drain. Staff is generally supportive of the location of
the pathway, with two changes. First, the pathway should be stubbed to both the south
property and the west property, so those property owners can extend the pathway in the
future. Second, a crosswalk area should be provided where the multi-use pathway crosses
Fritts A venue and continues to the property to the west.
PRELIMINARY PLAT ANALYSIS
The proposed preliminary plat substantially complies with the Unified Development Code. Below
are specific considerations and changes that should be made to the submitted preliminary plat.
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
Ditches. Laterals. and Canals: The Marvin Lateral and the Purdam Drain, along with other
smaller facilities traverse through this site. The City has historically not required the Purdam
Drain to be piped (it is a natural watelWay.) Per MCC 12-4-13, all irrigation ditches, laterals
or canals, exclusive of natural watelWays, intersecting, crossing or lying adjacent and
contiguous to the area being subdivided should be tiled. Staff recommends that exclusive of
the Purdam Drain, all irrigation ditches, laterals and canals that intersect, cross or lie adjacent
to this site be tiled (UDC 11-3A-6A).
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required
to utilize any existing surface or well water for the primary source. If a surface or well source
is not available, a single-point connection to the culinary water system shall be required. If a
single-point connection is used, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City Engineer.
An underground, pressurized irrigation system should be installed to all landscape areas per
the approved specifications and in accordance with UDC 11-3B.6, MCC 12-13-8 and MCC
9-1-28.
Fencing: The applicant is proposing to construct a 6-foot tall vinyl fence along the back side
of the exterior building lots in the development. The applicant is proposing to construct
wrought iron fencing along the micro-paths and internal open space. The applicant is
proposing to construct chain.link and/or wrought iron fencing along the Purdam Drain. UDC
11-3A-7A7 requires the developer to construct fencing adjacent to micro-paths to distinguish
common from private areas. All fencing adjacent to micro-paths and internal common lots
should be restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence.
Further, an open-vision fence should be installed along the Purdam Drain, as proposed. A
detailed fencing plan should be submitted upon application of the [mal plat. If permanent
fencing is not provided prior to issuance of building permits, 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.
Multi-use Pathway: The applicant is proposing to construct the multi-use pathway that is
depicted on the Future Land Use Map along the south and west sides of the Purdam Drain.
The applicant is proposing to construct the pathway 10-feet wide. Staff is generally
supportive ofthe proposal to construct the multi-use pathway as depicted. However, as shown
on the landscape plan, the pathway does not connect (stub) to the property to the south or
west. Staff recommends that the multi-use pathway be constructed from the southern property
line all the way to the western property line, including a pedestrian crossing of Fritts Avenue.
City Code 11-3B-12 requires a 5-foot wide landscape buffer along pathways. The submitted
landscape plan depicts only a couple of feet of sod and no trees directly adjacent to the
pathway. Staff recommends that the applicant be required to construct a 5-foot wide
landscape buffer (including trees) along the south and west side ofthe multi-use pathway.
Microoaths: The applicant is proposing to construct some micropaths with this plat. Staff is
supportive of the pedestrian connections between the different subdivision blocks and to/from
the sidewalks and multi-use pathway. All micropaths shall be constructed at least 5 feet wide,
with 5 feet of landscaping on each side of the path (UDC 11- 3B-12).
Detached Sidewalks: The applicant is proposing to construct 4-foot wide detached sidewalks
on some of the internal streets. The sidewalks are detached from the curb with an 8-foot wide
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
grassy swale. The submitted landscape plan depicts trees within the grassy swale area.
However, it is staffs understanding that ACHD will not allow trees within these swales.
Because the grassy swales cannot contain trees. this area does not count towards the open
space requirement (please see Open Space/Amenities below for more information).
Tree Mitillation: Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as replacement trees
for those trees that are removed. The applicant should coordinate a tree protection/mitigation
plan with Elroy Huff at the Meridian Parks Department.
Open Space/Amenities: UDC 11-3G-3Al requires at least 5% of the total land area of a
single-family development to be set aside for common open space. Further, UDC 11-3G-3A2
requires one additional site amenity for each additional twenty aces of land area. The
applicant states that 11.43 acres is being set aside for common area and 11.87 acres are being
set aside for useable open space. The applicant states that the open space, pathways, a pool
with a changing area, two half basketball courts and a tot lot are the amenities for the
development. Staff is generally supportive of the amenities proposed.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC
11-3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-
vegetated surface materials shall not be used in open space lots, except as permitted under
UDC 11-3B. Staff recommends that the applicant clarify. at the public hearing. how much of
the site is being set aside for common useable open soace (see UDC 11-3G for a list of areas
that may be included in this calculation).
Staff has concerns about the pedestrian access to the park, Lot 1, Block 18. Specifically,
pedestrians trying to get to the park from the north will have to cross Snow Canyon Drive. To
facilitate pedestrian movement to/from the park area, staff recommends that the applicant be
required to construct crosswalks and signage, as allowed by ACHD, at the intersection of
Echo Canyon Way and Snow Canyon Drive.
