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CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF SEPTEMBER] 9, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 9/19/2006
Mayor & City Council
Jenny V catch
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Silver::;prings Subdivision City Of Meridian
AZ-06-029 City Clerk Office
Annexation and Zoning of9.88 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
PP-06-029
Preliminary Plat approval of29 single-family residential building lots and 4
common lots on 9.88 acres in a proposed R-4 zone, by Reed Kofoed.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Reed Kofoed, representing F&C Development Inc., has applied for Annexation
and Zoning (AZ) to R.4 (Medium Low.Density Residential) for 9.88 acres of property currently
zoned RUT in Ada County and Preliminary Plat approval of 29 single-family residential
building lots and 4 common lots on 9.88 acres. The site is located on the south side of E.
McMillan Road and east of N. Meridian Road. The existing homes on this site will be retained
and the accessory structures on or near Lot 13, Block 1 will be removed.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval
for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Silversprings Subdivision (AZ-06-029 and PP-06-029)
with the condition::; li::;led in Exhibit B of the Staff Report. The Meridian Plannine: and Zonine:
Commission heard these items on Aue:ust 17. 2006. At the public hearioe: they moved to
recommend approval.
a. Summary of Public Hearing:
i. In favor: Ross Erickson
n. In opposition: None
111. Commenting: None
IV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: Caleb Hood, Mike Cole
b. Key Issues of Discussion by Commission:
i. Clarification of ingress-egress easement at East Copper Ridge Street, and why a
stub to this property was not provided.
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
After considering all staff, applicant and public testimony, I move to approve Pile Numbers AZ-
06-029 and PP-06-029 as presented in staff report for the hearing date of September 19, 2006
with the following modifications: (Add any proposed modifications.)
Continuance
I move to continue File Numbers AZ-06-029 and PP-06-029 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s) for
continuance. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to deny Pile Numbers AZ-06-
029 and PP-06-029 as presented during the hearing on September 19, 2006 for the following
reasons: (You should state specific reasons for denial of the annexation and you must state
specific reason(s) for the denial of the plat.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 805 and 905 E. McMillan Road; on the south side of E. McMillan
Road and east ofN. Meridian Road in Section 31, Township 4 North, Range 1 East.
Note: This is a resubdivision of Lot 1 and Lot 2, Block 1 ofthe Crestwood Subdivision No.1.
b. Owners:
Lloyd and Marolyn Wutherich, and W. Leigh Brinkerhoff
905 E. McMillan Road, 805 E. McMillan Road
Meridian, ill 83642
c. Applicant:
Reed Kofoed
228 E. Plaza Street, Suite G 1
Eagle, ill 83616
d. Representative: Ross Erickson, Erickson Civil, 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 concurrent approval for
Annexation and Zoning ofthe subject 9.88 acres to R-4 and Preliminary Plat approval of 29
single-tinnily buildable lots and 4 common lots. All ofthe homes within the development are
proposed to be single~family detached. The average lot size in the proposed development is
1O,998/square feet. The gross density ofthe project is 2.94 dwelling units per acre.
Approximately 9.26 percent of the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 7/19/06
2. Date oflandscape plan (attached in Exhibit A): 7/19/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
Silversprings Subdivision AZ-06-029/PP-06-029
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER I9, 2006
b. Thc subjcct application will in fact cou:slilule a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: July 3rd and July 1 ih, 2006 (for P & Z
Commission hearing) and August 28th and September 11 th, 2006 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: June 23rd, 2006 (for P & Z
Commission hearing) and August 251h, 2006 (for City COlmcil hearing)
e. Applicant posted notice on site by: July 101h, 2006 (for P & Z Commission hearing)
and September 7tl" 2006 (for City Council hearing)
6. LAND USE
a. Existing Land Use(s): All existing homes are to be retained and connected to City water and
sewer services. An accessory structure on Lot 3, Block 1 will be retained and another on Lot
13, Block 1 will be removed.
b. Description of Character of Surrounding Area: This area contains medium low-density
residential developments, Prospector Elementary School and a mix of rural parcels in Ada
County.
c. Adjacent Land Use and Zoning:
1. North: Saguaro Canyon Subdivision, zoned R-4
2. South: Prospector Elementary School and Havasu Creek Subdivision No.4, zoned
R-4
3. East:
4. West:
Crestwood Subdivision, zoned RUT (Ada County)
Cobre (Copper) Basin Subdivision No.4, zoned R-4
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently a sewer main stubbed near this property
through the School site to the south.
