HomeMy WebLinkAboutNapoli Subdivision AZ-06-024 PP-06-023
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 10.17 acres from RUT (Ada County) to R-2
(Low-Density Residential) and R-4 (Medium Low-Density Residential), AND Preliminary
Plat approval of 26 single -family residential building lots and 3 common lots on 9.44 acres,
by Kevin Harris and Sabrina Whitehead.
Case No(s).: AZ-06-024 PP-06-023
For the City Council Hearing Date of: August 15, 2006 (Findings on September 12, 2006
City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 15,2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of August 15,2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August
15,2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of August 15, 2006 incorporated by reference)
B. Conclusions of Law
1. 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. S67-6503).
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 ~
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-024 and PP-06-023
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
iIIlpu~e 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, whieh
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Publie Works Department and any affected
party requesting notice.
7. That this approval is subject to the REVISED Le!!al Description, Preliminary Plat,
and the Conditions of Approval all in the attached Staff Report for the hearin!! date
of Au!!ust 15, 2006 incorporated bv reference. The conditions are concluded to be
reasonable and the applicant shall meet such reauirements as a condition of
approval of the application.
C. Deeision and Order
Pursuant to the City Council's authority as provided in Meridian City Code S 11-5A and
based upon the above and foregoing Findings of Faet which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated July 24,2006 is eonditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of August 15, 2006 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month 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 of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in sueeessive 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, maybe considered for
final approval without re~ubmi~~iun fur preliminary plat approval. Upon writtr.:n requr.:st
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Direetor 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 Couneil may require the preliminary plat, combined preliminary and
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S) AZ-06-024 and PP-06-023
final plat or short plat to comply with the current 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 eonditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not morc than
twenty-eight (28) days after the final deeision concerning the matter at issue. A request
for a regulatory 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 aetion 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 permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of August 15,2006.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASF NO(S) AZ-06-024 and PP-06-023
By action of the City Council at its regular meeting held on the
~1'7'~ ,2006.
12 t!:- day of
COUNCIL MEMBER SHAUN WARDLE
VOTED
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COUNCIL MEMBER JOE BORTON
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
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COUNCIL MEMBER KEITH BIRD
VOTED
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
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Copy served upon Applicant, The PI~fmm~~x.neiit, Public Works Department and City
Attest:
Attorney.
ByjClJ1~MLW
City Clerk
Dated: q -14-0lD
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-024 and PP-06-023
CITY or MERIDIAN PLANNING DEPARTMENT STArr REPORT rOR THE HEARING DATE or AUGUST 15,2006
STAFF REPORT
Hearing Date: 8/15/2006
(Findings approved on 9/12/06,
reflect 8/15/06 hearing)
Mayor and City Council
Jenny Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Napoli Subdivision
AZ-06-024
Annexation and Zoning of 10.17 acres from RUT (Ada County) to R-2 (Low-
Density Residential) and R-4 (Medium Low-Density Residential).
PP-06~023
Preliminary Plat approval of26 single-tamily residential building lots and 3
common lots on 9.44 acres in a proposed R-2 and R-4 zone, by Kevin Harris
and Sabrina Whitehead.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants Kevin Harris and Sabrina Whitehead, representing P&C Development Inc., have
applied for Annexation and Zoning (AZ) to R-2 (Low-Density Residential) and R-4 (Medium
Low-Density Residcntial) for 10.17 acrcs of property currently zoned RUT in Ada County. The
site is located on the east side of Eagle Road and south of Zaldia Lane. The existing structures on
this site will be removed.
2. SUMMARY RECOMMENDATION
The subject applicatiuns (AZ amI PP) wt:n: submittt:u tu the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval
for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval ofthe proposed Napoli Subdivision (AZ-06-024 and PP-06-023) with
the conditions listed in Exhibit B of the StaffReoort. On June 15,2006 the Planning & Zoning
Commission voted to recommend approval of the subjeet applications. City Council heard the
items on Julv 18. 2006 and continued the heariDlZ to Aue:ust 15. 2006 to e:ive the applicant
the opportunity to hold another neie:hhorhood meetine: and reflect upon the Council's
advice to provide more transitional lot sizes between rural and urban densities.