Common Areas: Maintenance of all common areas shall be the responsibility of the Baraya
Home Owners' Association.
Unimproved Right-of-Way: UDC 11-3B-7C5 requires a 10-foot wide gravel shoulder
abutting right-of-way where the unimproved portion of the right-of-way is greater than 13
feet (measured from the edge of pavement to the edge of sidewalk or property line), and road
widening is not in the ACHD Five Year Work Program. The remainder of the unimproved
right-of-way should be landscaped with lawn or other vegetative groundcover. Franklin and
Black Cat Roads abutting this site meet the warrants for the 10.foot wide gravel shoulder
requirement listed above. Therefore, the applicant should be required to construct a 10-foot
wide gravel shoulder on Black Cat and Franklin Roads, with the remaining portion of the
right-of-way being landscaped with lawn or other vegetative groundcover.
Landscaping: The landscape plan prepared by Jensen Belts, on April 2006, is approved with
the following modifications/notes:
· Construct a minimum 25-foot wide street buffer along the entire length of
Black Cat Road and Franklin Road, exclusive of ACHD right-of-way. Said
buffer should be constructed in accordance with UDC 11- 3B-7. Except for
Baraya Subdivision
AZ-06-025/P P -06-024
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
adjacent to the office lot, all street buffers shall be contained within common
lots.
· In accordance with the submittal, set aside at least 12% of the site for useable
open space. Parkway areas without trees shall not count towards the open
space requirement. All stormwater detention facilities incorporated into the
approved open space are subject to UDC ll-3A-18 and shall be fully
vegetated with grass and trees.
· As required amenities, provide a pool and changing area, two half basketball
courts, and at tot lot on Lot 1, Block 18.
· Remove the trees that are shown within the grassy swales adjacent to the
streets with detached sidewalks, as required by ACHD.
· Depict and construct the multi-use pathway along the Purdam Drain from the
south property line, across Fritts Avenue, to the western property line.
· 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-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.
· Maintain at least a 5-foot wide landscape strip on both sides of all micropaths,
and on one side ofthe required multi-use pathway, and construct trees at a rate
of 1 tree per ever 35 linear feet.
. 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).
Existing Residences/Buildinlls: The site currently contains multiple buildings. Because the
existing structures span across proposed lot lines, all buildings shall be removed or relocated,
prior to signature ofthe final plat by the City Engineer.
Access: Access to this site is currently provided from Franklin Road and Black Cat Road.
Except for the proposed and approved public streets, direct lot access to Black Cat Road and
Franklin Road should be prohibited; place a note on the fmal plat.
Kennicott Avenue: In accordance with the Comprehensive Plan, which calls for a Y2 mile
collector in this area, the applicant is proposing to construct Kennicott Avenue. This public,
residential collector is located closer to the ~ mile than the Y2 mile, but staff believes that it
will still function as envisioned with the Comprehensive Plan - allowing traffic to get
between the sections without using the arterials. The applicant is proposing to construct a full
street section (curb, gutter and sidewalk on both sides) near Franklin Road, then just two
drive lanes and the curb, gutter, sidewalk and landscaping on their (west) side continuing to
the southern property line. This will allow the property owners to the east and south access to
the collector. The adjacent parcels are fairly large and this should allow a good distribution of
traffic in this area. There is no front-on housing along Kennicott Avenue. Staff is supportive
of the design and location of Kennicott Avenue and the landscaping adjacent to it.
Baraya Subdivision
AZ-06-025/PP-06-024
PAGE 12
CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE OF JULY IS, 2006
Stub Streets: The applicant is proposing to provide several stub streets to the undeveloped
parcels in this area. However, there is an out parcel along Black Cat Road that the applicant is
not proposing to provide access to. This outparcel was split off from the property being
developed in 1984. Ada County does recognize this I-acre as a buildable lot. However, if
access to Parcel 81215223300 is not provided from this site, then staff believes that the
existing vehicular access to Black Cat Road will be perpetuated. To limit access points to
Black Cat Road in the future, and to provide neighborhood connectivity, staff is
recommending that a portion, at least 35 feet of right-of-way, of Metate Arch Drive or Red
Canyon Avenue be constructed up to I-acre outparcel. Staff believes that the applicant should
provide at least 35-feet of public street frontage for Parcel No. S1215223300. (This
requirement will allow for the future construction of a common driveway for up to four
dwelling units on the I-acre parcel). This requirement will allow the I-acre parcel to
redevelop without constructing an access to Black Cat Road. NOTE: Providing access to this
parcel may cause the applicant to lose a lot.
10b. Staff Recommendation: Staff recommends aporoval of the subiect applications AZ-06-025 and
PP~06-024. with the conditions listed in Exhibit B of the StaffRenort for the hearing date of June 15.
