HomeMy WebLinkAboutKnight Sky Estates Subdivision AZ-06-005 PP-06-004
RECEIVED
JUN 0 1 2006
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LA WAND
DECISION & ORDER
City Of Meridian
City Clerk Office
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In the Matter of Annexation and Zoning of 58.83 acres from RR to R-4 (Low Density
Residential)(32.86 acres), TN-C (Traditional Neighborhood Center)(18.75 acres) and C-C
(Community Business)(6.95acres) AND Preliminary Plat approval of 126 residential lots
(24 townhouse lots and 102 detached single-family lots), 7 commercial lots and 26
common/other lots on 55.83 acres, for Knight Sky Estates Subdivision, by Sea 2 Sea, LLC.
Case No(s).: AZ-06-00S and PP-06-004
For the City Council Hearing Date of: May 23, 2006
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 23, 2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of May 23, 2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 23,
2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of May 23, 2006 incorporated by reference)
B. Conclusions of Law
I. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. 967-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOeS). AZ-06-005 / PP-06-004 - PAGE I of 4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of May 23,
2006 incorporated by reference. The conditions are concluded to be reasonable and the
applicant sball meet such requirements as a condition of approval ofthe application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code 9 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that
I. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated January 3, 2006 (revised April 5, 2006) by Toothman-Orton Engineering
Company, Inc. is hereby conditionally approved;
2. The following modifications to site specific conditions were made at the City Council
bearing:
a, Requiring a Development Agreement in which the applicant agrees:
1. To construct a 6-foot tall solid fence around the perimeter of
the subdivision, prior to house construction;
2. Regarding the temporary sewer lift station, the applicant shall
either provide an easement or move the lift station to insure
that it doesn It dead end. Further, the homeowners association
shall own and operate said lift station. And, third, coordinate
with the Public Works Department an acceptable assurance
for abandonment of that lift station and the pressure sewer
that goes along with it; and,
3. To construct gateway signage near the corner of Linder Road
and Chinden Boulevard, in coordination with the Gateway
Committee.
3. The site specific and standard conditions of approval are as shown in the attached Staff
RepOli for the hearing date of May 23,2006 incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-005 / PP-06-004. PAGE 2 of4
I. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year ofthe
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the tennination ofthe period in accord with II-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminaty plat, combined preliminary and
final plat or short plat to comply with the cunent provisions of Meridian City Code
Title II. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatOlY taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatOlY takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code S 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use pennit approval may within twenty-eight (28) days after the date of
this decision and order seek ajudicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of May 23, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-005/ PP-06-004 - PAGE 3 of4
By action of the City Council at its regular meeting held on the
-rtv~ ' 2006.
.u
1"..ft1
d? day of
COUNCIL MEMBER SHAUN WARDLE
VOTED F
VOTED r
VOTED~
VOTED mf~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
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Attest:
Attorney.
BYJuCLm ~ Ii. J
. y Clerk
Dated: U ~ q -0 to
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-005 / PP-06-004 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 5/23/2006
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT:
Knight Sky Estates Subdivision
AZ~06-005
Annexation and Zoning of 58. 56 acres from RR to R-4 (Low Density
Residential)(32.86 acres), TN-C (Traditional Neighborhood Center)(14.54
acres) and C-C (Community Business)(11.16 acres).
PP-06-004
Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102
detached single-family lots), 7 commercial lots and 26 common/other lots on
55.83 acres.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Sea 2 Sea, LLC, has applied for Annexation and Zoning of 58.56 acres to R-4
(32.86 acres), TN-C (14.54 acres) and C-C (11.16 acres), and Preliminary Plat approval of 126
residential building lots, 7 commercial building lots, and 26 common lots on 55.83 acres. The site
is located on the northwest corner of the intersection of Chinden Boulevard and Linder Road.
There is an existing home and associated out buildings on this site near Linder Road. The rest of
the site is cUlTently vacant and being used for agricultural purposes. A majority of this site is Lot
1, Block 1, Brandt Subdivision, which was recorded in 1991. This lot was platted as the 75%
open space, deed restricted area for the County Subdivision. The subject property is within the
area proposed to be a part of the City of Meridian's Area ofImpact and proposed Urban Service
Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP as well as a private street application) were submitted to the
Planning Department for concunent review. The subject applications are being combined into
one staff report. The Commission should make recommendations to the Council on all of the
subject applications. Below, staff has provided a detailed analysis and recommended conditions
of approval for the requested applications. Staff is recommending approval of the proposed
Kni~ht Sky Estates Subdivision (AZ-06-005 and PP-06-004) with the conditions listed in Exhibit
B of the Staff Report. The Meridian Planning and Zoning Commission heard the item on
March 2nd and April 61\ 2006. At the public hearing on April 6t1'. they moved to
recommend approval.
a. Summary of Public Hearing:
i. In favor: Shawn Nickel (Applicant's representative), Bryan Martin (Applicant's
Engineer)
11. In opposition: Alan Ward, Larry Woodard, Foad Rothani (aka - Jack Smith),
Brad Larsen, Ken MalIea, Tom Honoway, Lydia Aguine.
iii. Commenting: None
tV. Staff presenting application: C. Caleb Hood
v. Other staff commenting on application: Mike Cole
b. Key Issues of Discussion by Commission:
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
1. Density;
11. Traffic;
111. Sewerability and decommissioning the proposed temporary lift station; and
iv. Irrigation water service to Brandt Subdivision.
c. Key Commission Changes to Staff Recommendation:
i. Deleted requirement for a stub street to the north (5-acre lot in Almaden
Subdi vision).
NOTE: At the April 6th public hearing the Applicant's representative, Shawn
Nickel, offered to construct a 6-foot tall solid fence along the entire boundary of
the subdivision. He also offered to provide irrigation water to the homeowners in
Brandt Subdivision. In addition to the Commission changes, staffhas included
these offerings of the Applicant in Exhibit B.
d. Outstanding Issue(s) for City Council:
i. Clarification on how irrigation water will be provided to the Brandt Subdivision
homeowners (see Condition 1.1.15 in Exhibit B).
n. The applicant has submitted a revised preliminary plat (dated April 5,2006)
which incorporates most of the changes required by staff and the Commission.
However, the revised preliminary plat has a net gain of three residential lots.
Staff recommends that the Council approve the revised preliminary plat. with the
provision that a maximum of 126 residential lots be allowed. Staff further
recommends that one of the townhouse groupings that contain four dwellings be
platted as one large lot. and re-subdivided into four new lots in the future.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-005 and PP-06-004 as presented in the staff report for the hearing date of May 23, 2006, and
the preliminary plat labeled Sheet 1 of 1, dated January 3, 2006 (revised 1 27 06 AprilS. 2006)
with the following modifications to the conditions of approval: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
005 and PP-06-004 as presented in the staff report for the hearing date of May 23,2006, for the
following reasons: (you should state specific reasons for denial ofthe annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-
06-005 and PP-06-004 to the hearing date of (insert continued hearing date here) for the
following reasones): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
NOlihwest corner of the Chinden Boulevard/Linder Road
intersection / 4Nl W23
b. Owner:
Foothill Knights, LLC
757 W. Bankside Drive
Eagle, ill 83616
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
c. Applicant:
Sea 2 Sea, LLC
757 W. Ban1cside Drive
Eagle, ill 83616
d. Representative: Shawn Nickel, SLN Planning mc.
e. Present Zoning: RR
f. Comprehensive Plan Designation: Mixed Use (along Chin den) and Medium Density
Residential (remainder)
g. Description of Applicant's Request The applicant is requesting approval ofa 159-10t mixed-
use development that includes 126 single-family residential buildable lots, 7 commercia] lots
and 26 common lots on 58.56 acres. The applicant is proposing three zones: R-4 (Low Density
Residential)(32.86 acres); TN-C (Traditional Neighborhood Center)(14.54 acres); and C-C
(Community Business)(11.16 acres). All of the proposed lots confoffil to the dimensional
standards of the requested zone. The average residential lot size in the proposed development
is 8,200 square feet. The gross density of Knight Sky Estates is 2.26 dwelling units per acre.
Approximately 16% (9.1 acres) is being set aside for open space; 6.2% ofthe open space is
considered useable, the rest of the open space is either used for street buffers or drainage areas.