The apolicant submitted a revised preliminarv plat. dated Aue:ust 9. 2006. The revisions
included increasine: the lot sizes alone: the eastern and southeastern portions of the
development from 9,000 to a minimum 12.000 square feet, with the lare:est lot beine: over
18.000 square feet. Lots 2-9. Block 3 also meet the UDC standard dimensional
requirements for the R-2 zone. Staff has also amended Condition 1.1.5 in Exhibit B to
require six-foot tall perimeter fencine: around the development, as ae:reed upon hv the
develooer at the Council meetine:.
a. Summary of Commission Public Hearing:
i. In favor: Kevin Harris (Applicant's representative)
ii. In opposition: Bradford Deadman, Don Morgan, Phil DeAngeli, Prank
Shoemaker.
iii. Commenting: Shari Lewis
Napoli Subdivision AZ~06-024/PP-06-023
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or AUGUST 15, 2006
IV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: C. Caleb Hood
b. Key Issues of Discussion by Commission:
i. Density and Comprehensive Plan designation
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Staff Issue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Approve
I move to approve File Numbers AZ-06-024 and PP-06-023 as presented in staff report for the
hearing date of August 15, 2006 with the following modifications: (Add any proposed
modifications. )
Deny
I move to deny File Numbers AZ-06-024 and PP-06-023 as presented during the hearing on
August 15, 2006 for the following reasons: (You should state specific reasons for denial of the
annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-06-024 and PP-06-023 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 4280 S. Eagle Road; on the east side of Eagle Road and south of
Zaldia Lane in Section 28, Township 3 North, Range 1 East
b. Owners:
F&C Development Inc.
4280 S. Eagle Road
Meridian, ill 83642
c. Applicant:
Kevin Harris
Briggs Engineering, Inc.
1800 W. Overland Road
Boise, ill 83705
d. Representative: Kevin Harris, Briggs Engineering, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting conClUTent approval for
Annexation and Zoning of the subject 10.17 acres to R-2 (Low-Density Residential) and R-4
and Preliminary Plat approval of ;W 26 single-family buildable lots and 3 common lots on 9.44
acres. All of the homes within the development are proposed to be single-family detached. The
average lot size in the proposed development is 9-;49; 10,585 square feet. The gross density of
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STArr RePORT FOR THE HEARING DATE OF AUGUST 15, 2006
the project is J-:Q.+ ~ dwelling units per acre. Approximately 13.5 percent of the site is being
set aside for open space.
1. Date of Revised preliminary plat (attached in Exhibit A): 3/21/06 7/24/06
2. Date oflandscape plan (attached in Exhibit A): 3/24/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation 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.
b. The subject application will in fact constitute a preliminary plat a>: detennined hy 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: May 29th and June Ith, 2006 (for P & Z Commission
hearing) and June 26th and July 10th, 2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: May 19t\ 2006 (for P & Z
Commission hearing) and June 23rd, 2006 (for City Council hearing).
e. Applicant posted notice on site by: June 5th, 2006 (for P & Z Commission hearing) and
July 8th, 2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): All existing structures are to be removed prior to construction.
b. Description of Character of Surrounding Area: This area contains low and medium low-
density residential developments, a proposed medium density subdivision, and a mix of rural
parcels in Ada County,.
c. Adjacent Land Use and Zoning:
1. North: Kingsbridge Subdivision phases #1-2, zoned R-2
2. South: Martinel Subdivision, zoned RUT (Ada County)
3. East: Zaldien Zerua Subdivision, zoned RUT (Ada County)
4. West: Future phases of Messina Meadows Subdivision, zoned R-8
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property would sewer to mains extended in S. Eagle
Road by Kingsbridge Subdivision to the north.
Location of water: This property would extend water service from mains in S.
Eagle Road extended by Kingsbridge Subdivision to the north.
Issues or concerns: The need for an off-peak pumping station.
2. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse
through this site. All open irrigation ditches, laterals and canals, shall be tiled when
this property develops.