Location of water: There is currently a water main in N. McMillan Road.
Issues or concems: The ability to design and install the gravity sewer, whilc
retaining the pressure sewer.
2_ Canals/Ditches Irrigation: There are a few irrigation ditches and drains that travcrsc
through this site. All open irrigation ditches, laterals and canals, shall be tiled when
this property develops.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-4 (Medium Low-Density Rcsidcntial)
5. Size of Property: 9.88 acres
f. Subdivision Plat Information:
1. Residential Lots: 29
Silversprings Subdivision AZ-06-029/PP-06-029 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19, 2006
2. Non~residential Lots: 0
3. Total Building Lots: 29
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 32
7. Gross Density: 2.94 units per acre (net density is 3.52 d.u./acre)
8. Minimum House Size: 1,800 square feet
g. Landscaping
1. Width of street buffer(s): 25 feet along E. McMillan Road
2. Width ofbuffer(s) betweeulanu uses: N/A
3. Percentage of site as open space: 0.915 acres/9.26%
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC 11- 3A-l 7E).
h. Amenities: Parkways with detached sidewalks, four common lots and a multi-use pathway
connecting to elementary school.
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-4
Setbacks (in feet) Proposed Required
Fruul Living Area (to sidewalk) 15 15
Pront Accessed Garage (to sidewalk) 20 20
Side 5 5
Rear 15 15
Prontage 60 60
Lot Size 8,050 8,000
k. Proposed and Reyuireu Nun-Residential: N/A
1. Summary of Proposed Streets and/or Access: The applicant is proposing to comtmct
public streets, N. Silversky Avenue, E. Copper Ridge Street and N. Goldwood Place. The
applicant is stubbing east near their southern property line to the Crestwood Subdivision. All
of the internal streets are local streets with 36-feet wide street sections with rolled curb, gutter
and 4-foot wide detached sidewalks. Staff is reluctantly in support ofthe proposed street
system. During the approval process for Havasu Creek, the City required a stub street to the
eastern property line. However, during the final plat process, the stub was changed and
allowed to be installed as a cross access easement. After consulting with ACHD, staff feels
that we are unable to now require the connection. ACHD has submitted comments and
conditions back to the City for this project. ACHD's conditions are included in Exhibit B.
Silversprings Subdivision AZ-06-029/PP-06-029
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19.2006
7. COMMENTS MEETING
On June 30, 2006, a joint agency and departmenls meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Depilrtment, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Futurc
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 29 single-family lots on 9.88 acres tor a gross density of 2.94 dwelling units/acre. The
proposed density complies substantially with the anticipated density for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 . Require that development projects have planned
for the provision of all public 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:
· Sanitmy sewer and water service will be extended to the project at the developer's
expense.
· The subject lands current(v lie within thejurisdirtion 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 seniced 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 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 Wurks Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center tor 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.
Silversprings Subdivision AZ-06-029/PP.06-029
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19, 2006
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 proposes to provide one stub street to the east parcel that is
currently zoned in Ada County RUT, which staff anticipates will re-develop in the future. Staff
believes that the applicant should provide a public street extending to the west to connect with E.
Copper Ridge St., the Cobre Basin Subdivision stub, for better connectivity to the east and west.
Staff believes that if the proposed subdivision were to take its access from the east and west, that
this could eliminate the access to J:;. McMillan Road.