1. Date of preliminary plat (attached in Exhibit A): 1/3/06 (Revised 1/27/06)
2, Date of landscape plan (attached in Exhibit A): 1/4/06
h. App]icant's Statement/Justification: The enclosed applications have been submitted in
accordance with the requirements of the Meridian Zoning Ordinance. As a result, this
application does not include a request for variance or deviation from the ordinance. The
development has also been designed to be in compliance with the intent of the Meridian
Comprehensive Plan (see applicant's submittal letter.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: February 13 and 27, 2006 (for Planning & Zoning
Commission hearing) and May 1 and May 15,2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: FebrualY 8, 2006 (for Planning &
Zoning Conunission hearing) and April 28, 2006 (for City Council hearing).
e. Applicant posted notice on site by: February 20,2006 (for Planning & Zoning Commission
hearing) and May 13,2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): There is an existing home and some out buildings on this site. The
rest of the subject property is currently vacant and is being fanned.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGE 3
CITY OF MERIOIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
b. Description of Character of Surrounding Area; There are five-acre lots in Almaden
Subdivision to the north. Spurwing Country Club is to the west. Brandt Subdivision, with one-
acre lots is to the east. To the south is Lochsa Falls Subdivision, and the proposed Knight Hill
commercial development. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential on five-acre lots, Almaden Subdivision, zoned RR
(Ada County)
2. East: one-acre lots in Brandt Subdivision, zoned RR (Ada County); Linder Road
3. South: Lochsa Falls Subdivision commercial, zoned R-4 (PD for commercial uses);
Vacant ten-acres, proposed Knight Hill commercial development
4. West: Spurwing Subdivision clubhouse and driving range, zoned RR (Ada County);
vacant three acre parcel, zoned RR (Ada County)
d. History of Previous Actions: The City is currently in the process of amending its Area of
City Impact to include the subject area. The Comprehensive Plan Map Amendment
application, to add this area to the Future Land Use Map, was approved by the City Council on
March 7, 2006.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sanitary sewer service is being proposed via a temporary
lift station that will discharge to sewer mains located in N. Long Lake Way.
Location of water: The closest City of Meridian water mains are located in
Lochsa Falls Subdivision across Chinden from this property. However the City of
Meridian and United Water are currently in negotiations that would allow United
Water to serve this parcel.
Issues or concerns: The need for an easement through the out-parcel in the
northwest corner to facilitate decommissioning the lift station in the future.
Administrative issues pertaining to United Water serving this development.
2. Vegetation: There are no existing trees on this property that need to be
mitigated for.
2. Floodplain: N/A
3. CanalslDitches Irrigation: Any open canals or ditches that cross the subject site
should be piped (see Exhibit B).
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Proposed and Existing Zoning: Existing RR (Ada County) to R-4 (Low Density
Residential)(32.86 acres), TN-C (Traditional Neighborhood Center)(14.54 acres) and
C-C (Community Business)(11.16 acres).
6. Size of Property: 58.56 acres
f. Subdivision Plat Information:
1. Residential Lots: 126
2. Non-residential Lots: 7
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGE 4
CfTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MAY 23, 2006
3. Total Building Lots: 133
4. Common Lots: 26
5. Other Lots: 0
6. Total Lots: 159
7. Gross Density: 2.26 units per acre (net 3.1 d.u.lacre)
g. Landscaping
I. Width of street buffer(s); A 35-foot wide street buffer is required along Chinden
Boulevard, a designated entryway corridor (UDC II-2B-3 & UDC II-2D-2). A 25-
foot wide street buffer is required along Linder Road, an al1erial street (UDC 1I-2B-
3). A 10-foot wide landscape buffer is required along Knights Park Drive where it is
adjacent to the proposed TN-C and C-C commercial lots (UDC 1I-2B-3). Street
buffers are not required adjacent to the other internal streets.
2. Width ofbuffer(s) between land uses: The applicant is not proposing to construct
any landscape buffers between proposed TN-C and C-C zoned lots. A 50-foot wide
amenity pond is proposed between the residential and commercial areas.
3. Percentage of site as open space: For the Knight Sky Estates development, over
16% of the site is being set aside for open space; 9.1 acres/16.3% (including street
buffers) and 3.5 acres/6.2% (excluding street buffers) of the subject 55.83 acres
(excludes right-of-way) is being set aside for open space.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 1I-3B-12. Landscaping adjacent to any roadway with detached sidewalks
shall comply with UDC 11-3A-17.
h. Amenities: Water fall, clubhouse, ponds, park, cobbled entries, open space.
1. Off-Street Parking: UDC Il-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage)
and a 20' x 20' parking pad in front of each garage. In an commercial districts, UDC
11-3C-6.B requires one off-street vehicle parking space for every 500 square feet of
gross floor area.
j. Proposed and Required Residential and Commercial Standards:
R-4
Setbacks (in feet)
Proposed
Front Living Area (to sidewalk) 15
Side Accessed Garage (to sidewalk) 15
Front Accessed Garage (to sidewalk) 20
Side 5
15
60
8,000
Required
15
15
20
5
15
60
8,000
Rear
Frontage (garage facing street)
Lot Size (garage facing street)
TN-C
There are no established lot size, setback, or lot frontage requirements in the TN-e
Knight Sky Estates Subdivision AZ-06-00S/PP-06-004
PAGES
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
zone. The maximum building height is 45 feet; the minimum number of stories is 2;
and the maximum building footprint is 20,000 square feet.
C-C
Setbacks (in feet) Proposed Required
Front 20 20
Interior Side 0 0
Rear 25 25
Maximum Building Height 35 35
k. Summary of Proposed Streets and/or Access: The applicant is proposing one access to
Chinden Boulevard, a state highway. This proposed access is located at the Y2 mile and aligns
with Long Lake Way in Lochsa Falls Subdivision to the south. This public street access
(Knights Park Drive) to Chinden Boulevard loops around to connect with Linder Road. The
applicant is not proposing any additional access points to Chinden Boulevard or Linder Road.
There are private streets, a public street to the proposed RA lots, commercial driveways and a
common driveway proposed from Knights Park Drive. The internal public and private streets
are proposed with 33-foot wide street sections (measured back-of-curb to back-of-curb) with
5-foot wide attached sidewalks. Staffis generally supportive of the proposed street system.
NOTE: Nearby property owners have expressed concern about the proposed Knights Park
Drive access to Linder Road. ACHD has provided the City with detailed analysis and
conditions for this project. ACHD has required some changes to the proposed plat. The first
change requires the applicant to provide access to Chinden Boulevard via the proposed
Knights Park Drive. The second change requires the applicant to construct a stub street to the
three-acre parcel to the northwest. The ACHD has approved the location of Knights Park
Drive where it intersects Linder Road. Please see ACHD's conditions in Exhibit B.
7. COMMENTS MEETING
On February 10, 2006, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Depmtment, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the
mixed use designation is defined 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 Mixed Use - Community designation allows residential density between 3 and 15 dwelling
units per acre, up to 200,000 square feet of non-residential building area, and is intended to allow
a broad range of uses. Medium density residential areas are anticipated to contain between tbree
and eight dwellings per acre. The proposed Preliminary Plat includes 126 single-family lots for a
gross density of 2.26 dwelling units/acre. Although the overall density is at 2.26 dwelling units
per acre, the proposed R-4 area has a density of 3.1 dwelling units per acre, meeting the
anticipated density range for this area. NOTE: Staff has been in contact with Eagle City Staff
regarding their future plans for the area to the north and east of this project. Based on the
conversation with Eagle City Staff and the policies and goals contained within the Rim View
Planning Area section of Eagle's Western Area Plan, staff believes that the subject development
I{night Sky Estates Subdivision AZ-06-005/PP-06-004
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
complies with both Cities' plans, if the applicant complies with the conditions listed in Exhibit B.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics);
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis 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 establishes its Area of City Impact, it plans 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.
. 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 roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian LibraJY 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/United Water, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
Chapter IV, Goal I, Objective A, Action 6 - Permit new commercial developments only where
urban services can be reasonably provided at the time of final approval and development is
contiguous to the City.
This development is currently not serviceable by gravity means. Permanent sewer service for this
development. will be via the filture North Black Cat lift station, this site will temporarily lift sewer
to mains in Lochsa Falls Subdivision. City of Meridian municipal water is currently not
available to this site. The City of Meridian and United Water are currently in negotiations that
would allow United Water to provide water service to this parcel. SoUd waste and other services
can be provided to this property.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Staff believes that the subject applications comply with the policies listed in the literatu.re noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicallt is not proposing any stub streets to any of the adjacent parcels. The A CHD is
requiring the applicant to provide a public stub street to the three-acre parcel to the northwest.