Napoli Suhilivision AZ-06-024/PP-06-023
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TilE HEARING DATE OF AUGUST 15, 2006
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-2 (Low-Density Residential) and R-4 (Medium Low-Density
Residential)
5. Size of Property: 9.44 acres
f. Subdivision Plat Information:
1. Residential Lots: ~26
2. Non-residential Lots: 0
3. Total Building Lots: ~26
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: ~29
7. Gross Density: J..:.Q.1 2.75 units per acre (net density is ~ 3.78 d.u./acre)
8. Minimum House Size: single-story: 1,600 square feet
two-story: 2.200 square feet
g. Landscaping
1. Widlh u[sln,t;l bu[[t;r(s):
25 [t;t;l un Eagle Road
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.14 acres/13.5%
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC ll-3A-17E).
h. Amenities: Parkways with detached sidewalks.
i. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
j. Proposed and Required Residential Standards:
R:l
Setbacks Proposed Required
Front/Street Side Living Area N/A 20
Side Accessed Garage N/A 20
Front Accessed Garage N/A 20
Interior Side N/A 7.5 per story
Rear N/A 15
Frontage 80 80
Lot Size 12,000 12,000
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF AUGUST 15, 2006
R-4
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) N/A
Front ACl,;t:sst:u Garage (to sidewalk) N/ A
Side
Rear
Frontage
Lot Size
N/A
N/A
60
8,300
k. Proposed and Required Non-Residential: N/ A
Required
15
20
5
15
60
8,000
1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct
public streets, S. Palatino Avenue, E. Tindaris Street and S. Martino Avenue. The applicant is
converting a private street (E. Zaldia Drive) to a public street by constructing a 50-foot wide
section of roadway and dedicating it to ACHD. The applicant is stubbing east along their
northem property line, parallel to Kingsbridge Subdivision. The applicant is also proposing to
provide a public street stub (S. Palatino Avenue) to the Martinel Subdivision to the south. All
of the internal streets (excluding Zaldia Lane extended) are local streets with 36-feet wide
street sections (measured back of concrete ribbon curb to back of concrete ribbon curb) and
contain 4-foot wide detached sidewalks within 60-feet of right-of-way. Staff is generally
supportive of the proposed street system. ACHD has submitted comments and conditions back
to the City for this project. ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On May 26,2006, ajoint agency and departments meeting was held with service providers in this
area. The agencies and departments prescnt include: Meridian Pire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "MedilUll Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes ~ 26 single-family lots on 9.44 acres for a gross density of ~ 2.75 dwelling units/acre
anu a nt:t <knsity of 3.78 dwelling units/acre. The proposed density complies substantially with
the anticipated density for this area.
Council finds the following Comprehensive Plan policies to be applicable to this property and
apply to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact. it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
Napoli Suhrlivi~ion AZ-06-024/PP-06-023
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THb HJ::AKlNG DATE OF AUGUST 15,2006
· 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 Qlfice.
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 Cuunty Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Ohjcctive A, Action 3 - Consider "Accommodating Bicycle aUll Pe;:ue;:slrian
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 recunstructiun projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat pmpose.~ to extend the one stub street currently provided to this
property from the east. In addition, one stub street is being proposed to the south parcel that is
currently zoned in Ada County RUT, which staff anticipates will re-develop in the near future.
Staff believes that the applicant has done a nice job of connecting and extending the existing
private lane by converting it to a public street as well as providingfor future connectivity to the
east and west.
Chapter VI, Goal II, Objective A. Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a jetH" six-foot tallfence around the northern and western
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 6
CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of AUGUST I), 2006
sides of the development, along the street buffers and a six100t tall closed fence around the
eastern and southern boundaries of this development. Prior to house construction, fencing should
be r.:umtnu:ted around the perimeter of this site. See Analysis below and Exhibit B for more
information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct four-foot wide, detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties. Staffis supportive of the proposed
pedestrian connections.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposin~ a residential zone. Council finds that the existing single-fami(v
residential properties to the north, south, east and west, are compatible with the proposed
development.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing low density residential land uses to the north, east
and south. The applicant is proposing to mnstruct a six-foot tall privacy fence around this
development to screen this subdivisionfrom the larger parcels. Further, the larger lots in the
subdivision are on the perimeter of the development, providing a transition from the large county
parcels to the internal smaller lots. Council finds that the proposed.fencing should provide
enough screening between the proposed urban development and the rural residences surrounding
it. Staffrecommends that the Commission and Council rely on any written or verbal testimony
provided from neighbors when determining if additional screening or more transition in density
is appropriate.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2A-2lists single-family detached
homes as permitted uses in the R-4 and R-2 zoning district.
b. Purpose Statement of Zone:
The purpose of the residential districts is to provide for a range of housing opportunities
Napoli S\Jhdivi~ion AZ-06-0?4/PP-06-023
PAGE 7
CiTY OF MERIDiAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARiNG DATE OF AUGUST 15,2006
consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian
water and sewer systems is a requirement for all residential districts. Residential districts
are distinguished by the allowable density of uwdling units per acre and corresponding
housing types that can be accommodated within the density range.
c. General Stanuarus: All uf the proposed lots comply with the standard street frontage and lot
size requirements of the R-4 zone established in the UDC. In the proposed R-2 zone. Lots 2-
9. Block 3 comnlv with the standard street fronta!!e and lot size requirements of the R-2
zone established in the unc. No dimensional modifications are being requested for the
proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 and R-2 zone is appropriate for this
property. Please see Exhibit D tor detailed analysis of the required faets and findings
for annexation.