2006. On June 15. 2006 the Meridian Plannin2 & Zonin2 Commission voted to recommend
approval to the Citv Council of the subject applications. subject to the Conditions listed in
Exhibit B.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: March 22, 2006)
2. Landscape Plan (dated: June 2006)
B. Conditions/Comments of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. Ada County Highway District
8. Central District Health Department
9. Nampa & Meridian Irrigation District
C. Legal Descriptions
D. Required Findings from Zoning Ordinance
Baraya Subdivision
AZ-06-025IPP-06~024
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY \8,2006
A. Drawings
Preliminary Plat dated: March 22,2006 (3-pages)
I
-,
I
, .i\ i
I!!
II
I ~L
, ~
':, jJ
,: I
I .~
ii .
1- ,
"if 1;' 'I~~
ill,;H:W 1~~j'5I
~ 110 . , . III .,.
~~,<.
,
~~>-~~
ji
Haraya Subdivision
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
::Ii
't'~
I;'
j,
d i
I~ ~liiJ j'
,I ~ ~ . ~
Ii ': I r-~i ~; J \~"
. ~! I .. i Ii /_";',~-
'ri.;,I, ~~~~:: ,.l"".....,.,'''''-,,;~;.:~'::;:,l 'I~
'"i!l t --~..."'-,"_...,',_,~ ._~~_1:-",____."_,,
. : j, . ..' '^ ..'I,,'....._-~- .. ~--, '.. "'-"~i-"',.~':':;.i
;I!
I
,>! .. ,'1
I,':j:,-::.,
....-,] lil .~~
jJ"lj
:1'7,;
, ~ 1,
. I. r,'1
" Ii'>" 0
\ Ili!,rrfi:!
Ijflfit,
~Ijt~
I
i
Ii
,
I'
,I
L
1$,Ii\
il\'I
I)
il
-.
. "\
:--'1'[ ,
" " -'J
'\" 'on,
". ._.~I~_' . ' /
,
\
''"'
,
Ii
:;
-Ii'
,Ii
/j
j,
<' '
~
</':
:
.:,t
:t --',
J~:: I I
Baraya Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
'~ if
~ .1 All'
:: i III
~ .~~
I"' ~~I
~t i
,.: I
l! j
b:
/'.
'--,
'J
-I
I
.f.
" .~I
f:'
I'
I
I,
, ;'
,I'
I' ,
1'1'
fi/"
"
1,_" _____~_~~c::J
Baraya Subdivision
Exhibit A Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY lS, 2006
Landscape Plan (dated: April 2006)
lall (". 'l&j 5j j
ill) 'l!!l I J!
I tf J! n
. "
I j f~ I JI::
' ;t ,;
t "I, I
~ lflii IJ .
~ 11!1
.j/ i., ~ h &;1
. .. 7
~I . I
~J h. ~Iil ,!
. ,I ~ _ ,
11!!!! I
Q t.,.
~,. .. '/""'*
~~~~N .
~I;;;, ! I 01
r' ,~ I.
t..~;::! I
<( I'
~ I I d f
~In~ ir.\ll"
.1. 'iHlI
<< ~, f' .:;.. t
0
l~ r
of;
c
~~m!j!'!~!! f~ i
.,~
It II!I .-<'
I( : 0
I:' I j I ;
1'1 .J';"l if w
,! fh'n
I !t~D~lP " iI- 1::
M1tll,IHm J
I' , ". It z
,/Uli,bB '.,,1
l;# 0
f rnimmiii 1 VJ
l -.0
>
-
/I fUll! IIWI Q
:; am: mm '~
, 01",\ <1,,,,, !l co
ill I r lU ::::>
flillj j. l' "
fI!ill ~iiU ~i V')
i if I f
f~ Ii
jl fI,} W4H <(
~ ! \ i II J. >-
t f' l hf~d If, ~, I f
I: <(
,~ I r Jf t iuI~1 f mdf , h a:::
~'~~ ,
It'. f ~~ <(
aJ
:^
Baraya Subdivision
Exhibit A Page 4
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
B. Conditions/Comments of Approval
1. Planning Department
ANNEXATION & ZONING (AZ-06-025)
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The aoolicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate this
process within +& six months of City Council approval of the annexation request. The DA shall
incorporate the following:
· That until the Ten Mile Specific Area Plan can be adopted. development of this property
shall be restricted to the west of the Purdam Drain. After the Ten Mile Specific Area Plan
is adopted. if what the applicant is proposing for Barava Subdivision. east of the Purdam
Drain is consistent with the adopted Plan then they can proceed with constructing the
subdivision as proposed. If Barava Subdivision is not consistent with the adopted Plan. then
the applicant shall be reouired to submit new applications for rezoning and subdividing the
property that are consistent with the Ten Mile Specific Area Plan. The Director of the
Meridian Planning Department shall determine if Baraya Subdivision is consistent with the
Ten Mile Specific Area Plan or not. If the City does not adopt a Plan within 18 months of
Council approval of this proiect. then the applicant shall be allowed to construct Barava
Subdivision as proposed.