According to Eagle's Western Area Plan, the existing five-acre parcels to the north are eligible to
re-develop with one~acre lots (see Section 6.4.1, Rim View Planning Area, City of Eagle Western
Area Plan). Staff believes that a stub to either the Aguirre or Petty property should be provided.
This will allow the lots within Almaden Acres access to Chinden Boulevard and the proposed
community commercial uses in this development, when those five-acre parcels re-develop. See
Analysis below and Exhibit B.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfive-foot wide attached sidewalks adjacent to the internal
streets and on one side of the proposed common driveway. The applicant is also proposing to
construct micro-paths tolfrom the proposed commercial lots to the east. NOTE: Staffis
recommending that the applicant provide a stub street to the north. Once this stub street is
extended. pedestrian access via sidewalks will link the existing Almaden Acres Subdivision to the
north and the proposed development.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The applicant is proposing one public street access to Linder Road (Knights Park Drive) and one
public street access to Chinden Boulevard (Long Lake Way). Direct lot access to Linder Road
and Chinden Boulevard should be prohibited.
Chapter VII, Goal 1, Objective B - Plan for a variety of commercial and retail opportunities
within the Impact Area.
Approximately i2-acres of the subject site are proposed for commercial zoning. The subject
application does not propose any new uses. Staff believes that the future commercial and retail
sites in this plat will add to the variety of non-residential uses within the City's Area of Impact.
Staff is generally supportive of some commercial uses in this area. Please see Analysis below.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Knight Sky Estates Subdivision AZ-OG-005/PP-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MAY 23, 2006
The applicant is proposing a 50-foot wide common lot between the proposed townhouse lots and
the future office!commercial TN-C zoned lot to the east. Some of the adjacent property owners
have expressed concern over the smaller R-4 lots and the commercial lots. The UDC does not
require any buffering between single-family uses. Further, the UDC does not require any
buffering between commercial uses and residential uses, if they are separated by a public street.
If landscaping is constructed in accordance with the UDC, staff finds that the proposed (internal)
residential and commercial uses should be compatible with each other. The Commission and
Council should rely on any public testimony provided when determining if this development is
compatible with the uses on the adjacent parcels.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and LUral residential densities.
Steiff recognizes that there are some existing low density residential land uses adjacent to this
property. Staff believes that the locations of the proposed zones and the lot layout are generally
appropriate as the larger lots will primarily be on the north side of the development, and the
higher density will be nearer Chinden Boulevard, a major arterial street. However. to further
ensure a transition from the five-acre varcels to the north. stafJrecommends that at least one of
the lots in the northwest corner of the development be removed. To vrovide a better transition
between the subiect development and the five-acre lots to the north, staff recommends that all of
the oerimeter lots between Lot 18 and Lot 32, Block 7, maintain at least a 15,000 square foot lot
size.lfthe preliminary plat is amended as proposed by staff, the proposed development should
effectively provide the transition between the adjacent rural parcels and the proposed urban
development. Staff recommends that the Commission and Council rely on any written or verbal
testimony provided from neighbors when determining the most appropriate zoning designation
for this property,
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
. "The capacity of mierial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
. "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, page 79)
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below). Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
9. ZONING ORDINANCE
a, Zoning Schedule of Use Control: Meridian City Code (Table ll-2A-2) lists single-family
detached homes as permitted uses in the R-4 zoning district. Meridian City Code (Table 11-
2D-l) lists attached single family dwellings as permitted uses in the TN-C zone, while several
other non-residential uses are allowed either outright, as conditional uses, or as accessory uses
in the TN-C zone. Please see Meridian City Code (Table 11-2B-2) for a list ofpennitted,
conditional, accessory, and prohibited uses in the C-C zone.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
b. Purpose Statement of Zones:
RA Medium Low-Density Residential: The purpose ofthe residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. COlmection 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.
TN-C: The purpose of the TN-C District is to serve as the focal point of a neighborhood
center, containing retail, commercial, and community services to meet the daily needs of
community residents within a one- to two-mile radius. A TN-C is pedestrian-oriented,
and it is designed to encourage pedestrian connection with a Traditional Neighborhood
Residential District. TN-C District uses include small-scale retail, restaurants,
recreational, personal services, public or quasi-public uses, churches, and attached and
multi-family dwellings.
C-C: The purpose of the Commercial District 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.
c. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the R-4, TN-C and C-C zones established in the UDC. No
dimensional modifications are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. Annexation and Zoning Application: Based on the Comprehensive Plan and the
recently adopted Future Land Use Map, staff believes that the requested zones are
appropriate for this property. However, staff believes that the proportion of the TN-C
and C-C zoning proposed does not comply with the purpose statements of said zones
or the Comprehensive Plan. Further, because of the existing one-acre residences to the
north, staff recommends that less-intense zoning (TN-C) be approved for Lots 5-7,
Block 1. Please see Exhibit D for detailed analysis of the required facts and findings
for the rezone.
Legal Descriptions: The annexation legal description and the rezone legal descriptions
submitted with the application (stamped on December 26, 2005, January 12, 2006, and
June 1,2006 by Jeffrey H. McAllister, PLS) shows the property as contiguous to the
existing corporate boundary of the City of Meridian. Prior to annexation, staff
recommends that a new legal description be filed with the City that includes Lots 5-7,
Block 1. being zoned to TN-c' and Lots L 3 and 4, Block L being zoned to C-C.
Development Agreement: UDe 11-5B-3D2 and Idaho Code S 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses.
Because the applicant has not submitted elevations or a list of uses that may be built in
the commercial area (TN-C and C-C areas) of this development, and to ensure that this
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
project builds out consistent with the Comprehensive Plan, staff recommends that the
applicant enter into a Development Agreement with the City. Plior to the annexation
ordinance approval, a Development Agreement (DA) shall be entered into between the
City of Meridian, 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 to initiate this process. Staff recommends that the Commission and Council
direct the City's Legal Department to draft a development agreement for Knight Sky
Estates as follows:
1. That all future development 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.
2. That all future development of the TN-C and C-C zoned lots be subject to
Design Review approval, and that all TN-C lots contain structures that are at
least two-stories tall.
3. 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.
4. That the future uses and lots on this site shall conform to the District
Regulations and Allowed Uses contained in the Unified Development Code
(UDC), in effect at the time of development.
5. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
6. That any existing domestic wells andlor 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.
WeBs may be used for non-domestic purposes such as landscape irrigation.
7. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
8. That only one public access, and no direct lot access, to Chinden Boulevard
wilJ be allowed on this site; that the Chinden Boulevard access be
constructed as a public street that aligns with the existing public street on the
south side of Chinden Boulevard (Long Lake Way); and that all existing
accesses to Chin den Boulevard will be abandoned.
9. That all landscape street buffers and land use buffers will be constructed in
accordance with the UDC provisions in effect at the time of development.
10. That a maximum of 125 single-family residential dwellings be allowed on
the subject property.
11. Prior to signature on the final plat of the last phase of this development by
the City Engineer, the applicant shall obtain a 20-foot wide sanitary sewer
easement through the out-parcel located in the northwest comer (indicated on
the preliminary plat to be R1065270110) of this development or move the
lift station to insure that it does not dead end (coordinate with the Public
Works Department). Coordinate with the Public Works Department an
acceptable alternative plan to facilitate decommissioning the lift station
and the pressure sewer that goes along with it when gravity sewer
becomes available to this site. The Homeowners Association shall own
and operate said lift station. The costs of decommissioning the lift station
shall be borne by the developer and not the future Homeowners
I<night Sky Estates Subdivision AZ-06-005/PP-06-004
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Association.
12. That the applicant has volunteered to construct gateway signage near
the corner of Linder Road and Chinden Boulevard, in accordance with
the Gatewav Committee's standards.
2. Preliminary Plat and Private Street Applications: Staff believes that the proposed
preliminary plat and private streets substantially complies with the Zoning Ordinance.
Special Considerations:
Development Along State Highways: The applicant is proposing one access to State
Highway 20-26 (Chinden Boulevard). Staff is supportive of this proposal as it aligns
with Long Lake Way across Chinden and is located at the 12 mile (UDC 11-3H-4B2).