Chapler VI, Gual II, Obj ecti ve 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 six-foot tall fence around the northern, western and
eastern sides of the development. An existing six-foot tall fence on the southern property
boundary will be retained. The applicant should plan to provide an opening in thef€mce at the
proposed multi-use pathway connection to Prospector Elementary School. Prior to house
construction, fencing should be constructed around the perimeter of this site. See Analysis below
and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct four-foot wide, detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties. The applicant has also proposed a ten-
foot multi~use pathway to connect to Prospector Elementaty School. Staff is supportive of the
proposed pedestrian connections.
Chapter VII, Goal IV, Obj ective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the eXlstzng single-family
residential properties to the north, south, east and west, are compatihle with the proposed
development.
Silversprings Subdivision AZ-06-029/PP-06-029
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land u:st:s Lu 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 is an existing rural residential parcel to the east. The applicant is
proposing to construc:t (.l six-foot tall privacy fence around this development to screen this
subdivisionfrom the larger parcel. The applicant has provided lots over 9,000 squarefeet on the
east side of the development and kept smaller lots to the south and west side. Staff believes that
the property to the east will redevelop soon and that the applicant has considered this in
providing transition and screening between properties. Staff recommends that the Commission
and Council rely on any written or verbal testimony provided jrom neighbors when determining tf
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 jor this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-4 zoning district.
b. Purpose Statement of Zone:
R-4 Medium Low~Density Residential: The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. CotUlection to the City of Meridian watcr and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-4 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Pacts 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 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for
annexation.
The annexation legal description submitted with the application (stamped on May 18,
2006 by Clinton W. Hansen, 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.
Silversprings Subdivision AZ-06-029/PP-06-029
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
Special Considerations:
Densitv/Open Space: 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 2.94 dwelling
units per acre. There are existing rural lots to the east of this site.
UDC ll-3G-3AI requires at least 5% of the total land area to be set aside for common
open space in single-family developments. Parkways and street buffers as designed by
the applicant do count towards the open space requirement. The applicant shall
provide 9.26 % (0.915 acres) open space as proposed.
LandscapilllZ: The landscape plan prepared by Erickson Civil, Inc. on 7/19/06, is
approved with the following modifications/notes:
· Per UDC 11-3A-17E, parkway areas are to be 8-feet wide and contain Class II
trees to be counted as common open space.
· Per UDC 11-3B-IOC-5a, mitigation shall be required for all existing trees
four-inch (4") caliper or greater that are removed from the site with equal
replacement of the total caliper::; lu::;L un ::;iLe up to an amount of one hundred
percent (100%) replacement. (Example: two (2) lO-inch caliper trees removed
may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper
trees, or seven (7) 3.inch caliper trees.)
· Per UDC 11-3B-IOC-6, required landscaping: Existing trees that are retained
or relocated on site may count toward the required landscaping. Mitigation
trees are in addition to all other landscaping required by this Article.
· 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.
· Per UDC Il-3G-3Fl, all common open space and site amenities shall be the
responsibility of an owners association for the purpose of maintaining the
common area and improvements thcrcon.
· 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 ll-3B-14.
Submit copies of a revised lallll:sl,;ape plan, reflecting the changes/notes mentioned
above, with the fmal plat application(s).
Stub Streets: The applicant should be required to provide a public stub street to the
Crestwood Subdivision to the east as proposed. Staff believes that the applicant should
proviue a publil,; sLreet extending to the west to connect with E. Copper Ridge Street,
the Cobre Basin stub, for better connectivity to the east and west and to eliminate the
access to E. McMillan Road. Staff met with the applicant and representatives from
ACHD and the Copper (Cobre) Basin Homeowners' Association regarding the issue
of connectivity between the two developments. E. Copper Ridge Street ends in Cobre
Basin as an ingress-egress easement. This is currently landscaped as a common lot.
Originally, in the preliminary plat stages of Havasu Creek (of which Cobre Basin is a
phase) the road was intended as a stub street for further development to the east. In the
final stages for Cobre Basin however, it was changed to an ingress-egress easement.
The Homeowners' Association did not wish to dedicate the easement as public-right-
Silversprings Subdivision AZ-06-029/PP-06-029
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
of-way for the applicant to connect to E. Copper Ridge Street and take access from the
north to south collector, N. Red Horsc Way. Their concem::; were increased traffic
volume and replacement of the landscaping and pressurized irrigation system of the
common lot.