· That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
· That all future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development.
· That the applicant will be responsible for all costs associated with the sewer and water service
extension.
· That any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
· That prior to issuance of any building permit, the subject property be subdivided in
accordance with the City of Meridian Unified Development Code.
· That the applicant will applv for a rezone and new preliminary plat for the area east of
Castle Peak Avenue to be zoned R-15 (and contain townhouses. rather than sin2le-
familv detached homes. as discussed durin2 the public hearine).
· That all future building(s) within the L-O zoned area will comply with the schedule of use for
the L-O zone in effect of the time of building permit submittal; that all future building(s)
within the L-O zoned area are subject to Design Review approval; and that prior to issuance
of any building pennit within the L-O zoned area, a Design Review application be submitted
and approved by the City.
· That one public street access will be allowed to Black Cat Road, as approved by ACHD;
direct lot access to Black Cat Road shall be prohibited.
· That two public street accesses will be allowed to Franklin Road, as approved by ACHD;
including the L-O zoned lot, direct lot access to Viet~H)' Franklin Road shall be prohibited.
· That the applicant agrees to construct a multi-use pathway through this site from the south
property line to the property to the west, generally along the Purdam Drain; that said multi-
use pathway, where is crosses Fritts Avenue, shall be signed and striped for a pedestrian
crossmg.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-024)
1.1.1 The preliminary plat labeled as PP-l, PP-2 and PP-3 prepared by Bailey Engineering, dated
March 22, 2006 is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation/Zoning (AZ-06-025) and the associated Development Agreement
shall also be considered conditions ofthe Preliminary Plat (PP-06-024).
1.1.2 The landscape plan prepared by Jensen Belts, on April 2006 is approved with the following
modifications/notes:
· Construct a minimum 25~foot wide street buffer along the entire length of Black Cat Road
and Franklin Road, exclusive of ACHD right-of-way. Said buffer shall be constructed in
accordance with UDC 11-3B-7. Except for adjacent to the office lot, all street buffers shall be
contained within common lots.
· In accordance with the submittal, set aside at least 12% of the site for useable open space.
Parkway areas without trees shall not count towards the open space requirement. All
stormwater detention facilities incOlporated into the approved open space are subject to UDC
11-3A-18 and shall be fully vegetated with grass and trees.
· As required amenities, provide a pool and changing area, two half basketball courts, and at tot
lot on Lot 1, Block 18.
· Remove any trees that are shown within the grassy swales adjacent to the streets with
detached sidewalks, as required by ACHD.
· Construct a 10-foot wide gravel shoulder on Black Cat and Franklin Roads, with the
remaining portion of the right-of-way being landscaped with lawn or other vegetative
groundcover. Obtain a license agreement from ACHD for the landscaping within the right-of-
way.
· Depict and construct a 10-foot wide multi-use pathway along the Purdam Drain from the
south property line, across Fritts Avenue, to the western property line.
· Maintain at least a 5-foot wide landscape strip on both sides of all micropaths, and on one
side of the required multi-use pathway, and construct trees at a rate of I tree per ever 35
linear feet.
· Per UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square feet of
common open space shall be planted, and common areas should be improved with lawn,
either seed or sod.
· Per UDC 11-3B-IO, the applicant shall 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 shall 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 Construct a 6-foot tall vinyl fence along the back side of the exterior building lots within the
development, as proposed. Construct fencing adjacent to micro-paths to distinguish common
from private areas. Ail fencing adjacent to micropaths and internal common lots should be
restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence. Construct an open-
Exhibit B Page 2
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
vision fence along the Purdam Drain, as proposed. A detailed fencing plan should be submitted
upon application of the [mal plat. If permanent fencing is not provided prior to issuance of
building permits, 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.
1.1.4 Construct a 10- foot wide asphalt multi -use pathway along the south and west sides of the Purdam
Drain, from the southern boundary to the western boundary, across Fritts Avenue. Construct a 5-
foot wide landscape buffer (including trees) along the south/west side of the multi-use pathway.
The multi-use pathway shall be constructed in accordance with the Meridian Park Department's
requirements. The pathway must connect from one major arterial to another, and either an
easement or ownership deed must be granted before the city will assume the maintenance of any
section of pathway.
1.1.5 Construct the micro-paths shown on the preliminary plat. All micro-paths shall be constructed at
least 5 feet wide, with 5 feet of landscaping on each side of the path.
1.1.6 To ensure pedestrian safety to/from the park, construct crosswalks and signage, as allowed by
ACHD, at the intersection of Echo Canyon Way and Snow Canyon Drive.
1.1.7 Place a note on the face of the final plat that prohibits direct lot access to Black Cat Road and
Franklin Road. Access to Lot 1, Block 28, shall be provided from Kennicott Avenue and not
Franklin Road.