The applicant should acquire a permit from ITD for this proposed access (UDC 11-
3H-4Cl). The applicant is proposing a public street, Knights Park Drive, that
generally parallels the highway and provides access to properties fronting the highway
(UDC ll-3H-4B3). The applicant should be required to construct noise abatement in
compliance with UDe ll-3H-4D and ITD's design requirements adjacent to the
residential uses. The applicant should dedicate right-of-way, in accordance with
ITD's requirements, to allow for future highway expansion (lOO-feet from centerline
proposed). A note should be placed on the face of the plat restricting direct lot access
to Chinden Boulevard.
Knights Park Drive: The applicant is proposing to construct a local commercial street,
Knights Park Drive, that will connect Linder Road to Chinden Boulevard. Staff has
been contacted by neighbors in Brandt Subdivision that are concerned about the
location of Knights Park Drive. ACHD has recommended that Knights Park Drive
intersect Linder Road as proposed by the applicant. Staff recommends that the
Commission take into account any public testimony that may be provided regarding
the location and design of Knights Park Drive, as it does come fairly close to the back
side of the adjacent I-acre properties.
The applicant is proposing to construct detached sidewalks with 6-foot wide parkway
strips between the curb and sidewalk along Knights Park Drive. UDC 11-3A-l7
requires parkways to be at least eight feet wide and planted with Class II trees.
However, the planter width may be reduced to six feet if there are root barriers
installed on the trees. The applicant should either constmct eight-foot wide parkways,
or six-foot wide parkways with root barriers around all trees within the parkway.
Because the applicant is proposing to limit access points to Knights Sky Drive, the
applicant should provide a cross parking/cross access agreement for all of the TN-C
and C-C zoned lots within the subdivision to use the driveways and parking aisles.
Private Street: The applicant has submitted a private street application, proposing to
construct two private streets in this development. Staff is generally supportive of the
private streets for the mew lots, but not for Lots 29-32, Block 1 as they do not "front"
on a mew as the other private street townhouse lots do (see required findings in
Exhibit D below). The applicant should either modify the plat by ensuring that all lots
that take access to a private street also have frontage on a mew (common open space
that is at least 50-feet wide), or dedicate W. Castle Canyon Lane as a public street.
The applicant is proposing to construct the private streets with a 33-foot wide street
section (measured back of curbs) and sidewalks on both sides, within a 43-foot wide
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
easement Gates are prohibited on private streets (UDC 11-3F-4A4).
Prior to signature of the final plat, the applicant should provide documentation of a
binding contract that establishes who is responsible for the repair and maintenance of
the private streets (UDC 11-3F-3B4). The private street easements shall be depicted
on the face of the final pIat(s) (UDC 11-3F-3B3). Front and side setbacks for
structures shall be measured from the adjacent sidewalk, not the property line. Design
and construction of both of the private streets shaH comply with UDC 11-3F4.
Common Driveways: The applicant is proposing to use a common driveway for Lots
33-36, Block 1. Staff is generally supportive of the common driveway proposal.
However, rather than flagging the buildable lots through the amenity pond, at least 10-
feet of frontage for each lot should be provided using the common driveway easement
(make the lots flag at a 90-degree angle to Knights Park Drive). UDC 11-6C-3D?
requires setbacks, building envelopes, and orientation of the lots and structures to be
shown on the plat; building setbacks should be measured from the adjacent sidewalk
Further, UDC 11-3C-6 requires every single-family detached dwelling to have a two-
car garage and a 20' x 20' parking pad on the lot. The asphalt for the common
driveway should not count towards the required parking pad area. Al1 of the lots
adjacent to the common driveway should maintain at least 10 feet of public street
frontage (flag) and the common driveway easement should be depicted and explained
on the face of the final plat. Comply with all common driveway provisions listed in
UDC II-6C-3D.
Lots 23 and 28, B]ock 7: The applicant is proposing to create an irrigation easement
that encroaches into buildable Lots 23 and 28, Block 7. Staff recommends that these
lots be reconfigured to remove the easement from being within the buildable lots.
Stub Streets: The applicant is not proposing any stub streets to any of the adjacent
parcels. The ACHD is requiring the applicant to provide a public stub street to the
three-acre parcel to the northwest. The ACHD is also requiring the applicant to
provide access to the Chinden access, to the 13-acre parcel to the west. Staff believes
that a stub to either the Aguirre or Petty property to the north should be provided as
well. This will allow the lots within Almaden Acres access to Chinden Boulevard and
the proposed community commercial uses in this development. According to Eagle's
Western Area Plan, the existing five-acre parcels to the north are eligible to re-develop
with one-acre lots (see Section 6.4.1, Rim View Planning Area, City of Eagle Western
Area Plan).
Density: As mentioned earlier in the report there are existing rural size lots to the
north and east of this site. To better transition from the five-acre lots to the north, staff
recommends that at least one of the lots in the northwest corner of the development be
removed. To provide a better transition between the subject development and the 5-
acre lots to the north, staffrecommends that all of the perimeter lots between Lot 18
and Lot 32, Block 7, maintain at least a 15,000 square-foot lot size.
Micro-paths: The applicant is proposing to construct several micro-paths within this
development. The micro-paths on Lots 1 and 42, Block 7, also serve as emergency
access for emergency service providers. Therefore, the micro-paths/emergency access
on Lots 1 and 42, Block 7, shall be improved with either grass-crete or asphalt at least
20-feet wide and constructed in accordance with the Meridian Fire Department's
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
requirements. All other micro-paths shall be constructed in accordance with ODC 11-
3A-8. Landscaping adjacent to all micro-paths should comply with UDC 11-3B.
Amenities/Open Space: UDC ll-3G requires common open space and site amenities
for developments of five acres or more. The applicant is proposing to set aside
approximately 3.5 acres of common open space. Several micro-paths, a club house, a
fountain at the Chin den/Linder intersection, brick pavers at the Chinden Boulevard
access, and several water features and ponds are proposed within this development.
Staff believes that the applicant has provided enough open space and amenities to
comply with the UDC. However, details of the water features and the clubhouse are
not provided on the landscape plan. Staff has concerns over stagnant water and these
water features and ponds becoming mosquito breeding grounds. Therefore, staff
requests that the applicant describe, at the public hearing, how the amenity ponds and
clubhouse will be constructed, how the ponds will not become a nuisance for nearby
property owners, and what the clubhouse and ponds will look like.
Landscaping: The landscape plan prepared by The Land Group, Inc., on 1-4-06,
labeled Sheets L1.0, L1.1, L1.2 and L1.3, is approved with the following
modifications/notes:
. Provide a 35-foot wide landscape buffer along Chinden Boulevard, an
entryway corridor, as proposed (UDC 11-2A). Provide a 25-foot wide
landscape buffer along Linder Road, an arterial street (UDC 11-2A). Provide a
10-foot wide landscape buffer along both sides of Knights Park Drive abutting
the future commercial (both TN-C and C-C) lots (UDC 11-2A). The
landscape buffers along the streets shall be placed in COnIDlOn lots or in
permanent easements, maintained by the property owners association (UDC
11-3B-7C2b). All street buffers shall be designed in accordance with UDC 11-
3B-7.
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro-paths.
. Provide detailed pictures and/or drawings of how each water feature will be
constructed.
. Provide detailed elevations and/or pictures of how the clubhouse will look.
. Provide details of how the fountain area on the northwest comer of the
Chinden/Linder intersection wil1100k.
. Provide amenities and open space as proposed; 3.5 acres of common open
space, several micro-paths, a club house, a fountain at the Chinden/Linder
intersection, brick pavers at the Chinden Boulevard access, and several water
features and ponds.
. A written certificate of completion shal1 be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shan apply as listed in UDC ll-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Fencing; The applicant is proposing to construct a six-foot wooden fence around the
residential portion of this project. A mix of four-foot tall open-vision and solid fencing
is proposed adjacent to micro-paths and interior common spaces. A detailed fencing
Knight Sky Estates Subdivision AZ.06-00SIPP-06-004
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
plan should be submitted upon application of the final plat. If permanent fencing is not
provided before issuance of a building permit, temporary construction fencing to
contain debris must be installed around the perimeter. Perimeter, common open space,
and micro-path fencing shall be designed according to UDC ll-3A-7.