The annexation legal description submitted with the application (stamped on Mareh
23, 2006 and revised September 7, 2006 by Wayne K. Barber, PLS) shows the
property as contiguous to the existing corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Densitv/Ooen Soace: As noted previously in this report, this area is designated for
medium density residential uses. Medium density residential areas are defined as three
to eight dwellings per acre. The submitted plat has a gross density of J.:.W. l.1S.
dwelling units per acre. There are existing rural lots to the east and south of this site.
UDC 11-3G-3AI requires at least 5% of the total land area to be set aside for common
open spaee in single-family developments. Parkways and street buffers as designed by
the applicant do count towardfl the open flpace requiremenL
Landscaoimr: The landscape plan prepared by Jensen Belts, Associates, on 3/24/06, is
approved with the following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 13.5% (1.14 acres) of the site for open
space, as proposed.
. Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 15, 2006
Stub Streets: The applicant should be required to extend a public stub street east
(currently a private street, E. ZaIdi a Lane), and provide a public stub street to the
Martinel Subdivision to the south as proposed.
Existinl! Residences/Buildinl!s: The site currently contains residential and out-
buildings. All existing buildings shall be removed as proposed.
Fencing:: The applicant is proposing to construct fffiH: six-foot fence along the entire
perimeter of the site. A detailed fencing 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 /multi-use fencing shall be
designed according to UDC 11-3A-7.
Common Areas: Maintenanee of all common areas shall be the responsibility of the
Napoli Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC 11 ~3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided shall be covered.
Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the eulinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the fmal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
024 and PP-06-023. with the conditions listed in Exhibit B of the Staff Report for the hearing
date of AUl!Ust 15. 2006. On June 15. 2006 the Meridian Planninl! & Zoninl! Conunission
voted to recommend aoproval of the subiect apolications with the conditions listed in Exhibit
B.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 3/2 4/Q~ revised 7/24/06)
2. Landscape Plan (dated: 3/24/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
Napoli Subdivision AZ-06-024/PP-06-023
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNU DATE OF AUGUST 15,2006
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description (revised September 7, 2006)
D. Required Findings from Unified Development Code
Napoli Subdivision AZ-06-024/PP-06-023
PAGEl 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT fOR THE HEARING DATE Of AUGUST 15, 2006
A. Drawings
1. Preliminary Plat (dated: 3/24/06 revised 7/24/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY i8, 2006
B. COllllitium; of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIJ\.1INARY PLAT (PP-06-023)
1.1.1 The preliminary plat labeled as Sheet 1 of l, prepared by Briggs Engineering, Inc., dated revised
Marea 21 July 24, 2006 is approved, with the conditions listed herein. All comments and
conditions of the accompanying Annexation and Zoning (AZ-06-024) application shall also be
considered conditions of the Preliminary Plat (PP-06-023)
1.1.2 The landscape plan prepared by Jensen Belts, Associates on 3/24/06, IS approved with the
following modifications/notes:
· Per UDe 11-3G-3A, set aside at least 13.5% (1.14 acres) of the site for open
spaee, as proposed.
· Per UDe 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDe 11-3B-14.
Where the applicant has suhmitterl a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the tinal plat application(s).
1.1.3 Extend E. Zaldia Lane east as a public street, and provide a public stub street to the Martine!
Subdivision to the south as proposed.
1.14 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, reloeated or made to conform to city code,
prior to signature ofthe final plat by the City Engineer.
1.1.5 Provide a fem: six-foot tall fence around the perimeter of the development, as proposed. A
detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is
not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the pcrimctcr. Pcrimctcr, common open space, and micro-path
fencing shall be designed according to UDC 11- 3A-7.
1.1.6 Maintenance of all common areas shall be the responsibility of the Napoli Home Owners'
Association.