1.1.8 To limit access points to Black Cat Road in the future, and to provide neighborhood connectivity,
at least 35 feet of right-of-way from Metate Arch Drive or Red Canyon Avenue shall be
constructed up to I-acre outparcel along Black Cat Road (Parcel No. S1215223300.)
1.1.9 All buildings shall be removed or relocated, prior to signature of the final plat by the City
Engineer.
1.1.10 Construct a residential collector roadway, Kennicott Avenue, with no front-on housing or on-
street parking along the eastern boundary of the subdivision, as proposed. Provide a Fire
Department and ACHD approved temporary turnaround. Provide at least a 20-foot wide
landscape buffer along Kennicott Avenue.
1.1.11 Maintenance of all common areas shall be the responsibility of the Baraya Home Owners'
Association.
1.1.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of the Purdam Drain, that
intersect, cross or lie within the area being subdivided shall be covered (this includes but is not
limited to: Marvin Lateral and all feeder ditches). Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department prior to construction plan
approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
1.1.13 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-024)
Exhibit B Page 3
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted 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 stonnwater detention facility caIUlot be incorporated into the approved
open space and still meet the standards ofUDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a 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 in Franklin
Road, and lateral mains off of a trunk main being installed in the near future. The applicant shall
install all 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 confornlance of
City of Meridian Public Works Departments Standard Specifications.
2.2 Prior to this application being heard at the City Council the applicant shall submit to Public
Works the signed and notarized easement that was previously given to the applicant, for the Black
Cat Trunk main through this development.
2.3 Water service to this site is being proposed via extension of mains in Franklin 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 The applicant shall be required to extend a 12-inch water main down Kennicott Avenue as part of
the City of Meridian's to and through policy.
2.5 The applicant shall be required to install 12-inch water main down S. Black Cat Road as depicted
on the preliminary plat. This is needed to ensure adequate fire flows for this development.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY lS, 2006
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 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).
2.8 The Marvin Lateral or the unnamed ditch along the south side of Block 6 and 7 do not appear to
be proposed to be piped on the preliminary plat, as portions of these lie within this development
code requires it to be tiled with written end user approval.
2.9 Submit license agreements with Nampa and Meridian Irrigation District that allows private
fencing and landscaping into the easements depicted on the plat that encumber buildable lots. If
the license agreement cannot be obtained then the plat will have to be revised to include the
lateral and easement in a common lot.
2.10 It appears that at least Lot 5 Block 5, and maybe Lot 4 Block 6 may be encumbered by the
Williams Pipeline easement. Prior to signature on the final plat submit documentation that, that is
allowed by said easement, or remove the portion of these lots encumbered by the easement.
2.11 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.12 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.
2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of the Purdam Drain and the
Kennedy lateral, that intersect, cross or lie within the area being subdivided shall be covered (this
includes but is not limited to: Marvin Lateral and all feeder ditches). 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.
2.14 All existing structures spanning lot lines or not meeting dimensional standards of the UDC shall
be removed prior to signature on the [mal plat by the City Engineer.
2.15 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.
2.16 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.17 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.
2.18 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 [mal plat.
2.19 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
certificates of occupancy.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 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.
2.25 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.
2.26 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.
2.27 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 !h" 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 spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.4 Entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
3.6 Building setbacks shall be per the International Building Code for one and two story construction.
3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to acconunodate an imposed load of 75,000 GVW.
3.8 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 The proposed 407-10t subdivision with an estimated 2.9 residents per household would have a total
estimated population of 1,180 residents at build out.
3.10 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.
3.11 The fIre department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.12 Maintain a separation of 5' from the building to the dumpster enclosure.
3.13 Pool chemicals shall be stored in compliance with the International Fire Code.
3.14 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 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 offIcial. F or buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R- 3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used for fencing on common lots.
4.2 The pedestrian access to the proposed clubhouse/community entrance is not well-defined. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian trafftc. The applicant shall submit a revised
landscape plan that uses walkways and landscaping to direct visitors to the main entrance of Lot
1, Block 18.
Exhibit 8 Page 7
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
4.3 The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on the internal roadways.
4.4 Provide adequate lighting adjacent to pathways and within parks.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed m
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0.5) will be followed.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your office proposal and
submit stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District (Draft)
Site Specific Conditions of Approval
7.1 Dedicate a total of 82~feet of right-of-way from the north right-of-way line of Franklin Road.
Provide the District with a road trust deposit in the amount of $36,960 for the construction of a 7-
foot wide attached concrete sidewalk abutting the site.
Or
Dedicate 48-feet of right-of-way from the centerline of Franklin Road. Construct a 5-foot
detached concrete sidewalk within an easement to the District. The face of the sidewalk should
be located a minimum of 56-feet from the centerline of Franklin Road.
The right-of.way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right~of~way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to
existing ACHD right-of-way.