Almaden Acres & Brandt Subdivisions: Staff has received several letters from
adjacent neighbors in Almaden Acres Subdivision to the north, and has talked with
others in Brandt Subdivision to the north and east. The neighbors' main concerns
appear to be: the location and design of Knights Sky Drive; the 25-foot wide grass
strip along the northem border of the project, and this becoming a nuisance; density;
and a request for a six-foot tall vinyl fence along the northern boundary of the project.
Staff recommends that the Commission review all letters received by the City
regarding this project.
Common Areas: Maintenance of an common areas shall be the responsibihty of the
Knight Sky Estates Home Owners' or Business Owners' Associations,
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natura! waterways, and waterways being used as amenities, that
intersect, cross or lie within the area being subdivided shall be covered
Pressure lITigation: The City of Meridian requires that pressurized iITigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or wen source is
not available, the applicant shall coordinate with the entity providing water service to
allow a single-point cOlUlection to the culinary water system. If a single-point
connection to the City of Meridian's water line 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 an landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
005 and PP-06-004, with the conditions listed in Exhibit B of the Staff Report for the hearing
date of April 6, 2006.
11. EXIDBITS
A. Drawings
1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06 & 4-5-06)
2. Landscape Plan (dated: 1-4-06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
Knight Sky Estates Subdivision AZ-06-005/PP-06-004
PAGElS
CITY OF MERIDrAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
6. Sanitary Service Company
7. Ada County Highway District
8. Centra! District Health Department
9. Settlers' Irrigation District
C. Annexation and Zoning Legal Descriptions
D. Required Findings from Zoning Ordinance
Knight Sky Estates Subdivision AZ-06-00S/PP-06-004
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
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1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06 & 4-5-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (pP-06-004)
1.1,1 The preliminary plat prepared by Toothman-Orton Engineering Company, dated January 3, 2006
(revised 1-27 -06 & 4-5-06) is approved, with the conditions listed herein. All comments and
conditions of the accompanying Annexation and Zoning (AZ-06-005) application shall also be
considered conditions of the Preliminary Plat (PP-06-004). No more than 126 residential lots
are approved with this plat.
1.1.2 The landscape plan prepared by The Land Group, Inc., on 1-4-06, labeled Sheets Ll.O, Ll.l, Ll.2
and Ll.3, is approved with the following modifications/notes:
. Provide a 35-foot wide landscape buffer along Chinden Boulevard, an entryway corridor,
as proposed (UDC ll-2A). Provide a 25-foot wide landscape buffer along Linder Road,
an arterial street (UDC ll-2A). Provide a lO-foot wide landscape buffer along both sides
of Knights Park Drive abutting the future commercial (both TN-C and C-C) lots (UDC
11-2A). The landscape buffers along the streets shall be placed in common lots or in
permanent easements, maintained by the property owners association (UDC 11-3B-
7C2b). All street buffers shall be designed in accordance with UDC ll-3B-7.
. 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-10, 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.
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to all micro-paths.
. Provide detailed pictures and/or drawings of how each water feature will be constructed.
. Provide detailed elevations and/or pictures of how the clubhouse will look.
. Provide details of how the fountain area on the northwest comer of the ChindenlLinder
intersection will look.
. Provide amenities and open space as proposed; 3.5 acres of common open space, several
micro-paths, a club house, a fountain at the ChindenlLinder intersection, blick pavers at
the Chinden Boulevard access, and several water features and ponds.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final
plat application(s).
1.1.3 The applicant shall acquire a permit from ITD for the proposed public street access to Chinden
Boulevard. Construct noise abatement in compliance with UDC 11-3H-4D and ITD's design
requirements adjacent to the residential uses on Chinden Boulevard. Dedicate right-of-way, in
accordance with lTD's requirements, to allow for future highway expansion (lOO-feet from
centerline proposed).
Exhibit B - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1.1.4 The applicant shall construct a public street (Knights Park Drive) that connects Linder Road to
Chinden Boulevard, as proposed. The applicant shall either construct 8-foot wide parkways, or 6-
foot wide parkways with root barriers around all trees within any parkways with detached
sidewalks. Direct lot access to Knights Park Drive shall be restricted as proposed; provide a cross
parking/cross access agreement for all of the TN-C and C-C commercial lots within the
subdivision to use the driveways and parking aisles.
1.1.5 Either modify the plat by ensuring that all lots that take access to a private street also have
frontage on a mew (common open space that is at least 50-feet wide), or dedicate W, Castle
Canyon Lane as a public street. Construct any and all private streets for the mew/townhouse lots,
with 33-foot wide street sections (measured back of curbs) and sidewalks on both sides, within a
43-foot wide easement. Gates shall be prohibited on private streets. Prior to signature of the final
plat, the applicant shall provide documentation of a binding contract that establishes who is
responsible for the repair and maintenance of the private sh'eets. The private street easements
shall be depicted on the face of the final plates). Front and side setbacks for stmctures shall be
measured from the adjacent sidewalk, not the property line. Design and construction of both of
the private streets shall comply with UDC 1I-3F4.
1.1.6 Construct a common driveway for Lots 33-36, Block 1. Provide at least IO-feet of frontage for
each lot using the common driveway easement (make the lots flag at a 90-degree angle to Knights
Park Drive). All of the lots adjacent to the common driveway shall maintain at least 10 feet of
public street frontage (flag) and the common driveway easement should be depicted and
explained on the face of the final plat. Place the building setbacks, building envelopes, and
orientation of the lots and structures that use the cornman driveway on the face of the final plat
Provide a two-car garage and a 20' x 20' parking pad on each lot. The asphalt for the common
driveway shall not count towards the required parking pad area. Comply with all common
driveway provisions listed in UDC lI-6C-3D.
1.1.7 Reconfigure Lots 23 and 28, Block 7, to remove the irrigation easement from being within the
buildable lots,
1.1.S Provide a public stub street to either the .^~guirre or Petty property to the north. This will a11o','/ the
lot.; within .^Jmaden Acres access t-o Chinden Boulevard and the proposed community
commercial uses in this dcyelopment, when they re develop.
1.1.9 Remove at least one of the lots in the northwest comer of the development. All of the perimeter
lots between Lot 18 and Lot 32, Block 7, shall maintain at least a 15,000 square foot lot size.
1.1.10 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
of the UDC shall be removed or relocated, prior to signature of the final plat by the City
Engineer.
1.1.lI The micro-paths on Lots 1 and 42, Block 7, shall also serve as emergency access for emergency
service providers. The micro-paths/emergency access on Lots 1 and 42, Block 7, shall be
constructed with grass-crete, or asphalt at least lO-feet wide, in accordance with the Meridian Fire
Department's requirements. All other micro-paths shall be constructed in accordance with UDC
11-3A-8. Landscaping adjacent to all micro-paths, including Lots 1 and 42, Block 7, shall comply
with UDC 11-3B.
1.1.12 Provide a 6-foot tall solid fence along- the entire boundary of this development, as proposed.
A detailed fencing plan should be submitted upon application of the final plat. If permanent
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
fencing is not provided before issuance of a building pennit, temporary construction fencing to
contain debris must be installed around the perimeter. Perimeter, common open space, and micro-
path fencing shall be designed according to UDC 11-3A-7.
1 . I .13 Maintenance of all common areas shall be the responsibility of the Knight Sky Estates Home
Owners' or Business Owners' Association.
1.1.14 Place a note on the face of the final plate s), stating that direct lot access to Chinden Boulevard and
Linder Road is prohibited.
1.1.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature. Provide
irrigation water to the Brandt Subdivision homeowners, where they want it to be delivered,
as proposed.
1.1.16 Underground, pressurized irrigation must be provided to all lots within this development.
1.1.17 Prior to recordation of an annexation and zoning ordinance, provide revised legal descriptions for
the TN-C and C-C zones, as described in the Development Agreement.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-004)
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, unless
otherwise deemed an amenity. All stormwater detention facilities incorporated into the approved
open space are subject to UDC 11-3A-18 and shall be fully vegetated with grass and trees. Sand,
gravel or other non-vegetated surface materials shall not be used in open space lots, except as
permitted under UDC 11-3B. Where the applicant has submitted a preliminary landscape plan
and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary
plan with modifications as proposed by staff. If the stormwater detention facility cannot be
incorporated into the approved open space and still meet the standards 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 an
other regulatory requirements at the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MARCH 2, 2006
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via a temporary lift station that will
discharge sewer to mains in N. Long Lake Way. The applicant shall install all mains necessary to
provide service; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard fonns of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 No sewer manholes shall be allowed in the landscape islands in the cul-de-sacs. If sewer mains
are to be routed under the landscape islands in the cul-de-sacs then no trees shall be allowed in
the landscape island.