Existilll! Residences/Buildings: The site currently contains residential and out-
buildings. All existing building::; ::;hall be retained or removed as proposed (see Site
Plan, dated April 4, 2006).
Fencing: The applicant is proposing to construct six-foot, closed-vision fence along
the east and west perimeter of the site. An existing six-foot fence along the south
perimeler will be retained. The applicant should plan to provide an opening in the
fence at the proposed multi-use pathway connection to Prospector Elementary School.
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: Maintenance of all common areas shall be the responsibility of the
Silversprings Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intcrseet, cross or lie within the area
being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the fmal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved spe<.;iIi<.;ations and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommendinl! approval of the proposed Silversprings
Subdivision (AZ-06-049 and PP-06.029) with the conditions listed in Exhibit B of the Staff
Report. The Meridian Plannine and Zoning Commission heard these items on Au!!ust
17. 2006. At the public hearin!! they moved to recommend aDProval.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 7/19/06)
2. Landscape Plan (dated: 7/19/06)
3. Conceptual Development for Crestwood Estates Infill (July 26,2006)
B. Conditions of Approval
Silvcrsprings Subdivision AZ-06-029/PP-06-029
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Silversprings Subdi vision AZ-06-029/PP-06-029
PAGEl 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
A. Drawings
1. Preliminary Plat (dated: 7/19/06)
Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 19,2006
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Conceptual Development for Crestwood Estates Infill (July 26, 2006)
Exhibit A - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER J 9, 2006
CONCEPT DEVELOPMENT FOR CRESTWOOD ESTATES IN FILL
SITUATED IN A PORTION OF THE NE 1/4 OF SECTION 31, TOWNSHIP 4 NORTH, RANGE 1 EAST.
80lSE MERIDIAN. ADA COUNTY. IDAHO
2006
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B. Conditions of Approval
Exhibit A - Page 4
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
1. Planning Department
1.1 SITE SPECII'IC REQUIREMENTS-PRELIMINARY PLAT (PP-06-029)
1.1.1 The preliminary plat labeled as PP.l, prepared by Erickson Civil. Inc., dated July 19, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-029) application shall also be considered conditions of the
Preliminary Plat (PP-06-029)
1.1.2 The landscape plan prepared by Erickson Civil, Inc. dated July 19, 2006 is approved with the
fa llowing modifications/notes:
. Per UDC 11-3A-17E, parkway areas are to be 8-feet wide and contain Class II
trees to be counted as common open space.
. Per UDC 11-3B-I0C-5a, mitigation shall be required for all existing trees
four-inch (4") caliper or greater that are removed from the site with equal
replacement of the total calipers lost on site up to an amount of one hundred
percent (100%) replacement. (Example: two (2) lO-inch caliper trees removed
may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper
trees, or seven (7) 3-inch caliper trees.)
. Per UDC 11-3B-lOC-6, required landscaping: Existing trees that are retained
or relocated on site may count toward the required landscaping. Mitigation
trees are in addition to all other landscaping required by this Article.
. Per UDC 11-3B-SJ-2, there shall be no trees allowed within the twenty-foot
sewer easement being dedicated on Lot 25, Block 1.
. Per UUC 11-3H-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
. Opening to elementary school.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Provide a public stub street to the Crestwood Subdivision to the east as proposed.
1.1.4 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the fmal plat by the City Engineer.
1.1.6 Provide a six-foot tall fence along the east and west perimeter of the development, as proposed.
Provide an opening in the existing southern fence at the proposed multi-use pathway connection
to Prospector Elementary School. A detailed fencing plan shall be submitted upon application of
the final plat. If permanent fencing is not provided before issuance of a building pennit,
temporary construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to tIDe 11-
3A-7.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
1.1.7 Maintenance of all common areas shall be the responsibility of the Silversprings Home Owners'
Association.
1.1.8 Per UDC 11-3A.6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. 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 he reviewed and approved hy the City Rngineer.
1.1.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-029)
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-l 7.