7.2 Construct separate left turn bays, right turn lanes and right turn tapers on Franklin Road at each of
the two site approach intersections, as required by the submitted traffic impact study.
7.3 Dedicate a total of 48-feet of right-of-way from the centerline of Black Cat Road abutting the
parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed
must be completed and signed by the applicant prior to scheduling the [mal plat for signature by
the ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The owner will be paid the fair market value of the right-of-way
Exhibit B Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
dedicated which is an addition to existing ACHD right-of-way. Dedicate (without compensation)
the additional right-of-way necessary to accommodate the right turn taper.
7.4 Construct a left turn bay and right turn taper on Black Cat Road at the site approach intersection,
as required by the submitted traffic impact study.
7.5 Construct a 5-foot detached concrete sidewalk abutting the site on Black Cat Road. The face of
the sidewalk shall be located a minimum of 4 I-feet from the centerline ofthe roadway.
7.6 Construct one residential collector roadway (S. Kennicott Avenue) within the development as a
33-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk. The reduced street
section will be required to be approved by the local fire district prior to final approval. On-street
parking and direct lot access are prohibited on the residential collector roadway.
7.7 Construct a residential collector (S. Kennicott Avenue) to intersect Franklin Road approximately
230-feet west ofthe east property line, as proposed.
7.8 Construct the internal streets as a 36-foot street sections with rolled curb, gutter, 5-foot attached
concrete sidewalks, as proposed. The reduced street section will be required to be approved by
the local fire district prior to final approval. Construct the swale street section with 32-feet of
pavement, 2-foot concrete ribbons, 8-foot swales, 4-feet detached sidewalks, and I-foot utility
strips within 62-feet of right-of-way, as proposed. Provide 21-foot street sections on each side of
any center islands. Any proposed landscape islands/medians within the public right-of-way
dedicated by this plat should be owned and maintained by a homeowners association. Notes of
this are be required on the final plat. The design shall be reviewed and approved by ACHD's
Development staff.
7.9 Construct one local street intersection on Black Cat Road located approximately 155-feet south of
the north property line (measured property line to centerline), as proposed.
7.10 Construct the western site approach, a local street (S. Fritts Avenue), to intersect Franklin Road
approximately 130-feet east of the northwest property line (measured property line to centerline),
as proposed.
7.11 Construct the following eight stub streets, as proposed. Install a sign at the terminus of each
roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
· One stub street to the north (S. Parka Peak Way) located approximately 480-feet east of the west
property line (measured property line to centerline).
· Four stub streets to the south. The first stub street (S. Sunset Arch Avenue) is located
approximately 700-feet east of the west property line (measure property line to centerline).
. The second stub street (S. Silent City Avenue) to the south is located approximately 2,050- feet
west of the east property line (measure property line to centerline).
The third stub street (S. Sunset Point Ct.) to the south is located approximately l180-feet east of
the west property line (measured property line to centerline). Construct a temporary turn around
for S. Sunset Point, as proposed.
. The fourth stub street (S. Rim Trail) to the south is located approximately 890-feet west of the
east property line (measured property line to center line).
. The fifth stub street (S. Castle Peak Avenue) to the south is located approximately 180- feet west
of the east property line (measured property line to centerline) shall not be reauired.
Exhibit B Page 9
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
· One stub street to the east (W. Snow Canyon Drive) located approximately 650-feet to the south
of the north property line (measured property line to centerline).
The City of Meridian City may require additional stub streets beyond what has been required by
ACHD. The additional stub streets shall comply with the District's policies in regards to location
and design.
7.12 Provide traffic calming center islands within the following local streets, as proposed.
· W. Capital Reef Drive
· S. Fritts Avenue
· W. Snow Canyon Drive
· S. Kennicott Avenue
Provide traffic calming (i.e. chokers, bulb-outs, traffic circles, etc.) along the following local
street.
· S. Sunset Way between W. Sunset Point and the south property line.
The applicant shall coordinate the location and design of the all of the traffic calming devices
with District Traffic Services staff.
7.13 Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road and Franklin Road and shall be noted on the final plat.
7.14 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 Any existing irrigation facilities shall be relocated outside of the right-of-way
7.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.4 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.
7.5 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.
7.6 Comply with the District's Tree Planter Width Interim Policy.
7.7 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.
Exhibit B Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
7.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.9 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.
7.10 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.
7.11 It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.12 No change in the terms and conditions ofthis 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.
7.13 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.
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. Nampa & Meridian Irrigation District
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 The District's laterals course through this proposed project. These easements must be protected
and any encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
Exhibit B Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
9.S The Developer must comply with Idaho Code 31-380S.
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
C. Legal Description
.
IDAHO
SURVEY
GROUP
1450 Ean Watl!rtoWCr St.
SUIte ISO . .
Meridian, Idaho 83642
Phone (200) 84(,.:8570
Fax (208) 8~S399
_.~....---.................-. .~.,",. .---.-.---,~.---,,".....-~. ._..".,.--------~--~""~~.,,.,............--.,-" ,..~. ..------.-".