2.3 Water service to this site is being proposed via extension of United Water mains located near to
this site. rfnegotiations between the City of Meridian and United Water do not include United
Water providing service to this property then the applicant shall be responsible for extending City
of Meridian water mains to and through this development. The applicant would coordinate main
size and routing with the Public Works Department.
2.4 Provide a 20' easement for all public sewer mains outside of the public right of way. The
description shall be consistent with the graphically depicted easements on the plat. Submit an
executed easement (supplied by Public Works), a legal description, which must include the area
of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. If the water system is to be via extension of the City of Meridian's system then this
condition shall apply to water mains as well.
2.5 The applicant has not indicated who will own and operate the pressure in-igation system in this
proposed development. Ifit is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part ofthe construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.6 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, the applicant shall
coordinate with jurisdiction providing water service to allow a single-point connection to the
culinary water system. rf a single-point connection to a City of Meridian water main 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.
2.7 Prior to signature on the final plat by the City Engineer the applicant shall submit a recorded
document that details who will own the private streets and how they will be maintained.
2.8 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
2.9 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.
2.10 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.11 The applicant has not indicated how the storm drainage from the proposed Plivate streets wi1l be
disposed. A drainage plan designed by a State ofIdaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing aU necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.12 Sh'eet signs are to be in place, water system shall be approved and activated by the entity having
jurisdiction over it, 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.
2.13 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.14 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.15 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.16 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.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.20 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.
2.21 The engineer shall be required to certify that the sh.eet 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.
2.22 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. 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.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3. Fire Department
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. Intemational Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Vz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shan not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the !Fe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shan be required to have an approved tum around.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide. A turnaround will be required if the length of
the common driveway exceeds 150 feet.
3.7 For all Fire Lanes, provide signage "No Parking Fire Lane". NO parking will be allowed around
the parking in the cul-de-sacs.
3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.9 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.10 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3 < 11 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than Y2 the diagonal measurement of the full development. The applicant
shall provide access via the two micro-paths from Knights Park Drive to the north.
3.12 Building setbacks shall be per the International Building Code for one and two story construction.
3. 13 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
Exhibit B - Page 6
CITY OF MERIDIAN PLANNfNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. The roadway shall be able to accommodate an imposed load of 75,000 GVW.
3.14 Commercial and office occupancies will require a fire-flow consistent with the Intemational Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.15 The proposed 126-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 365 residents at build out.
3.16 Maintain a separation of 5' from the building to the dumpster enclosure for the commercial
buildings.
3.17 Provide a Knox box entry system for the complex prior to occupancy.
3.18 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.19 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter ofthe building.
3.20 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.21 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.22 There shall be a fire hydrant within 100' of all Fire Department connections.
3.23 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DIGS.
3.24 Pool chemicals shall be stored in compliance with the International Fire Code.
3.25 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least
three means of fire apparatus access for each structure. (Remoteness Required)
3.26 W11ere a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinlder 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
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
4.1 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 traffic.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
S.l Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-l 0) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-IO) will be followed
6. Sanitary Service Company
6.1 Please contact Bill Gregory at sse (888~3999) for detailed review of your proposal and submH
stamped (approved) plans with your certificate of zoning compliance application.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shan
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
7. Ada County Highway District
7.1 Dedicate a total of 60-feet of right-of-way from the centerline of Linder 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 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. NOTE: The right-of-way will
taper beyond the intersection to the north. The applicant shall coordinate the taper length and
total right-of-way needs with Development Review staff.
7.2 Construct a 5-foot detached concrete sidewalk abutting the site on Linder Road located a
minimum of 53-feet from the centerline of the roadway.
7.3 Comply with the requirements of the Idaho Transportation Department for right-of-way, access,
and improvements to Chinden Boulevard (US 20/26). All signal modifications including
relocation of utilities and irrigation at the intersection of Long Lake Way and Chinden Boulevard,
will be the responsibility of this applicant.
7.4 Construct Knights Park Drive, the frontage road paralleling Chinden Boulevard, as a 40-foot
commercial street section with vertical curb, gutter, and 5-foot detached sidewalks. Provide a
minimum 21-foot street section on each side of the proposed center islands. Any landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and
maintained by a homeowners association. Notes of this are required on the final plat. The design
should be reviewed and approved by ACHD's Development staff.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
7.S Construct the internal residential roadways as 33-foot street sections (or 34-feet if required by the
Meridian Fire Department) with rolled curb, gutter, and S-foot concrete sidewalks. The applicant
shall obtain Fire Department approval for the reduced street width.
7.6 Construct the proposed private streets in accordance with the standards set fOlih by the City of
Meridian. The private streets shall be required to meet the minimum offset standard of 12S-feet
centerline to centerline at their intersections with the public street system.
7.7 Construct a local stub street to the 2.99-acre out-parcel that is currently undeveloped and is
located at the nOlihwest comer ofthe development. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.8 Construct a stub street to the Spurwing property to the west. This stub street shoall intersect the
entrance road, Long Lake Way, without changing the current configuration of that entrance road.
7.9 Constmct the entrance road on Linder Road, Knights Park Drive, approximately S50-feet north of
Chinden Boulevard (centerline to centerline). Construct a left turn bay on Linder Road for
vehicles entering the site at Knights Park Drive, in accordance with the submitted Traffic Impact
Study. The curb radii shall be 30 feet or greater to accommodate right turning traffic at the site
entrance.
7.10 Locate the commercial driveways along Knights Park Drive, at the shared property lines of the
commercial lots, as proposed. The driveways are restricted to a maximum width of 36-feet.
7.11 Construct the residential turnarounds to provide a minimum turning radius of 45-feet. Provide a
minimum of a 29-foot street section on either side of any proposed center islands within the
turnarounds. The medians shall be constructed a minimum of 4-feet wide to total a minimum of a
laO-square foot area. The applicant shall coordinate with District Development Review and
Traffic Services staff on the design of the parking within the center islands within the
turnarounds.
7. I 2 Vacate or exchange the 25-foot wide un-opened roadway easement along the site's north property
line through a separate public hearing process.
7.13 Other than the access specifically approved with this application, direct lot access is prohibited to
Linder Road and shall be noted on the final plat.
7.14 Comply with an Standard Conditions of Approval.
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 HeaIth &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for stom1 water disposal
and design a stOlm water management system that is preventing groundwater and surface water
degradation.
9. Settlers' Irrigation District
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facility involved is the North Slough Lateral (40' easement), and the Almaden
Lateral. Contact SID for additional irrigation requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing liTigation system such as relocation, water delivery, tiling, and
landscaping must be approved the SID Board of Directors.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply pressure inigation access to all lots within the above mentioned
subdivision from the current delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure ilTigatlon system an agreement must be in place prior to the pre-
construction meeting.
Exhibit B - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
I)
TOOTHMAN.ORTON ENGINEERING COMPANY
CO};SUlTl;';c; ji~(.I;-ll:'l:RS. SUi{VE~'ORS AN)) PfAt.1\'ERS
91?7 CII:~fJ\N 60Uct\,^p(J
lKJI~::-, ;D~.lIO H171.~~~l}l,)a
?('l:1 ;.:23. 12B8 . h\X ?,1)'3,j2)-2-llJ'):
Lui ;<c~o);":;.pn';:j';:~ ,(_Cia
Projcc I' (15(.'37
LJ,:.i!~ .L."U::ddl:~ l:! 20flt)
r u~.;.; 1 oi'::
EXHfBJT ",\"
Idal Rezon;;: f\I<:a D~,cr:p:ioa
A P:1[(:<'; of land ~iL\Jat<:d ill th" Sam!! 1/2 of the Southeast Quancr oi'Sectj(ltl ~J.
rO\~nsh! p 41\'onh. kange 1 We~l. Boise Meridian: being a portion ofLll! I. Block I
Brandl Sub.;b [5ioll. rc{;(.rdcd jn B(lOk 5<) of Plttl:;. Pages S7S5-5786, rcc(lrd or Ada
()mniy. Idaho: and all olth:,! parcel of land as 5110\\11 on R~(.'()rd of Slavey InSWIIl1<'nt
No. 94070392. Records ()r Ada County, Idaho, helng lIlore paniculnrly dcscribcd a~
fol1ow~;
UEGl~LNG a! fmmct .::luminUlll cap. mnrking tht' wmer comrrlon \0 Sections 23.