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 ODe 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 pernutted under UDC II-3D.
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 lusing a develupable luL or develupable area. IL is Lhe responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use doeR not relieve the applicant of reRponRihility 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 a main stubbed
near this property in the school property. The applicant shall install mains to and through this
development; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 The applicant shall provide Public Works with a sewer easement through the school property
prior to construction plan approval.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.3 The conceptual sewer plan shows the dead end run being run at aAO% grade. The City of
Meridian requircs dcad runs to be .60%.
2A There shall be no trees allowed within the twenty-foot sewer easement being dedicated on Lot 25,
Block 1. The applicant shall coordinate wiLh Lhe Planning Department to remove these trees and
still comply with all landscaping requirements.
2.5 All manholes not located in the righL-of-way shall have vehicular access for maintenance.
2.6 There is a pressure sewer main that is occupying the existing sewer easement that is not shown on
the preliminary pial. The applicant shall coordinate with the Public Works Department prior to
construction plan approval an acceptable way to design the gravity sewer around the pressure
sewer.
2. 7 Water service to this site is being proposed via extension of mains in E. McMillan Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.8 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.
2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 Prior to final plat submittal the applicant shall revise the situate statement to include Lots 1 and 2,
Block 1 of Crestwood Subdivision.
2.11 The preliminary plat states that the pressurized irrigation system is to be owned by Settler, while
the applicants narrative states it is to be owned by the Homeowners Association. If it is to be
maintained as a private system, plans and specifications will be reviewed by the Public Works
Department as part of the construction plan review. A "draft copy" ofthc operations and
maintenance manual will be required prior to plan approval with the "[mal 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 a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the paymcnt of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.13 Any houses being retained on site must eonncct to City services. The applicant shall be
responsible for the payment of assessments prior to signature on the final plat, and the actual
physical hook-up to the house.
2.14 All existing structures not meeting setbacks and the dimensional standards ofthe UDC shall be
removed prior to signature on the final plat by the City Engineer.
2.15 Prior to signature on the final plat the applicant shall have already vacated the 5-foot interior lot
line utility easements.
2.16 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
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
requirement and comply with all landscape requirements.
2.17 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
neeus to be sufficient to allow for 10 feet of easement past the siuewalk.
2.18 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.
2.19 Prior to plat signature the applicant shall submit documentation that the gravity irrigation
proposed as being removed, is approved by the owner and any end user of that facility.
2.20 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.
2.21 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.22 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.
2.23 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.24 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 fmal plat.
2.25 It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.28 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.29 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.
2.30 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.31 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections anU/or fire hyuranLs. Final design locations and quantity are determined after powcr
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commclll,;ing insLallaLions.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a fIfe-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 fIfe 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 fIfe 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 Y2" outlet tace the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements 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 proj ect.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
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 of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.8 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.
3.9 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.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site tire 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).
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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 applicant shall submit a revised landscape plan that shows adequate nighttime lighting along
the multi-use pathway and common lot, Lot 6 Block 1, walkways and landscaping to direct
visitors to the main entrance and away tram private areas.
4.2 The applicant shall use open fencing along the school site, including Lot 19, Block 1. 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
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 sse has no comments related to this application.
7. Ada County Highway District
Site Svecific Conditions ofAvvroval
1. Construct the site's internal streets as 36-foot street sections with rolled curb, gutter, and 4-foot
detached concrete sidewalks
2. Construct a stub street to thc cast approximately 120-feet north of the south property line as a 36-
foot street section with rolled curb, gutter, and a 4-foot detached concrete sidewalk within 50-feet
of right-of-way. This street should be signed as follows: "THIS STREET WILL BE EXTENDED
IN THE FUTURE."
3. Construct a 5-foot concrete sidewalk no closer than 38-feet from the centerline of McMillan Road
to match improvements to the west (Copper Basin). If the sidewalk is located outside ofthe right-
of-way. the applicant should provide a sidewalk easement.