Project No. 05-256
October 6, 200S
Baraya Subdiviaioo
Anaexation Description
The NE 114 of the NW 1/4 and the NW 1/4 of the NE 114 of Section 15; T.3N.,
11.1W., B.M., Ada County. Idabo, and a pol1ion of the Weat 1/2 oflbe NW 1/4 OfSllid
Section 15, more particularly described as follows: BEGINNING at the 1/4 comer
COmmoD to Section 10 and the said Section IS, from which the Northeast comcrofsRid
Section 15 bears South 89"15'27" Bast, 2640.73 feet;
Thence South 89"15'27" East, 1320.36 feet to the East 1116 comer cornmon to
Sedio.n 10 and the said Section IS;
Thence aJongthe Hultineofthe NW 1/4 of the NB 1/4 South 00"27'13" West,
1329.09 f'OOt to the NB 1/16 com=r;
Thence North 89"1 S '04" West, 1317,75 feet to the C-N 1116 comer;
Thence wntinuingNortb 89"15'04" West, 1324.68 feet to the NW 1116 carner;
Thence along the Ealt lino of tile West 1/2 ofilie NW 114 South 00047'25" West,
328.56 feet
Thence North 75"42'49" Weat, 1180.91 foct;
Thcnce North 00043'(l3" East, 263.81 feet (record 263.50 feet);
Thel1llC North &9"16'57" West.. 176.25 feet to a point on the West line of said
Section 15;
Thence alqng said lineNot1h 00"43'03" EaS1,299.65 feet (record 300.00 feet);
Thence along the center of an irrigation ditch South 75"59'3 T' East, 624.88 feet
(record 625.04 feet);
Thence South 76012'00" East, 734.88 feel (record 732.82 feet) to a point on the
East line of the NW 1/4 of the NW 114 of said Section 15;
Professional Lilnd SUl'veyors
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
Thence along said line North 00"31 '51" East 1126 76 f .
corner common to Section 10 and I" 'd S . . > . ect to the West l/l 6
. . . . lIe S3.1 ccbon 15;
Thence South 89" 15' 34" East, ] 320.28 feet. to the Point of B .. C '.,
95.57 acres, more or less. cguunng. .ontaUltng
Prepared By:
IdahO SurveyGrotl ,1'.C.
8~~'V~~P!f-"r"t/-. .
\
MtHlOII\l'l PUBl.lC
WORKS o~PT.
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY l8, 2006
Project No, 05-256
Mw-ch 27,2006
R..s RaoDe Descriptio. for
Proposed Bal'1lya Subdivision
The NE 1/4 of the NW 114 of Section 15, Township 3 North, Range 1 WC6t, Boise
Meridian, Ada County, Idaho and portions of the NW 1/4 of the NE 1/4 of said Section
15 and theWest 112 of the NW 1/4 of said Section 15, more particularly described as
follows:
BEGINNING attb~ 114 (:Orner common to Section 10 and the said SCfi:tion 15,
from which the Northeast. comer orsaid Section 15 bean South 89015'27" Bilst, 2640;13
fect;
Thence South 89"15'2'" East, 1090.49 feet;
l1lence South 00"44'33" West. 90.17 feet to the beginning of a curve to the left;
Thence 158,48 feet along said curve which has a radius of 230.00 feet, a central
angle of39"28 '49" and a long chord of 15~ .37 feet which bears South 18"59' 52" Bast;
Thence South 38"44'16" East. 181.75 feet to the beginning ofa curve to the right;
Thence 157.32 feel along said curve which has ll. radius of 230.00 feet, a central
angle of 39"1 1'29" and a long choro of 154.27 feet which bears South 19"08')2." East;
Thence South 89'"32'47" East, 12.00 feetto a point on the F.at line of the NW 114
of the NR 1/4 of said Section 15;
Thence along said East line South OO"2T13" West, 806.78 feet to the NE 1/16
comer;
Thence North 89"IS'()4" West, 1317.75 feet \0 the C-N 1/16 comer;
ThCtlce continuing North 89"15'04" West. 1324.68 feet to the NW 1/16 comeI~
Thence along the Hast line oftbc West 1/2 of the NW 1/4 South 00"47'25" West,
328.56 fool
Thence North 15"42'49" West, 1180.91 feet;
Exhibit C Page 3
CITY OF MERIDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
'thence North 00043'03" East, 263.81 feet (record 263.50 feet);
Thence North 89016'57" West, l76.25 feet to a point on the West line of said
Section 15;
Thence along said line North 00043 '03" East, 299.65 feet (record 300.00 feet);
Thence along the center or an irrigation ditch South 75059'37" East, 624.88 feet
(reconl625.04 fect);
Thence South. 76012'00" East, 734,88 feel (record 732.82 feet) to a point on the
HastJine ofthe NW 1/4 oftbe NW 1/4 ofsaid Section 15;
Thellce along said line North 00<'31'51" East, 1126.76 feet to the West 1/16
comer common to Section 10 and the said Section 15:
Thence South 89"15'34" East, 1320.28 feet to thQ Point of Beginning. Cor.\aining
93.89 acres. more or less.