~4. 2.'i :lllcl 26. TO\\rl~hlp -I North. Range I West. RnIS~ Meridian: fn:>m wlnch It f,,'und
nl:iminulOl cap. mnrking [he 1/4 C('m':f ;:omllhm to SecLions 23 ilnd 26 bt:<lfS
"'L~i)'38'4TW" 2629.97 feet; thence. along Ihe'~ectiOIl Ell':; common [0 s31d Sc.:;lhHl~ n
~ld 2~.
1) S.OO'54' 56"\1,'" 0_10 feel (0 a poinl on a Ctlrve in the c~ntcrlir;<:: or W. Chindcn
ROlllcvard: thence.
2) :-lQnhWe~lerly :1long s<lid cur"'c. hating a radill$ ur 3c\J77.48 JhL UIl arc
knglh of 80.89 kCI, thIOUgh it celllrill angle of 00" OlrOS"'. and a chord bearing
und .iistan::;c ofi\.89'} 7"44'"\V.. 80.89 feel lU a painl oftlUlgenc)' on the
scetion line common 10 suid Sections 23 and :;6: thence. along said s~CtiO[l
line.
:; i ;--< els'Y3il"4 TW.. 2516J!7 f~et to a poinl on tile so\!lherl)' e:-(lension uf tbe
\\estcrly I1ne of $aid L'l[ I: ~heJlcc. nllmg snid somherly <;:-:,enSlon ::llld saiJ
\\eSledy lir.e ofLo! I.
'~'I :-;(i0'27'09-'E. 8.\] .06 h:>~; to u point. r~larking: the soulh~\C'~tcd: comer of.1
ril[cel c,f l:;nd de~::;ribd in [)c<)d In~'.ru[l1ent No. 101118387: ;hC':llce. a1,'ng [he
;wJlh<::rl~ and wes!erl: lines of saId pitree!. lhc foHowing courses.
;' i S.S90.P "-L.r'E. 27~O(' 1<:'-1 [Q pornt; ther.:e.
f)\ >i.lIlj'lTi)L)"c. C\SQ.t;O feel;o a p~'lt:t lm the nonherl: line ofsuiJ l.a; L
th.;t1L:~. along :said nCrih~rl! lin~,
: [ ;.~ulj.- ",,. r>:ii.;';i 5-'. R \ ~_ "I' 1,\1\ ",-(''1 I;,L R.[Z!)~ I- ':'.j.~h..l. .~I.'';'
IlorSE . COfeR .1'.-\1.:2,[, . CALDWELL
Exhibit C - Page [
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
\)
TOOTHMAN-OHTON ENGINI~ERI"'G COMPANY
cJ
Exhibit C - Page 2
!',oiect (:51187
fhi;;' J ;:mua,.\ ] .::..:' [;\)6
2~i~1,e 2 'Of::
-, "" 90 'I . , - HI- . - r, - ". .
'i..::> 't -~ :.;.J '1) ~"l kct to n l(lund l 'Trcbm ..\ ilb plll:.l!": cap. m~tKlflL'
Ti:.: north\~ ::;:.lceJ: corner ur I,m] O. B:ock I Bnm,jl St:bch \ l;'."'I"1' Il1el'.Ct'. "!(',n,,
Ik ',\CSI:.:rly Jine L,:'lOIS I; th''JlIf!.h to. Bloct.. I of said Brand'. S"I'd1\ J,:wn .
8J S i:(\'-18'~~;'\\. 90).:1'; led 10:1 t"r,jr:l; t:1C1Kt:, alDng the sOlllh~rh' 1:1:<: (If,,,jd
[.,'J ,') ;'lEd tm: ',o\lih,;-rh li:1e (if 1.01 .5. Bluck I of soi(ll:kmJ: SUbliil i>,~\r:.
'.Ii S~'jo5{i' J')H[.. .14 [2(, leer l(\;; pom,: thC,lce" along lhe easterly llne!)j scuc
LOlc ..;,
1 Vi J\ ,i"JIY4 T 29'"1:-: ,I %.40 jt:t't to" point: thence. along the sowhcrly lllle of L.,ts
~ :md J. lJluck 1 of said Bmndt Sllbdivi!,j(Jn. - .
II} S.8,)a12'JI'T. 498.61 feeL to the ccnledmc ofN. l.inder Road: [hence <lion:.!
,;aid ccmcr!ine. -
12) S.OI)Q47"2i)'\\'.. 605.00 feel 10 ihc (,()[NT OI~ BEGI~I;"!G.
CONrAINING 58.56 acres, more or less
SUB,n::Cr TO <Ill Cu\enams. 1{lghL'i, RiglHSoof- \~!a)'. EaSCIl1Cnl~ of Kecord .lnJ an'.
Lll(;lImbr~nce~ '
I~ .>':'1'1 ~ 'L:" ?;i'..:~ ::n '.{\ I--Y :;-'.\? :-\Lrp-i \.:,. :::tEl{ '!'-.( \-r\.7. \ .~~-{,.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Exhibit C - Page 3
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CfTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
T'rojecl}iu; 05D87
Dat(: Ucc<:mbcr Hi, :WO~
t'at.~t:: 1 ofl
TOOTHMAN~ORTON ENGINEERING COMPANY
C()NSUJ.;flNG EN(,INlillRS. SURVEYORS ANTI f'L-\Nl'.'ERS
'l:177 u IlHo[N BUULEVARD
i'lO:SE, IIJAHO IlJJl4.;:OOS
:JfJ{! J~'3 ~)fln ... h\X :'U':I3--3~]-J3~lr;
Lo!>e~lIOt1'nEr:~~'.(<.(:lltl
l!:XUillIT "A"
Land Descriplion [or RA Rt::F.rme
A parcel ofland located in the S 1J, of the SE y.. of Section 23, TO\'<11Ship -1 North,
R::loge 1 West, Boi:;c M<:ridillil, Ada County, Idaho, being a porttOIl oj'Lot I. Block] of
RR AND"!' SOUDNISION, descrihed a~ !(}]Io',vs:
COiVl1"lENCL'1(; at a poinl, I1m,king the comer comnwn to Sections 23.24.25 ~1l1d
16, Township 4 North, .R~1nge 1 West, Boise ,Ykridian, from wllidl rhl':: '/., COTr1erCOlnmOll
to said Sections 23 Hno 26 bClU'$ N.89038'47"W., 2629.97 feet; th\::l1ce, along the line
common 10 said Sectioll& 23 <U1d 26,
A) N,R90:H~'.j. T'W., 2596.91' f,~ci to a point on the southl::rly extension of the
We!iL::rly line of said Lot 1, Block 1 of BRANDT SL;!3DI VISJOt\~; r.h~f\<':t'. ,dUllP
said somberly ::xtenslon tbereofallu the westerly line of silid Lot L
B) N.oon27'09"E., 381.17 reel to the POL"lT OF BEGH\lJI.,'TNG; th..:ncc, COlHhlllinp,
along "aid w.:stcrly line,
I) N,QQn27'09"E., 459.69 feet; thence, along the southerly and easterly line of ;'1
parcel (If land de~crib(;d in Deed Instrument No. ] 0 I] 2&387, records of Acta
COUtlty, IdilllO, the following courses;
2) 5,89041' 4S"E., 272.00 feet, thcm:e,
3) N,OO"27'09"R, 480.00 Ie::cl to the northerly line of .~aitl Lot I; thclK:e, along
said northerly line,
4) 389"41 '45"E., 1393. J 4' to the northweslt:rJy comer of Lot 10, DIock I,
BRANDT SUBDfVlSION; lncncc. along the \\'esterly line of Lots 10.9. S. 7,
and 6. Wack 1 of said subdivision aud the southerly extension thereof,
5) S,QO"4S'23"'V., 939.88 feet; thence,
G) N.89041 '25"W.. 1659,341eet to the POiNT OF BEen'.NING,
CONTAINING; 32.86 Acres, more or (ess.
SUB.TEeT TO: All covenants, RighL~, Rights-of-Way, Ea.~ernetlIS of Records and any
Ene umbrances.
H-'f.l5lIS'/W,Pfil"'lISURVEY\l:':>:hA.!l-,\ REZONE P,SCRll'rlON d""
BOTSE . COF.(.'R ;)'AI.E[\,1,: . CALDWt:;Lf.