1.1.7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural watelWay,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
Exhihit B - Page 1
CITY OP MERIDIAN PLANNiNG DEPARTMENT STAPF REPORT POR TilE ilEARiNG DATE OP JULY 18,2006
1.1.8 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-023)
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 fmal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under UDC ll-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of fmal 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.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned willi
Kingsbridge Subdivision. The applicant shall install mains to and through this proposed
development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if eover 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 Speeifications.
2.2 The applieant shall be responsible to install a temporary off-peak pumping station in a location
coordinated with the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department. The design shall include communication
capabilities that are consistent with the City of Meridian's SCADA system. Ifnew information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.3 Water service to this site is being proposed via extension of mains planned by Kingsbridge
Subdivision. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.4 As part of the City of Meridian's "to and through" policy the applicant shall be required to install
water and sewer mains along their frontage in S. Eagle Road if at the time of their construction
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
plan submittal is has not been installed by other developments.
2.5 The applicant shall be required to upgrade the water line in Zaldia Drive to 12-inch to comply
with the City of Meridian's master water plan.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 The applicant has indicated Nampa and Meridian hTigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary souree_ If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.9 All existing structures spanning lot lines or not meeting the dimensional standards ofthe UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.11 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.13 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for tllls subdivision shall be recorded, prior to applying for building permits.
2.14 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amelllties, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.15 All development improvements, including but not linllted to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of oceupancy.
2.16 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.17 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF mLY 18,2006
may be required by the Environmental Protection Agency.
2.19 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.20 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstrueted sidewalk access.
2.21 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.22 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
2.23 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Publie Works Department. Height for 100 watt fixtures is 25-feet; height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersection~ anrl/or fire hydrant~. Final de~ign location~ and quantity are detennined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and pennit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a [rre-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings will require a fire flow of 1500 gallons per minute. Fire hydrants shall be placed an
average of 500 feet apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe frre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fin: hydrant markt:rs shall bt: pruvided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible constmction is brought on site.
3.6 The proposed 29-10t subdivision with an estimated 2.9 residents per household would have a total
estimated population of 84.1 residents at build out.
Exhibit B - Page 4
CITY 01' MERIDIAN PLANNING DePARTMENT STArr REPORT rOR THE HEARING DATE or JULY 18,2006
3.7 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as
measun:u by an approved route aruund the exterior uf the fa",ility or building, un-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. Ada County Highway District
Site Svecific Conditions ofAvvroval
1. Construct E. Zaldia Drive as a 36-foot street section to align with E. Mona Lisa Drive to the west,
within 50-feet of right-of-way as a residential collector with vertical curb, gutter, and as-foot
eoncrete sidewalk. Parking is not allowed on E. Zaldia Drive, and the applicant should provide a
sidewalk easement for any sidewalk located outside of the right-of~way.
2. Construct a 5-foot detached meandering sidewalk along Eagle Road to be located no closer than
41- feet from centerline. Provide ACHD with a sidewalk easement for the sidewalk if it is located
outside of the right-of.way.
3. Construet the site's internal streets (S. Palatino Avenue, S. Martino Avenue, and E. Tindaris
Street) as 36-foot street sections with roller curb, gutter, 4-foot detached sidewalks, and 8-foot
planter strips within 60-feet of right. of-way.
4. Construct the stub street to the east, E. Zaldia Drive, as proposed
5. Construct the stub to the south, S. Palatino Avenue, as proposed.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JULY 18,2006
6. Comply with all Standard Conditions of Approval.
Standard Conditions or Avvroval
1. Any existing irrigation facilities shall be relocated outside ofthe right~of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right -of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
bUIllt: by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Serviees at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387.6258 (with file numbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Serviees procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformanee with all applicable
requirements ofthe Ada County Highway District prior to District approval for oceupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway Distriet Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damagcd by the applicant. The
applicant shall be required to eall DIGLINE (l-800-342~l585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact AGIO Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the terms and conditions ofthis approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use ofthe property which is the subjeet ofthis
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF JULY 18,2006
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmcntal Quality: central sewage and central water.
8.3 Rlln~off is not to create a mosquito hreeding problem.
Exhibit B - Page 7
CiTY OF MERiDIAN PLANNING DEPARTMENT ST API' REPORT fOR THE HEARING DATE OF JULY 18, 2006
1/4 CORNER
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c. Legal Description
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FUTURE
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Boundary Uoe.