Gregory G. Carter, PLS
Exhibit C Page 4
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
Project No. 05.256
March 27. 2006
1.,.0 Rezone Description for
Propoud Baraya Sllbdivulon
A portion oflhe NW 1/4 ofrboNE 1/4 ofSeetion IS, Township 3 North, Range I
Weill, Boise Meridian, Ada County, Idaho, more particularly described as follows:
Commencing at the t/4 comer common to Section 10 and the said Section 15,
from which the Northeast corncc of said Section 15 beaIll South 89" 1 S'21" East, 2640.73
rem. lbence South 89015'21' East, 1090.49 feet to the REAL POINT OF
BEGINNING.
Thence South 00044 '33" West, 90.77 Cec::t to the beginning of a curve to the len;
Thence 158.48 feet along said curve which has a radius of 230.00 fOOl, a central
angle of39"28'49" and a long coord of 155.37 feet which bears South 18059'52" Ea.'!l;
Thence South 38"44' 16" East, 181.75 feel to the beginning of a curve to the right;
Thence 157.32 fuet along said curve which has a radius of 230.00 feet, Ii centml
angle of39"11'29" and a long chom of 154.27 feet which beats South 19"08'32" Easl;
Thence Soutit 89"32'47" East, 12,00 feet to a point on the East line ofthe NW 1/4
of the NE l/4 of said Section 15;
Thence along said East line, North 00027'13" East, 522.31 feet to the East 1/16
comer common to Section 10 and the said Section 15.
Thence along the North line of the NW 1/4 of the NE 1/4, North 89015'27" West,
299.87 feet to the Point of Beginning. Contains 1.68 acree morc or less.
Exhibit C Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY IS, 2006
~' :T- I'~- L _~-- _J ',l nr,I,I_;----
/,' ---;--,1, ','- . ___ I I~'"
"~''--f!!J[' ,I. I, ' "
, //;J P1 "'7'1i,
~/ I J ,1,:,;:,,'1, ~ ITB- II
',' ! ">?[\" ' _, - i/-_
II I .(:-,:'...... - ---J.. I
:/-- L '~I~' "-U-l I I
II ~ ;:~',\\~:)< -,<:--"-- , , -.
f" ! .;:t,~''!!!'''''';' "II/I I ,f.,
,~ f'{-' ~ ~I I
1 f ~" i:::',~P: I
· I ,~~' ~- 1'1+""
1'1 - t; '~f~~,~~~~i
, ~ I M',F~~,,\ I
, -- 'j I L,,',",,~'"''
U- i I ,~>
r . ~'
," ,I" /' 't
",'~
Ill1I1'li!F J11111111~ -
111"'I'ff.~ I
I ~ <, , II' II
, Ii!! i
II v_
~~
~'ll'
.'" I
, 1 II. r 1_
o
Exhibit C Page 6
~ 411:>'...... \/ I no:, ~.,
~,~ !
'%~
1i'~" --
i~ I
~~k..
..... i
~ .I
i
I
./
~~ /
~ ;1
.~. ii
'!5 ..]
ii
i
I
f
.I
i
;.'1
1"1
3
{].:
N
~
,-,
'"
~I
i
i
,I
I
I
", !
""'"'"iifL_~.
"
i
L
I;
I
I
I
I
I
I
I
I
I
I
I
"
~
~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY lS, 2006
D. Required Findings from Zoning Ordinance
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 the subject property to R-8 and L-O. Please see
Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council fmds that future development of this property will comply with the established
regulations and purpose statement of the R-8, R-15 and L-O zones, if the applicant enters
into a development agreement with the city and develops the property in accordance with
the Staff Report.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should rely on any oral or
written testimony that may be provided when detennining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Council finds that all essential services are available or will be provided by the developer
to the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan. This is a logical expansion of the City limits. In accordance with
the findings listed above, Council finds that Annexation and Zoninf! of this property to R-
8. and L-O would be in the best interest of the Citv. if the applicant enters into a
Development Agreement (DA) with 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;
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 OF JULY 18,2006
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council 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 (i.e., police, fire, ACHD, etc.) to determine this finding. (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
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis.
The Commission and Council should reference any public testimony that may be
presented to determine whether or not the proposed subdivision may cause health, safety
or environmental problems.
6. The development preserves significant natural, scenic or historic features.
The Purdam Drain bisects this property. Council finds that the Purdam Drain is a
waterway that should be preserved through the development of this site. Council is
unaware of any other natural, scenic or historic features on this site. Therefore, if the
Purdam Drain is preserved, Council finds that the proposed development will not result in
the destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. The Commission and Council should reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance.
Exhibit D Page 2