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TOOTHlriAN-OltTON ENGINEERING COMPANY
COl';SULTl~G f':NQlt'o.'ill:RS, SURVEYORS AND PI ANNEkS
9777 CHINO ~N \lOU LEV,~RD
R01SE.ID,~HOa'l7H lWtI
2ml.12~.~;:~~ . f.'\X JOfl J211J9'J
OOS!:'..r.,11UIII1t:r'(fl,';:0:1)
PrujC\;[ K(l; 05087
Dale: JUlle 1,2006
Page: I of \
.l!:XHlBIT "A"
Land Description for TN-C Re%one
1\ parcel of 1a.'1d locatt:d in the S Yo, of the SE % of Section 23. T()'I.\'nsl1ip 4 North,
Range] West, BOl~e Meridian. Ada County. Idaho, being a PQrtion of 1.0[ I. Block I of
BRA.NOT SUBDIVrSlON. described as follows:
COM1"1ENCL....G (It a point. marking the comc::r common to Sections 23,24, 25 alla
26, Towmh.ip 4 '\'onh, Rnnge 1 West, Boise Meridian, from which the 'Ii corner common
III said Scctions 23 and 26 bem,: N.R9Q38'47"W., 2629.97 feet; thence.. along the line
common LO said Sea.:llon.s 23 and 26,
A) ~.g9"3ll:'4 7"W., 498,62 feet 10 the POINT 01" BF.GfNNING, thence, continuing
along sa.id common line (also the cenlerlin~ ufW. Chindcn Boulevard),
I) N.&9"38 '47"W., 2098.35 feet to a point on the sO\lthcdy cxtenslon oflhe
westerly line of said I.ot l; thence, along said southerly extension :md said
westerly line of Lot 1,
2) N.OO"2?'09".E., 381.37 feet; thence, leaving said wesIerly line,
3) S. 89Q41 '25"E., 1659.34 feet to II point all the southerly extension of the
westerly line ofLut 6, Block 1 of said subdivision; thence, along said
southerly extension,
4) N.OOQ4S'23"E., 35.95 feel to the southwesterly comer of said Lot 6: thence,
along the southerly line of said Lot 6 :h'1dthe southerly line of Lot 5. Block 1
of said subdivision,
5} S.8gQ50'33"E.. 441.26 teet Lo U1C southeasterly comer o[said Lot 5; thence,
along the southt:rLy extension of the easterly line of said tOl 5,
6) S.OQ"'47'29"W., 412.41 feet to the POINT 0[" BEGINNING.
CONTAINING; 18.75 acre5, more or less.
~UBJECT TO: All covenants, Rights, Rights-i}f- Way, Easements of Records and any
Encumbrances,
H. '<l50F.W?li:<,,~\:i{VF.'r;F_<ILVrN.C REZONE nf;$CR:PliON 2.J~
B01SE . COEl1R d',\LENE . CAU)\VELL
Exhibit C - Page 5
CITY OF MERfDfAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TOOTHMAN-ORTON ENGINEERING COMPANY
CON1>1.n.Tma ENOll\'EERS, SURVnORS AND PLANNERS
9777 (HINVEN 80tH NARD
HorSE. ID"HO 3171 ,1'~O\)B
lon.U3-2.263 . P.\ ?na.nJ.~J9"
oois(!{l'I""'woo.com
Pruject No: 05087
Dale' June I, 2006
Page: I of 2
gXIllBIT "1\"
l~nd Description for C-C ReZIHle
A parcel oHand located in the S Y1 of1he SE lj, ofSecllon 23, ToviTlship" North,
Runge I "V~sl, Boise Meridian, Ada COLUlty, Idaho, being a portion ofT.ot I. Block lof
BRANDT SLBDTV1SION, and alllhal parcel of hmJ, as shown on a Record of S'Jrvey,
recurded as rn~lrHment No. 940i9392, records of Ada County, Idnho, described liS
follow~.
BEGINNING at a pain;, marking the comer common to Sections 23, 24,25 and 26,
Township 4 North, Runge: 1 West, Boise Meridian, from which the v.. comer curnmon to
said Sections 23 and 26 bears N.89"3&'47"\V., 2629.97 fec~ thence, along the line
common 10 ,aid Sections 25 and 26,
I) S.OW54' 56"\""., 0.1 () feet to D. point on a cw-ve, marking the centerline of W
ChinJ<;n. Boulevard; thencc, along said centerline, nQn~W1genl with the previous
course;
2) Northwesterly along said curve to the left, having antdius of34,377.4B fect, an
arc kllgth ot'80.B9 feet, through a centroJ angle of 00"0&'05", and a I,:hord bearing
and distance ofNJ!9"34'44"W.. 80.&9 feet to n point oi'tangeney; thcnce.
continuing ilJong said centerline,
J) ~.89"38'4TW., 417.73 feet to a pl'lint on the southerly extension ofthe westerly
line ofLol 5, Biock \ or said subdivision; thence, nlong said southerly extension
thereo!'.
4) N.Ooo47'29"E., 412.41 feet to the southeasterly comer of said Lot 5; thence, along
the easterly line of said Lot 5,
5) N.OOQ4T29"E., 196.40 feet to the southwesterly comer of 1.0( 3, utock 1 of said
subdivision; thence, along !hc sou~herIy line of said 1,0[ 3 and Lol 2, Block 1 of
said subdivi~ion,
6) S890 12'31 "E, 498.61 i~e\ (I> the centerline of N. Linder Road; thence, along said
t:cntcrline,
J':'.r.~~n\'"'pm,,,,\.~I::-tVl!Y\tili,\-C.C REZONE Df^~CRJl'nUl> L.~oc
P,OIS~; . COl-:L:R !r,\l.f.NE . CALDWELL
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TOOTHMA:'>l.ORTOX E~GINEERrNG COMPANY
J'wjCc.:l No; 05037
Date: Deccmher 27.2005
P~gc: I of 2
7} S.OQ"4T29"W., 605.00 feeL to the EOfNT OF BEGINNING.
CO NTAL'HNG: 6.95 acres, more or less.
SUBJECT TO: AIl covenants, Rigbts, Rights-of-Way. Easements of Records and ~Uly
Encumbrances.
i!\O!O!7\l'.;Pfil..\SURV[;Y\o.:~hA.v.[' REZO:-.lE D!:5CIUPTION ~ dDO
2
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
Exhibit C - Page 8
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 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, I"eview 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;
Council finds that the proposed zoning designations of R-4, TN-C and C-C comply with
the Comprehensive Plan and recently amended Future Land Use Map. Council finds that
the proposed map amendment is in general compliance with an other applicable
provisions of the comprehensive plan. Please see Comprehensive Plan Policies and
Goals, Section 8, of the Staff Report.
2. The map amendment complies with the regulations outlined for the Pl"oposed
district, specifically the pm"pose statement;
Council finds that there are several uses that are aUowed and conditionally allowed
within the requested zoning districts ofTN-C and C-c. If the applicant complies with the
conditions outlined in the development agreement, and receives design review approval
for the future buildings, Council finds that the proposed commercial lots/districts will be
in compliance with the regulations outlined in each specific district The accompanying
plat and proposed development agreement, demonstrate that the land wiH be developed
with lot sizes, uses and other dimensional requirements that conform to the proposed
zoning designations.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment wiU 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 determining this finding.
4. The map amendment shall not result in an advel"se 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 of the City (UDC 11-5B-3.E).
The R-4, TN-C and C-C zoning amendments will provide both residential and
commercial uses in this area. 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. In accordance with the findings listed
above, Council finds that Annexation and Zonin~ of this property to R-4. TN-C and C-C
would be in the best interest of the City.
2. Preliminary Plat Findings:
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-malting body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designations for this property as shown on the
Future Land Use Map. Council generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan and the UDC.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details. )
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services fOl- the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions 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 featm"es.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. 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 maj or importance.
3. Private Street Findings:
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1. The Design of the private street meets the requirements of this AI'ticle;
Council finds that the design of the private streets meets the standards as set forth in UDC
11-3F-4.
2. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
Council does not anticipate any hazard, nuisance or other detriment from the private
streets if they are installed and maintained as designed, and comply with the UDC.
3, The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
Council finds that the use and location of the proposed private streets will not conflict
with the comprehensive plan or the regional transportation plan. ACHD has reviewed the
private street request and is supportive.
Exhibit D - Page 3