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E.i.ting Porco' une
I
NAPOU SUBDMSION
ANNEXATION EXHIBIT
BRiGGS ENGINEERING, INC.
C~~.-~S )
--::::::~:::::::::>/
ENGIHEERS Pl.AI\IHERS SURVnORS
1100 W. I)\/'(!\\IIIi) RI)Al) . BOISE, IDAHO !:l7D5 ' (2D1l)J<<-9700
These drQw;iIq~. pr Qny portio('1. tt1.ereoc. 'he\1 I'1Ot be used
on on~ fJ'roj"ol or B:d~I'ISID"~ of t"'j~ Prt.'Jj'=.ct ':.It.cepl I:J.j
wrlth:n oc;lreemcnt frCJ.rn Bri9'9:>: E:ngineenng, Ifle.
LOCATED IN THE SW 1/4 OF
SECTION 28. T.:3N., R.1 E.. B.M.
o~i~/06 DPIA I owe N060212 r SCALE, I".. 300'
HEARING DATE or JULY 18,2006
L.. ....r...rING DEP AR TMENT ST AFf REPORT fOR THE
CITY OF MERIDIAN P ru '"
DESCRIPTION FOR
CITY OF MERIDIAN ANNEXATION
NAPOLI SUBDIVISION
March 2~. 2006
A PARCEL OF LAND BEING A PORTION OF THE RIGHT OF WAY OF SOUTH EAGLE
ROAD, AND ALL OF LOT 3, BLOCK 1, OF ZALDIEN ZERUA SUBDIVISION, AS RECORDED
AT BOOK 81 OF PLATS, PAGES 8183 - 8184, ADA COUNTY RECORDERS OFFICE,
LOCATED IN THE NW 1/4 OF THE SW 1/4 OF SECTION 28, TOWNSHIP 3 NORTH. RANGE
1 EAST OF THE BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWeST CORNER THE SW 1/4 OF SECTION 28, T.3N., R.1E.,
8.M" THENCE S 00"37'09" W 660.65 FEET ALONG THE WEST LINE OF SAID SW 1/4 TO THE
REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION;
THENCE S 89021 '56" E 669.79 FEET TO THE NORTHEAST CORNER OF LOT 3, BLOCK 1,
OF ZALDIEN ZERUA SUBDIVISION, AS RECORDED AT BOOK 81 OF PLATS, PAGES 8183
- 8184, ADA COUNTY RECORDERS OFFICE;
THENCE S 00"34'03" W 661.11 FEET TO THE SOUTHEAST CORNER OF SAID LOT 3;
THENCE N 89"19'35" W 670.39 fEET TO THE SOUTHWEST CORNER OF THE NW 1/4 OF
SAID SW 114 (S 1116 CORNER);
THENCE N 00"37'09" E 660.65 FEET ALONG THE WEST LINE OF SAID SW 114 TO THE
REAL POINT OF BEGINNING OF THIS ANNEXATION DESCRIPTION.
SAID PARCEL CONTAINING 10.17 ACRES, MORE OR LESS.
WAYNE K. BARBER,
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P.L.S.8444
Exhibit C - Page 2
CITY OF MERIDIAN PLANNfNGDEPARTMENT STAfF REPORT FOR THE HEARING DATE Of JULY 18,2006
REVISED
DESCRIPTION FOR ANNEXATION TO CITY OF MERIDIAN
PROPOSED NAPOLI SUBDIVISION
ZONE R.2
September 6, 2006
A PARCEL OF LAND BEING A PORTION OF LOT 3, BLOCK 1, OF ZALDIEN ZERUA
SUBDIVISION LOCATED IN THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF
SECTION 28, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA
COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF SECTION 28, T. 3 N., R. 1 E.,8.M.; THENCE S 00037'09" W
660.65 FEET ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF SAID SECTION 28 TO A POINT; THENCE S 89021'56" E 669.79
FEET ALONG THE CENTERLINE OF E. ZALDIEN DRIVE TO A POINT; THENCE
S 00034'03" W 70.00 FEET TO THE REAl POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE CONTINUING S 00034'03 W 591.11 FEET TO A POINT;
THENCE N 89019'33" W 422.55 FEET TO A POINT;
THENCE N 00038'04 E 100.02 FEET TO A POINT;
THENCE N 45038'04" E 28.28 FEET TO A POINT;
THENCE S 89021'56" E 206.00 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 125.66 FEET, SAID CURVE HAVING A
RADIUS OF 80.00 FEET, A CENTRAL ANGLE OF 90000'00", TANGENTS OF 80.00
FEET, AND A CHORD WHICH BEARS N 45038'04" E 113.14 FEET TO A POINT OF
TANGENCY;
THENCE N 00"38'04" E 390.80 FEET TO A POINT;
THENCE S 89021'56" E 115.86 FEET TO THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION. SAID PARCEL. CONTAINS 2.45 ACRES, MORE OR L.ESS.