4. Dedicate either 35-feet or 45-feet of right-of-way from the centerline of McMillan Road abutting
the parcel by means of a warranty deed. A dedication of 35-feet will faciliLaLe roauway
improvements noted in the Capital Improvements Plan, leaving the sidewalk within an easement.
The 45-foot right-of-way dedication would facilitate all roadway improvements, including
sidewalk.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
5. Construct N. Silversky Avenue as a 36-foot street section with rolled curb, gutter, and 4-foot
detached concrctc sidcwalk within 50-feet of right-of-way; intersecting McMillan Road
(offsetting Larkwood Place by approximately 400-feet), as proposed.
6. Any existing driveway access to McMillan Road should be closed to match improvements.
7. Comply with all Stanuaru CunuiLiuns u[ Approval.
Standard Conditions of .AJ2m:.oval
1. Any existing irrigation facilities shall be relocated outside of the right -of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road hnpact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
ubtain written cOllfirmaLiun u[ any change [rom the Ada CuunLy Highway District.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities 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 Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Settlers' Irrigation District
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the Starkey Lateral (20' easement) and the Parkins-Nourse
Lateral (20'easement). 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 S.I.D. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on~site.
9.6 The development must supply irrigation access to all lots within the above~mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
SILVERSPRINGS ANNEXATION BOUNDARY
LOCATED IN THE NE 1/4 OF SECTION 31,
T4N. R 1 E, 8M, ADA COUNTY, IDAHO.
2006
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Exhibit C - Page 2
BASIS OF BE'ARI/VC
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131 E. 5TH ST._ STE. A
MERIDIAN. ID 83642
(Z081288.Z040 1208) 288-2557 rdX
1.N\AM.I.I.andsoJutiOnS.btz
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
Legal Description
Silversprings Subdivision Annexation Boundary
A parcel for annexation purposes being a portion of McMillan Road right.of-way and lots 1 and
2 of Crestwood Subdivision NO.1 as shown in Book 26 of Plats on Pages 1757-1758, Records
of Ada County, Idaho, said parcel being located in the N 'h of the NE Y. of Section 31, Township
4 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as
follows:
BEGINNING at a Railroad Spike monument marking the northwest comer of said N 'h of the NE
Y. (Y. Corner), from which a Brass Cap monument marking the northeast corner of said Section
31 bears N 89"46'54" E a distance of 2632.45 feet;
Thence N 89"46'54" E along the northerly boundary of said N 'h of the NE 11. a distance of
680 77 feet to a point;
Thence S 0"07'17" W along the extension of and the easterly boundary of said Lot 2 a distance
of 664.81 feet to a 518 inch diameter iron pin rnarking the southeast corner of said Lot 2;
Thence S 89047'33" W along the southerly boundary of said Crestwood Subdivision No. 1 a
distanc;;e of 681_53 feet to a point marking the southwest corner of said Lot 1, said point being
witnessed by a 5/8 inch diameter iron pin that bears S 89"47'33" W a distance of 21.29 feet from
the point;
Thence N 0"11'16" E along the westerly boundary of said Lot 1 a distance of 664.68 feet to the
POINT OF BEGINNING.
This parcel contains 10.39 acres and is subject to any easements existing or in use_
Clinton W. Hansen. PLS
Land Solutions, PC
May 18, 2006
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Silversprings Subdivision
Job No_ 06-26
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that future development oHhis property will comply with the established
regulations and purpose statement of the 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. 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 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 thc bcst of interest of the City (UDC 11-5B-3.E).
The 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 rural lots 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 ofthe City limits. In accordance
with the findings listed above, Council fmds that Annexation and Zoning of this property
to 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 body shall make the following findings:
1. The plat is in conformance with the Comprehensiye Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
Exhibit D - Page 1
CITY OF MERlDIANPLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
2. Public services are available or caD be made available and are adequate to
accommodate the proposed development;
Council frods 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 expendihlre of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
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 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 thcir analysis. 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 of which
Council is unaware.
6. The deyelopment preseryes significant natural, scenic or historic features.
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 destmction, loss or
damage of any natural, scenic or historic feature(s) of major importance. 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 of which Council is unaware.
Exhibit D - Page 2