PLS 8444
602 1 2-Rcv Annex-R2.doc
Exhibit C - Page :I
CITY 01' MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18, 2006
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Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE Of JULY [8,1006
REVISED
DESCRIPTION FOR ANNEXATION TO CITY OF MERIDIAN
PROPOSED NAPOLI SUBDIVISION
ZONE R-4
September 6, 2006
A PARCEL OF LAND BEING A PORTION OF LOT 3, BLOCK 1, ZALDIEN ZERUA
SUBDIVISION LOCATED IN THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF
SECTION 28. TOWNSHIP 3 NORTH. RANGE 1 EAST. BOISE MER[D[AN, ADA
COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF SECTION 28, T. 3 N., R. 1 E., B.M.; THENCE S 00"37'09. W
660.65 FEET ALONG THE EAST LINE OF THE NORTHWEST 1/4 OF THE
SOUTHWEST 1/4 OF SAID SECTION 28 TO THE REAL POINT OF BEGINNING OF
THIS DESCRIPTION;
THENCE S 89"21'56" E 669.79 FEET ALONG THE CENTERLINE OF E. ZALDIA
DRIVE TO A POINT;
THENCE LEAVING SAID CENTERLINE, S 00.34'03" W 70.00 FEET TO A POINT;
THENCE N 89"21'56" W 115.86 FEET TO A POINT;
THENCE S 00.38'04" W 390.80 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 125.66 FEET, SAID CURVE HAVING A
RAD[US OF 80.00 FEET, A CENTRAL ANGLE OF 90"00'00", TANGENTS OF 80.00
FEET, AND A CHORD WHICH BEARS S 45'38'04" W 113.14 !'-eEl lOA PQIN r OF
TANGENCY;
THENCE N 89.21 '56" W 206.00 FEET TO A POINT;
THENCE S 45038'04" W 28.28 FEET TO A POINT;
THENCE S 00038'04" W 100.02 FEET TO A POINT;
THENCE N 89019'33" W 247.84 FEET TO A POINT ON SAID EAST LINE OF THE
NORTHWEST 1/4 OF THE SOUTHWEST 1/4;
THENCE N 00"37'09" E 660.65 FEET ALONG SA[D EAST LINE TO THE REAL POINT
OF I!lEGINNING OF THIS DESCRIPT[ON. SAID PARCEL CONTAINS 7.72 ACRES,
MORE OR LESS.
WAYNE K. BARBER
PLS 8444
6U212-RcIAnncx-R4.doc
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY i8, 2006
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Exhibit C - Page 6
:\APOLI SuBDIVISION
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SCA_~:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE Of JULY l!:l, 1006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to &-2 and R-4. Council finds
that the proposed zoning map amendment complies with the applicable provisions ofthe
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council fmds that future development of this property will comply with the established
regulations and purpose statement of the R-2 and R-4 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should rely on any oral or
written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-2 and R-4 zoning amendment will provide lots that are similar in nature to
existing subdivisions in the near vicinity, and transitions well to the existing mrallots in
the vicinity. Council finds that all essential services are available or will be provided by
the developer to the subject property and will not require unreasonable expenditure of
public funds. The applicant is proposing to develop the land in general compliance with
the City's Comprehensive Plan. This is a logical expansion of the City limits. In
accordance with the GndiIlg~ li:stt:d abuyt:, Cuunl,;il Gml:s lhal Anllt:xaliuIl and Zunilll!: uf
this orooertv to R-2 and R-4 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making hody 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
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18, 2006
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council fmds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Thc Commission and Council should rely upon comments from the public servIce
providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See finding Items 3
and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for
more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. The Commission and
Council should reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental
problems.
6. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance.
Exhibit D - Page 2